HomeMy WebLinkAbout027-09 NHA Properties, Inc.(dba Housing Nantucket)
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. 0'-,. a~
Owner's name(s): NHA PROPERTIES, INC. (DBA HOUSING NANTUCKET)
Mailing address: PO BOX 3149, NANTUCKET, MA 02584
Phone Number: 508-228-4422
E-Mail: aaron@housinqnantucket.org
Applicant's name(s): (SAME)
Mailing Address: (SAME)
Phone Number:
E-Mail: (SAME)
(SAMF)
Locus Address: 2 CLARENDON STREET Assessor's Map/Parcel: 76.1.4-149
Land Court Plan/Plan Book & Page/Plan File No.: !i004-? I OTS ~_~ p." !iO-FlO
,
Deed Reference/Certificate of Ticle: 21,653
Zoning District LUG-3
Uses on Lot- Commercial: None~ Yes (describe)
Residential: Number of dwellings 2 Duplex
Apartments
Date of Structure(s): all pre-date 7/72
or 2003 (MOVED TO SITE); 2009
Building Permit Numbers:
Previous Zoning Board Application Numbers: NA
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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State below or attach a separate addendum of specific special permits or variance relief applying for:
(SEE ATTACHED ADDENDUM)
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under e pains and penalties of perjury.
SIGNATURE:
Owner*
SIGNATURE:
Applicant/ Attorney / Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on=- / _/ _ By~ Complete~ Need Copies:_
Filed with Town Clerk:_/ _/ _ Planning Board:_/ _/ _ Building Dept.:_/ _/ _ By:
Fee deposited with Town Treasurer:_/ _/ _ By:_ Waiver requested:_ -
Granted:_/ _/ _ Hearing notice posted with Town Clerk:_/ _/ Mailed: / /
I&M _/ _/ _ & _/ _/ _ Hearing(s) held on:_/ _/ _ Opened on :_/ / _ -
Continued to: / / Withdrawn: / / Decision Due By: / /
Made:_/ / Filed w/Town Clerk: / _/ _ Mailed:_/ /--
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM
, \
Applicant is seeking relief by VARIANCE pursuant to Nantucket Zoning By-law
Section 139-32, from the provisions of Nantucket Zoning By-law Section 139-l6A
(Intensity Regulations - groundcover). Applicant is seeking relief in order to validate the
existing groundcover of about 1,514 square feet on a lot that has about 41,485 square feet
of lot area. The locus is situated within the Limited Use General-3 ("LUG-3") zoning
district, with a minimum lot size requirement of 120,000 square feet. The LUG-3 zoning
district allows a maximum groundcover for subminimum lots of 3% (about 1,244.55
square feet) or 1,500 square feet, whichever is greater. In 2006, Applicant constructed a
primary dwelling that contains about 816 square feet of ground cover. In 2008, Applicant
constructed a secondary dwelling that was to contain about 676 square feet of
groundcover. Due to the type of foundation construction, the actual groundcover at
completion is about 698 square feet for a total groundcover of about 1514 square feet.
Applicant is also seeking relief by VARIANCE from the provisions of Nantucket Zoning
By-law Section 139-2 (Definitions - Second Dwellings) that requires that primary and
secondary dwellings maintain a 20% differential as to groundcover. Due to the fact that
the secondary dwelling has a groundcover of about 698 square feet, the two structures
exceed the 20% differential requirement by about 22 square feet. Other than the
aforementioned nonconformities, the primary and secondary single-family dwellings are
otherwise conforming to the dimensional requirements of the Nantucket Zoning By-law.
The lot is a pre-existing nonconforming lot of record.
The Applicant is in the process of closing out the Building Permits and need to validate
the nonconformities after the professional land surveyor reported that the ground cover is
about 14 square feet over the maximum allowed of 1,500 for this lot and the 20%
differential between primary and secondary dwellings is also noncomplying by about 22
square feet. The Applicant is desirous to obtain Certificate of Occupancies for these
dwellings as soon as possible given that the dwellings are used as affordable housing
units for needy families.
Exhibit A:
Included is the original proposed site plan prepared by Jeffrey L. Blackwell, professional
land surveyor, of Blackwell & Associates, Inc., dated July 3, 2008. This plan was
prepared for the Historic District Commission ("HDC") submission for the secondary
dwelling as well as the small about 96 square-foot addition constructed on the primary
dwelling, in order to maintain the 20% differential required between primary and
secondary dwellings. Exhibit A indicates that the proposed maximum ground cover of the
primary dwelling was to be about 815 SF and the proposed secondary dwelling was to
have a ground cover of ~bout 676 SF for a total of about 1491 SF, less than the maximum
of 1500 SF allowed for subminimum lots of record in the LUG-3 zoning district. This
plan was accepted by the HDC and then submitted to the Building Department with
Applicant's application for building permits.
Exhibit B:
Included is the recent as-built surveyed plot plan (the "Plan") done by Jeffrey L.
Blackwell, dated June 5, 2009. The groundcover, however, is noted differently than that
shown in Exhibit A. The primary dwelling is shown as having a groundcover of about
816 SF (which the Building Permit Application information supports) and the secondary
dwelling is shown as having a groundcover of about 698 SF. The total groundcover is
shown as being about 1514 SF, about 14 SF over what is the maximum allowed. In
addition, the plan indicates that the 20% differential requirement is no longer complied
with by an excess of about 22 SF (the amount of groundcover in excess of the originally
proposed 676 SF). Had the foundation and walls of the house been constructed using a
standard wood framing technique, the structure would have in likelihood met the
groundcover requirements. However, the about 22 SF of added groundcover is related
solely to the type of construction, which has not been used on Nantucket to date for
another structure. The concrete walls continue from the foundation footings up to the
second floor space. The foundation walls have an extra layer of insulation as part of the
wall frame and thus increased the width, without increasing the interior living space,
around the walls, which amounts to a few inches around the perimeter. The surveyor and
the contractor will be present at the public hearing to offer supporting testimony.
Exhibit C:
Included is a letter from Jeffrey L. Blackwell, dated June 4, 2009. He states that he
prepared the initial plan that indicated that the primary and secondary dwellings met the
required 20% differential and that the maximum ground cover, with proposed
construction of the 26' x 26' square foot secondary dwelling and the about 96 SF
addition on the primary structure, would be approximately 1491 square feet. Jeffrey
Blackwell apparently did not allow for the expanded exterior concrete and insulated wall
system of the foundation, when calculating the appropriate ground cover for the two
structures, which increased the ground cover from about 676 SF by about 22 SF for a
total of about 1514 SF. This original plan was submitted with the HDC application and
then again with the Building Permit Application, with a square footage allocated to the
secondary dwelling of approximately 676 square feet.
Exhibit D:
Included is the letter from the Nantucket Planning Board, dated June 24, 2008 that
indicated approval of the secondary dwelling subject to appropriate conditions. Said letter
stated: "The approval is also conditional upon adherence to the site plan submitted by the
applicant and endorsed by the Chairman, showing the relative locations of proposed or
existing dwellings and driveways or parking areas." The structures appear to be located in
accordance with the site plan submitted as are the driveways and parking areas.
Exhibit E:
Included is a copy of 2005 Building Permit #2005-0871 to construct the primary
dwelling. Certificate of Occupancy #OP-2006-0306 was issued on July 20, 2006. The
groundcover for the new dwelling is shown as about 716 SF. The "Building Location
Plan" attached to the Building Permit, prepared by Jeffrey L. Blackwell, dated June 20,
2006, upon which the CO was issued, indicates that the structure has an actual
groundcover of about 720 SF. Said Plan incorrectly stated that the property is owned by
the Nantucket Housing Authority.
Exhibit F:
Included is a copy of 2008 Building Permit #730-08 to construct an about 96 SF addition
onto the primary dwelling. The groundcover for the primary dwelling is shown on the
Application as about 720 SF with a new groundcover of about 816 SF, though Exhibit A
indicated that it was to be 815 SF (a clerical error). The addition is shown to be about 96
SF on the Application. The secondary dwelling, which was approved at the same time
under a separate Building Permit, is shown on the Application to be about 676 SF for a
total groundcover on the lot of about 1492 SF. Exhibit A also specifically notes that the
20% differential requirement would be met. Also in this packet are the elevation plans for
the about 96 SF addition approved by the HDC in Certificate of Appropriateness No.
52,654. The addition was constructed in order to maintain the required 20% differential
between the primary and secondary dwellings.
Exhibit G:
Included is a copy of 2008 Building Permit #729-08 to construct the new secondary
dwelling with a proposed groundcover of about 676 SF. The groundcover for the
primary dwelling is shown on the Application as about 720 SF with a new groundcover
of about 816 SF. The about 96 SF addition is indicated on the Application as pertaining
to the primary dwelling. The secondary dwelling is shown on the Application to be about
676 SF for a total groundcover on the lot of about 1626 SF. One can surmise that the
1626 SF notation is incorrect and should be 1492 SF. That error was also not noted by the
Zoning Enforcement Officer or the Building Commissioner prior to issuance of the above
noted Building Permit. Also in this packet are the elevation plans for the new secondary
dwelling approved by the HDC in Certificate of Appropriateness No. 52,500. What is
important to review are the floor plans. The dimensions of the foundation are clearly
marked as being 26' 3 7/8" x 26' 3 7/8"and not 26' x 26' to the finished exterior wall.
The increased width of the foundation walls is notable on the drawings. It is this
additional 3 7/8" difference around the perimeter of the foundation that accounts for the
additional about 22 feet of groundcover, which when added to the proposed groundcover
of 1492 SF equals about 1514 SF. In addition the originally proposed 20% differential
between the primary and secondary dwellings was made noncomplying by about 22 SF.
The groundcover of the primary structure would have to be increased to about 837 SF to
make the lot conforming. However, such an increase in groundcover to meet the
requirement would then engender an increase in the noncomplying groundcover over and
above the existing about 1514 SF. These plans were submitted to the HDC and the
Building Department for review prior to the issuance of the Building Permit referenced
above and no comment was made during that process about the dimensional issues that
may have arisen due to the unconventional foundation construction. The notation is
clearly shown on the plans that the foundation dimensions are 26' 3 7/8" x 26' 3 7/8" and
not 26' x 26'.
Exhibit H:
Included is a copy of the foundation and exterior wall plans for the secondary dwelling.
The ReddiForm, Inc. schematics that show the construction details of the concrete
foundation walls that extend up to the eaves on the second floor are included. Generally,
using standard construction methods, the outside finished plane of the foundation wall is
used to calculate the groundcover. However, in this instance, the additional width of the
foundation wall was installed outside of that 26' x 26' footprint. Pictures of the
foundation during construction are included with this packet. The surveyor and the
contractor will be present at the public hearing to provide information on this type of
construction and how the difference in foundation dimensions were not accounted for
during the process.
EXHIBIT I:
Included are photographs of the 2006 primary house as originally constructed and then
with the 2008 addition. Photographs are also in the packet of the secondary dwelling as
well as the two structures together. It is clear from the photographs that there is no
remedy available that would include removing portions of either structure. The primary
structure is rectangular with the about 96 SF addition constructed on the northeasterly
side. Removal of the wart would increase noncompliance as it relates to the 20%
differential. The secondary dwelling is square with no available warts to remove and with
a concrete wall system.
Conclusion/Findings:
The Applicant hired professionals to design and build the addition and the secondary
dwelling as affordable housing units. They relied on their expertise and trusted that the
paperwork had been done correctly and the structures built to meet zoning requirements.
Applicant was not aware until the Exhibit B plan was done by Jeffrey Blackwell recently,
that there were groundcover and 20% differential issues. In addition, the Applicant relied
on the review process by the HDC and Building Department officials to note any issues
with the Application. At no time did the Applicant have any knowledge that there was a
potential of a groundcover or 20% differential problem with the new type of concrete
wall construction.
Nevertheless, the lot is now considered noncomplying and no CO can be issued for either
dwelling without seeking relief from this Board to validate the nonconformities. It is clear
from a review of the documents that there was no advantage realized by the Applicant.
The interior living space did not increase due to the increase in ground cover. It could be
extrapolated that the unfamiliarity with the unique concrete wall design by the contractor
and the surveyor contributed to the error made with the groundcover, which in turn made
the 20% differential become noncomplying as well. The area is rural in character, with
substantial old growth vegetation protecting the locus from its neighbors. The locus is so
situated as to be immediately adjacent to three traveled ways and thus the impact of the
nonconformities is mitigated and would not be discernable by the neighbors or out of
keeping with the other properties and structures in the area.
A grant of Variance relief, to the extent necessary, to validate the existing groundcover
and 20% differential noncompliance, could be supported given the unique topography of
the structure, i.e., the type of foundation built and concrete walls of the secondary
dwelling. Applicant has no practical remedy available to correct the situation, considering
the adjacent traveled ways and the abutting lot to the south is undersized and thus no land
would be available for purchase. There is also no ability to remove a portion of either
structure as removal of the wart on the secondary dwelling would increase the 20%
differential noncompliance and due to the type of construction of the secondary dwelling
it cannot be cut into. A denial of variance relief by the ZBA and a literal enforcement of
the provisions of the Zoning By-law would involve substantial hardship to the Applicant
and provide no public benefit given the rural area and the location of the property. The
ZBA could find that owing to the unique circumstances related to the topography of the
structure, especially affecting the structures, but not affecting generally the zoning district
in which it is located, desirable relief could be granted without substantial detriment to
the public good and would not nullify or substantially derogate from the intent or purpose
of the Zoning By-law.
Proposed Conditions:
There shall be no further expansion of the 1514::t square- foot ground cover on
the lot without further relief from this Board.
The differential between the primary and secondary dwellings shall not be
altered without further relief from this Board.
The primary and secondary single-family dwellings are sited and configured
substantially as shown upon the "As-Built Plot Plan", dated June 5, 2009, and
prepared by Jeffrey L. Blackwell, professional land surveyor, for Blackwell &
Associates, Inc., a reduced copy of which is to be attached to the Decision as
Exhibit A.
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
76,1.4 149
2 CLARENDON ST
NHA PROPERTIES INC
DBA NANTUCKET
HOUSING OFFICE
15 TEASDALE CI
NANTUCKET, MA 02554
08/10/2005
$0
C0021879
0,99 acres
Town of Nantucket Web GIS
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Di$c:l~imer The inform~tion displ~yed on this or
~ny other m~p produced by The Town of
N~ntucket is for reference purposes only. The
Town of N~ntucket doe$ not gu~r~ntee the
~ccur~cy of the d~t~. U$er$ ~re re$pon$ibie for
determining the $uit~bility for individu~1 need$.
Ali inform~tion i$ from the Town of N~ntucket
Geogr~phic Inform~tion SY$tem (GIS) d~t~b~$e.
Town of Nantucket, Massachusetts
Map Composed
6/9/2009
Copyright 2005 Town of Nantucket, MA. All rights reserved, Developed by AppGeo
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width= 1728... 6/9/2009
Page 1 of 1
Town of Nantucket Web GIS - Printable Map
Town of Nantucket Web GIS
Prop ID
Address
Owner
76.1.4 149
2 CLARENDON ST
NHA PROPERTIES INC
DBA NANTUCKET
HOUSING OFFICE
15 TEASDALE CI
NANTUCKET, MA 02554
08/10/2005
$0
C0021879
0.99 acres
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if.
NOT A LEGAL DOCUMENT
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For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
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Sale Date
Sale Price
Book/Page
Lot Size
Disclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
Town of Nantucket, Massachusetts
Map Composed
6/9/2009
Copyright 2005 Town of Nantucket, MA, All rights reserved, Developed by AppGeo
http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve=Width&Map Width=864...
6/9/2009
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RECEIVED
BOARD OF ASSESSORS
MAY ,~ 1 2009
Town of Nantucket
TOWN e:::
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
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MAILING ADDRESS......................................................................
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SUBMITTED By...........................................................................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet ofthe
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).
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EXHIBIT B
\
76.1.3-1
N/F
LIEBMANN
REQUIRED SIZE DIFFERENTIAL BETWEEN 200.00,
PRIMARY AND SECONDARY DWELLINGS: 20%
ZONING CODE SEC. 139-7(A)(2)(e)
ONLY ORIGINALLY STAMPED AND
ENDORSED COPIES OF THIS PLAN
SHALL BE ACKNOWLEDGED BY
THE CERTIFYING LAND SURVEYOR.
76-81
N/F
JENSEN
/>0
0/
~
~
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76-80
N/F
KENNEY
1Jo
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76.1.4-184
N/F
LINEHAN
76,1.3-18-27
76.1.4-138-148,169-177
N/F
SEWARD
EXISTING PRIMARY DWELLING: 816 S.F.
EXISTING SECONDARY DWELLING: 698 S,F.
698 S.F, x 0.2 = 140 S.F.
698 S,F. + 140 SF= 838 S.F.
SIZE DIFFERENTIAL NON-CONFORMITY: 22 SF
Zoning Classification: LUG-3
EXISTING:
.4.1..4!3~=\: .SF
SEE PLAN
MIN, AREA: . . 1.2.0,0.09, ~F. . . .
MIN. FRONTAGE: . .299. F.T. . . .
FRONT YARD S.B.: . .3.5. ~T. , . .
REAR & SIDE S.B.: . . 20. .FT . .
GROUND COVER (%): . . ~~ . . .
3.~5: .~~1:,~1:4::l: SF)
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES. FENCES, HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES,
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD,
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
@Blackwell & Associates Inc. INOT TO BE RECORDED I FBK.: 185/40
C:\SPF\PROJ\PBO\B6519\BLP _5-13-09.dwg 6/12/2009 8:53:56 AM EDT
BUILDING LOCATION
PLAN
In Nantucket, MA
SCALE: 1"= 50' DATE: JUNE 12, 2009
Owner: , . ~~~ ,~~Q~~~T.I~$,. I,N.C: . .
Certificate of Title: .2,1! ~ ~ 3,
Plan: ,599:4-~.2. Lots: 1-~:?-:-'7~7 ,
Plan: ~QQ~~~, Lots: ,3,-,9, .~ ,~~~ E?Q ,
Tax Map: ?6:1:4:-:1.4~ Locus: ,2. ~~A.R~~qO,N, ~T:
BLACKWELL & ASSOCIATES, Inc.
Professional Land Surveyors
20 Teasdale Circle
Nantucket, Massachusetts 02554
(508) 228-9026 B6519
EXHIBIT C
BLACKWELL & ASSOCIATES, INC.
PROFESSIONAL LAND SURVEYORS
20 TEASDALE CIRCLE
NANTUCI~ET, MASSACHUSETTS 02554
(508) 228-9026
FAX: (508) 228-5292
www.blackwellsurvey.com
B-65l9
June 4, 2009
Aaron Markavitch, Executive Director
NHA Properties, Inc.
15 Teasdale Circle, Box 3149
Nantucket, MA 02554
Re: #2 Clarendon Street, Assessors Map 76.1.4-149
Dear Aaron:
I am writing to provide you with information about the difference between the design plan I
prepared and the actual construction that was recently completed.
On July 3, 2008, I provided a plan showing the proposed secondary dwelling, proposed addItion
to the primary dwelling and calculations demonstrating the projected 20% size differentiai 2.nd
ground cover of the proposed project {Sec. 1 39-7(A)(2)(e) and 139-33.(E)(2)(b):.
The project was designed to increase the ground cover of the primary dwelling by 95 sq. ft. and
to construct a secondary dwelling of 676 sq. ft. The combination of this construction \-"ould
result in two structures complying with the maximum allowable ground cover (1,500 sq. fl.) <:tncl
the required 20% size differential.
A 96 sq. ft. addition was constructed onto the primary dwelling. The foundation ofthc
seeondary dwelling was constructed to be 698 sq. ft., which is 22 sq. ft. in excess of the design. I
staked the larger foundation for the builder, not realizing that the foundation plan exceeded the
676 sq. ft. maximum.
Please call if you have any questions.
Sincerely,
Blackwell & Associates, Inc.
By Jeffrey L. Blackwell. P.L.S.
~~
JLB/kb
EXHIBIT D
Nantucket Planning Office
June 24, 2008
Mr. Bernie Bardett
Building Commissioner
Nantucket, MA 02554
Re: NHA Properties - 2 Clarendon Street (Map 76.1.4, Parcel 149)
Dear Mr. Bartlett:
Please be advised that the Planning Board, at its meeting on June 23, 2008, considered the above application for
adequate access, as per ~139-20.1 of the Nantucket Code, and granted a secondary dwelling approval, conditional
upon the following:
(1) That the vegetation at the intersection of Clarendon Street with Tom Nevers Road be cut back a
minimum of twenty (20) feet to allow for adequate sight distance;
(2) That the existing apron at the intersection on Tom Nevers Road be swept clean of debris;
(3) That the vegetation at the driveways intersection with Clarendon Street be cut back to provide a
minimum of twenty (20) feet of adequate sight distance in both directions;
(4) That the driveway be cleared free of vegetation and obstruction to a width of twelve (12) feet and
a height of thirteen (13) feet;
(5) That any future landscaping at the driveway entrance be limited to low growing plant material not to
exceed three (3) feet in height;
(6) That the applicant shall submit an As-Built prior to the final inspection by staff which shall take
place prior to the issuance of a Certificate of Occupancy.
The approval is also conditional upon adherence to the site plan submitted by the applicant and endorsed by the
Chairman, showing the relative locations of proposed or existing dwellings and driveways or parking areas.
As per Section 139-7A2(h) of the Nantucket Zoning Code, the approval referenced herein is valid for a period of two
years only, calculated from the date of site plan endorsement by the Planning Board, If you have any questions
regarding this approval, please contact the Planning Office at 508-228-7233,
Sincerely,
~
Baj:tor,
Chairman
cc: NHA Properties
PO BXO 3149
Nantucket, MA 02584
Marcus Silverstein - Zoning Enforcement Officer
Nom TO APPUCANFS: Please note that a ropy of the plan YOII submitted to the Board, which has heen endornd b the OJairman, is enclosed and must he
presenltd to the Building Department when appfyingfor a building permit. There wiU he a 125 administrati.. fie to re-issllt an endorsed site plan.
2 Fairgrounds Road Nantucket Massachusetts 02554
508.228_7233 telephone 508.228.7298 facsimile
EXHIBIT E
Certificate No: OP-2006-0306 Building Permit No.: BP-2005-0871
Commonwealth of Massachusetts
Town of Nantucket
Building Electrical Mechanical Permits
This is to Certify that the SINGLE FAMILY ;)WELLING located at
Dwelling Type
2 CLARENDON ST
in the
TOWN OF NANTUCKET
Address
Town/City Name
IS HEREBY GRANTED A PERMANENT CERTIFICATE OF
OCCUPANCY
MOVE DWELLING ONTO LOT FULL CELLAR 716 SF RENOVATE 1st
FL 716 SF 3 BEDRM 2 BATHS CO FOR 1177-05 M/P 7614-149
This permit is granted in conformity with the S!....tutes and ordinances relating thereto, and
expires
unless sooner suspended or revoked,
Expiration Date
Issued On: Thu Jul 20, 2006
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BUILDING PERMIT NUMBER
RECEIVED
OCT 0 6 2005
APPLICATION FOR
BUILDING PERMIT
1.
LOCATION
OF
BUILDING
IMPORTANT - Applicant to comple~ all iterr:l~~,~ons: 1, 2, 3, 4, and 5
ZONIN
f-\-o uSe --.1 ~
Initial
,.-? . -
Or- 'r Ie (::.
OWNERS NAME (print): N JtN TV L l<A:::'~-
Last First Middle
2 c..1AR~1J VoAJ s-r/l...~el
No. Street
Assessor's Map No. ~,. I. L.J
Assessor's Parcel No.
\4~
2. TYPE AND COST OF BUILDING - All applicants complete Parts A-E
A. TYPE OF IMPROVEMENT
o New Building
o Addition
o Alteration
o Repair, replacement
o Demolition
~oving
B. OWNERSHIP
}l.Private
o Public
D. DIMENSIONS
C. COST
TOTAL COST OF IMPROVEMENT
2.~6. 060
Dimensions of Structure
First Floor Area: I \ c,. e; .~ .
Second Floor Area: C. / <& S.,;,
Third Floor Area:
Total Floor Area: \:; ~ L{ S r:::-
Full Cellar Area: ,1 (, 'S r-:
E. PROPOSED USE
Residential
Detail scope of work by floor & provide the
square footage.
il One Family
o Studio
o Two or more family - Enter
number of units
o Hotel, Motel, Dormitory
enter number of units
o Second Dwelling
o Garage
o Pool
o Other - Specify
M~ ~~rJ~
..-$ eTC I rot)N'C?~
Ie
f'lAtN,,;> NBGO w0J:PoW'5 A--s
'"6U-UA7t--/'J~ (N,.jTC:::l ~
~~ Pefit.--
~);
3. SELECTED CHARACTERISTICS OF BUILDING
For new buildings and additions, complete Parts D-N
for Demolition, com lete ani Part 1., for all others ski to 4,
F. PRINCIPLE TYPE OF FRAME
bood frame
o Other - Specify
H. TYPE OF SEWAGE DISPOSAL
o Public
~rivate (septic tank, etc.)
K. ACCESSORY HEAT SOURCE
No. of fireplaces AJ;:2i
,
No. of Wood Stoves
Other:
o Gas
o Electricity
o Heat Pump
I. TYPE OF WATER SUPPLY
o Public
fJ7private (well)
G. PRINCIPLE TYPE OF HEATING
OOil
J. SMOKE DETECTORS
No. of Detectors f:i
See Plan for Location 'fO C-6J16,
L. RESIDENTIAL BUILDINGS
Number of Bedrooms -;;
Number of Bathrooms ::z..
Full :2 Partial
o Other - Specify
3. Continued (Sf~ AlIAcHG'Q ~AJGf( c,. V LA LCJ.A.LMJ 0..0)
M. ENERGY CONSERVATIOi~ Type Thickness R Value
Foundation or Floor insulation
Wall Insulation
Ceiling or Roof Insulation
Window Glazing: Insulated Glass Double Glass Storm
Doors: Insulated Yes No Weatherstripped: Yes No
Percentage of Window Area to Wall Area:
N. 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 information is insufficient for proper plan review.
Foundation t;L')
Footing size: ColJf. l~ '....;2 t.f"' Footing reinforcing: UtA.)'! \!t{
Wall material: Wall thickness: <6,...
Wall height: ~ ~o"'C "'1'-1>" ""AJ1?AL.AL>'~)vall reinforcing: iU4
,
Pier or column size: Pier or column spacing:
Pier or column footing size: Pier or column reinforcing: )!JA-
,
No. of crawl space vents: AJ/A Crawl space: o Full o Partial
,
(~) lAYu"" ,
FRAMING: Main Carrying members: Size: L.J,/ L ~ Support Spacing:
,
First Floor Framing Joist size: :z. "- (0 Maximum Span: Maximum Spacing: , (" ...
Second Floor Framing Joist size: Maximum Span: Maximum Spacing:
Ceiling Framing Joist size: Maximum Span: Maximum Spacing:
Roof Framing Joist size: Maximum Span: Maximum Spacing:
Roof Truss Applicant must submit design calculations for all wood trusses stamped by a Registered Professional Engineer.
SKETCH OF PROPOSED WORK {minor projects}
NOTES AND DATE (For DeDartment Use) FEE CALCULATIONS
/f.r oJt ~~
~ ""X
/2,j/w'c ,Jif TL' 7; (.j f
~
,.c
-370
o .<..
cd p
7 j 7 "Xr
4. ZONING COMPLIANCE To be completed by all applicants
Applicant is required to submit a registered plot plan with application, showing location of all structures.
Zoning District: LlA..C",--, Total Land Area: ---.fd-') \\ C S.r:
Frontage on Street: ~O~ }
Lot No.:
Plan Book No. and Page: Land Court Plan No.: C;oot.{-G.
Date Lot Purchased: Certificate No.: ''5>q~<;
Name of Previous Owner:
SUBDIVISION INFORMATION
Name of Owner:
Date of Plan Approval: TIME SHARING
Type of Approval: ANR AR INFORMATION
Planning Board File No.: Is there a declaration of
Covenants and Restrictions of
Is the Subdivision subject to a Covenant: YES NO Interval Ownership noted on
Is a Release required: YES NO your Title or Deed?
Has Plan been filed with the Registry of Deeds? YES NO L
If YES: Plan Book and Page No.: Date Yes - No
DIMENSIONS
Distance from Property Lines: FRONT Il)(f% REAR~'% LEFT Ll.o\.~ RIGHT \ ~C'v_
Distance between Principal and Secondary Dwelling: (12ft. minimum)
Height of structure above finish grade: N ::2 2 ~ C," E :22..... r.... S 22 '- C" W :2;2 -- , "
r
Number of off-street parking spaces: Enclosed On-site
GROUND COVER
Principal Dwelling: t\L <~.
Secondary Dwelling:
Addition: Total: 7 lC. SF.
Garage: Allowable: SF.
Accessory Building:
Swimming Pool:
Other:
MISCELLANEOUS
Was a request to "Determine Applicability of the Protection Act" filed with the Nantucket Conservation Committee? YES _ NO_
If answered YES, include "Order of Conditions" with application.
What date was the "Order of Conditions" with application.
What date was the "Order of Conditions" filed with the Registry of Deeds?
Is the property located within a Flood Hazard district? YES NO
Was a Variance or Special Permit granted by the Board of Appeals? YES NO
If answered YES, what date was the decision filed with the Town Clerk?
FOR ZONING OFFICER
Minimum Lot Size: Ground Cover Ratio:
Frontage on Street: Side and Rear Setback:
Front Yard: Secondary Dwelling approval
Additional Comments: Board of Appeals
Lot Release Form
Date: \0\ \"3 \ ~ APPROVED BV'i
\ \ Zoning Officer
5. IDENTIFICATION - To be completed by all applicants
Name Mailing address - Number, street, city and state Zip Code Telephone No.
1. (~~& Qrcle NcU\htcb:4- OZSt3tf 5m -~-tt
Owner or 'P.0 . 00J( 31 Lit::( ,/'NT
Lessee
~ ~ fo. aot Zw", Builder's License ~ 095z~
2. Oz.58
Contractor Date I ~/5/ ()
3. 'Bill J..{c.~-eYV\ fO t30x. 2.-% I 9Xy1:l8<ltio 1-
Contact Person . . N ANTlJ cJ:.€T
Works Compensation Insurance Certificate or Affidavit must be submitted with this application.
I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make
this application as his authorized agent and we agree to conform to all applicable laws of this jurisdiction.
Signature of applicant j_ /7 Address P. D. '&ox. 2..l#-~ I
tI/~ ;z. M~ NtUltv.d.Ke.-+, MA
025e~
evo..Q ~~ UJ!;
Telephone (508) '"228- %tJJ1-
Print name uJ. Me..
WfUA.~ MC-
d11
DO NOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD - For Office Use
Plans Review Required
HISTORIC DISTRICTS COMMISSION 7/66// ~ ::;/0.':- ~I
SEPTIC It) ." I} &" .:J....J. _ AA; ~"___e. { (\. ,-.~_l~jj (i1lf A~j~~~
1\ I , I
SEWER
WATER WELL COMPLETION REPORT /J s-rr( 7/.r:7h...J"
CONSERVATION COMMISSION r
FIRE CHIEF
OVER-THE-ROAD (Board of Selectmen)
ROAD OPENING PERMIT (DPW)
PLUMBING
ELECTRICAL
7. VALIDATION
FOR DEPARTMENT USE ONLY
Building Use Group
Permit Issued
Occupancy Load
Building "7J7 p Census No. ~
Permit Fee ,...x....A
Approved by:
Date of Issuance of -:#4 ~ /0r~~
Certificate of Occupancy
Building Commissioner
EXISTING
DRIVEWAY
(2) 9'x20'
PARKING SPACES
76,1.3-1
N/F
LIEBMANN
/
/
/
/
/
/
ONLY ORIGINAllY STAMPED AND
ENDORSED COPIES OF THIS P
SHALL BE ACKNOWLEDGED BY
THE CERTIFYING LAND SURVEYOR
76-81
N/F
JENSEN
?>>o
~
~
~
~~
76-80
N/F
KENNEY
'"
'" ~~
X'
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'"
'"
'"
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)
/
/
/
/
1>0
~.o
EDGE OF
/ASPHALT
./ ROAD
EXISTING STRUCTURE
AREA= 720i: SF
-..... ~ZONING0
~ -..... SETBACK /
<000 -.....
. 0'
76.1.3-18-27
76.1.4-138-148.169-177
N/F
SEWARD
~
(:j
f1
!$
t:t)
76.1.4-184
N/F
LINEHAN
Zoning
Classification: LUG-2
EXISTING:
.4.1,,4~~* . ~F
SEE PLAN
MIN. AREA: . ,~q,qqo, ?~ . . . ,
MIN. FRONTAGE; . ,1!59, F}, , . .
FRONT YARD 5,8.: . ,3.5. fT. . , .
REAR & SIDE 5,8.: , , 15, fT , .
GROUND COVER (%); . ,4~ , , ,
..
. . . . . . . .
1. ~~ ,:f:.(?~O.:f:, SF)
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONLY AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES. FENCES, HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
C Blackwell & Associates Inc, I NOT TO BE RECORDED I
C:\SPF\proj\ADG\B6519\blp.dwg 6/20/2006 6:47:17 AM EDT
BUILDING LOCATION
PLAN
In Nantucket, MA
SCALE: 1"= 50' DATE: JUNE 20, 2006
Owner: f'J~~Tl!~~~~ .~q~~1t:J9. ~l!~~q~lT'( .
Certificate of Title: ,2,1/ q~~
Plan: .5PP~~.2, Lots: 1~~-:-1~7
Plan: ?9Q'T~~. Lots: .3.-.9. .~ . ~~~ ~q ,
Tax Map: ~6: 1..~-: 1 ,4~ Locus: . 2. ~0.R~~qO,N, ~T:
BLACKWELL &- ASSOCIATES, Inc.
Professional Land Surveyors
20 Teasdale Circle
Nantucket, Massachusetts 02554
FBK,: 168 132 (508) 228-9026 B6519
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NAN"fUCKEf
Z 0 ~,j i l'< ',.~~.: D ~=;:.;:
APPLICATION FOR
BUILDING PERMIT
IMPORTANT - Applicant to complete all items in Sections: 1, 2, 3, 4, and 5
1.
LOCATION
OF
BUILDING
OWNERS NAME (print):
\ Last
2 (~f'qodt'1u
No. Street
Assessor's Map No. "'7 ~ , I . l.{
Assessor's Parcel No.
Iyq
2. TYPE AND COST OF BUILDING - All applicants complete Parts A-E
A. TYPE OF IMPROVEMENT
o New Building
& Addition
o Alteration
o Repair, replacement
o Demolition
o Moving
B. OWNERSHIP
o Private
o Public
C. COST
TOT1t COST OF IMPROVEMENT
~) OOU
E. PROPOSED USE
Residential
D. DIMENSIONS
81 . /2..1
Dimensions of Structure /.
First Floor Area: Cf" , s r '
Second Floor Area:
Third Floor Area:
Total Floor Area:
Full Cellar Area:
Cf<o . Sl J
Detail scope of work by floor & provide the
square footage,
o One Family
o Studio
o Two or more family - Enter
number of units
o Hotel, Motel, Dormitory
enter number of units
o Second Dwelling
o Garage
o Pool ~ U
o Other - Specify .s: o('p.~ S
IS \.t IlJ. ti-"-l A-r+AC.~~
3. SELECTED CHARACTERISTICS OF BUILDING
F. PRINCIPLE TYPE OF FRAME
~ Wood frame
o Other - Specify
H. TYPE OF SEWAGE DISPOSAL
o Public J.J / !t-
O Private (septic tank, etc.)
Nc\.\~
G. PRINCIPLE TYPE OF HEATING
I. TYPE OF WATER SUPPLY
o Public No~ ..Il...
o Private (well)
o Gas
o Electricity
o Oil 0 Heat Pump
o Other - Specify
J. SMOKE DETECTORS
No. of Detectors ~ I~
I
See Plan for Location
j , d
~ ;( 12- S~eJ ..-
K. ACCESSORY HEAT SOURCE
No. of fireplaces Nc \.i ~ -
No. of Wood Stoves
Other:
L. RESIDENTIAL BUILDINGS ~/ A:-
Number of Bedrooms
Number of Bathrooms
Full Partial
Applicant is required to submit complete structural framing plans with application due to the complexity of the structure, if the
following information is insufficient for proper plan review.
Foundation
3. Continued
M. ENERGY CONSERVATION
Type.
N~t-
Foundation or Floor insulation
Wall Insulation
Ceiling or Roof Insulation
Window Glazing: Insulated Glass
Doors: Insulated Yes No
Percentage of Window Area to Wall Area:
N. STRUCTURAL CHARACTERISTICS OF BUILDING
Footing size:
Wall material:
Wall height:
Pier or column size:
?.df8~
c.1l1u
41
.-11Dt4c-
No 14 I.?--
Pier or column footing size:
No. of crawl space vents:
FRAMING: Main Carrying members: Size: NON Ii
First Floor Framing Joist size:
Second Floor Framing Joist size:
Ceiling Framing Joist size:
Roof Framing Joist size: 2. --/. &'
Thickness
It.lJv~
Double Glass
Weatherstripped: Yes
Footing reinforcing:
Wall thickness:
Wall reinforcing:
Pier or column spacing:
Pier or column reinforcing:
Crawl space: 0 Full
Maximum Span:
Maximum Span:
Maximum Span:
Maximum Span:
81 ~ I<
R Value
Storm
No
2 - ../J. 4
g' I'
o Partial
Support Spacing:
Maximum Spacing:
Maximum Spacing:
Maximum Spacing:
Maximum Spacing: I ~ Of..
Roof Truss
Applicant must submit design calculations for all wood trusses stamped by a Registered Professional Engineer.
SKETCH OF PROPOSED WORK (minor projects)
-
FEE CALCULATIONS
r6~r
.7~
~
4. ZONING COMPLIANCE To be completed by all applicants
Applicant is required to submit a registered plot plan with application, showing location of all structures.
Zoning District: LUG - ~ Total Land Area: 4 " 4 g. ~ ~ i
Frontage on Street: 25 t . Lot No.: 49~. 4 'f1 ) ~ -'-( + 60-" CJ
Plan Book No. and Page: {CXJ '-1- 2 S;C::J:)L[ - 6. Land Court Plan No.:
J 2
Date Lot Purchased: Certificate No.: I /,f) s 3>>
Name of Previous Owner:
SUBDIVISION INFORMATION
Name of Owner:
Date of Plan Approval:
Type of Approval: ANR
Planning Board File No.:
Is the Subdivision subject to a Covenant: YES
Is a Release required: YES NO
Has Plan been filed with the Registry of Deeds?
If YES: Plan Book and Page No.:
filA-
I
NO
TIME SHARING
INFORMATION
Is there a declaration of
Covenants and Restrictions of
Interval Ownership noted on
your Title or Deed?
AR
YES
Date
NO
Yes
No
DIMENSIONS
Distance from Property Lines: FRONT j'2. ~
Distance between Principal and Secondary Dwe,lling:
Height of structure above finish grade: N <":~d I+<.\~\rl
Number of off-street parking spaces: Enclosed N IA-
I
REAR i'61.S
72.~
I; II' s: i.
LEFT
(12ft. minimum)
S
/rao'
RIGHT
Gr
w
On-site
GROUND COVER
Principal Dwelling:
Secondary Dwelling:
Addition:
Garage:
Accessory Building:
Swimming Pool:
Other:
720
~f.(P
9<0
Total: /4 92-
Allowable:
SF.
SF.
MISCELLANEOUS
Was a request to "Determine Applicability of the Protection Act" filed with the Nantucket Conservation Committee? YES - NO~
If answered YES, include "Order of Conditions" with application.
What date was the "Order of Conditions" with application.
What date was the "Order of Conditions" filed with the Registry of Deeds?
Is the property located within a Flood Hazard district? YES NO
Was a Variance or Special Permit granted by the Board of Appeals? YES NO
If answered YES, what date was the decision filed with the Town Clerk?
FOR ZONING OFFICER
Minimum Lot Size:
Frontage on Street:
Front Yard:
Additional Comments:
Date:
1\ \~ \ i
\ \
Ground Cover Ratio:
Side and Rear Setback:
Secondary Dwelling approval
Board of Appeals
Lot Release Form
APPROVED ~
Zoning Officer
5. IDENTIFICATION - To be completed by all applicants
Name
Mailing address - Number, street, city and state
Zip Code
Telephone No.
1,
Owner or
Lessee
~ \.1-tvI.L-+
cl~ l (~
Print Name
02. S~L.J
S"O~.22d--
442.2.
~ 00 8"
22&-
2.
Contractor
Or
rn
Builder's License
3.
Contact Person
r-
Works Compensation Insurance Certificate or Affidavit must be submitted with this application.
~ 0.. VYu-
Date 3-1- O~ .s
Date ~- )-08
~<ao
I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make
this application as his authorized agent and we agree to conform to all applicable laws of this jurisdiction.
tQ;aIT:L-
Address
Telephone #
ro <S r 22~ - s:ro 07-
Print name '~<::l
2. 9 SILfli14 'Dr
NIlNTv<.. ~-4-1 rnlt _ 02..~.t '-(
DO NOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD - For Office Use
Plans Review Required
HISTORIC DISTRICTS COMMISSION sJ K 4Y "'7 ~q/o T
SEPTIC 7" /'
SEWER
WATER WELL COMPLETION REPORT
CONSERVATION COMMISSION
FIRE CHIEF
OVER-THE-ROAD (Board of Selectmen)
ROAD OPENING PERMIT (DPW)
PLUMBING
ELECTRICAL
7. VALIDATION
FOR DEPARTMENT USE ONLY
Building Use Group
Permit Issued
Occupancy Load
-4"7~~ Census No. ~Jy
Building ,
Permit Fee
Approved by:
Date of Issuance of .~~ ----~?
Certificate of Occupancy
Building Commi~ion r
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BUILDING PERMIT NUMBER
APPLICATION FOR
BUILDING PERMIT
IMPORTANT - Applicant to complete all items in Sections: 1, 2, 3, 4, and 5
J N~ / N/lJ~..h ~il...u/ O'IW',;) Oit'l"
j',LC, >rr i .,:C ;;;}:7
:-:':::;"-,;
1.
LOCATION
OF
BUILDING
OWNERS NAME (print): N l~ A 1fcpe.~-h..(>J
I Last First Miadle Initial
2 (c..f€~clou s:+
No. Street
Assessor's Map No. 1-". I. Lf
Assessor's Parcel No.
14<=t
2. TYPE AND COST OF BUILDING - All applicants complete Parts A-E
A. TYPE OF IMPROVEMENT
l'& New Building
o Addition
o Alteration
o Repair, replacement
o Demolition
o Moving
E. PROPOSED USE
Residential
)i1 One Family
o Studio
o Two or more family - Enter
number of units
o Hotel, Motel, Dormitory
enter number of units
:KI Second Dwelling
o Garage
o Pool
o Other - Specify
B. OWNERSHIP
o Private
o Public
C.COST
TOTAL COST OF IMPROVEMENT
230,00~.cO
D. DIMENSIONS
Dimensions of Structure
First Floor Area: (,'/ t
Second FloorArea:. ({ y ,
Third Floor Area:
Total Floor Area: /3d-<
Full Cellar Area: (( '1 {,
Detail scope of work by floor & provide the
square footage.
3. SELECTED CHARACTERISTICS OF BUILDING
F. PRINCIPLE TYPE OF FRAME
o Wood frame
o Other - Specify I ~ F -~nl\~J
G. PRINCIPLE TYPE OF HEATING
~ Gas
o Electricity
o Oil 0 Heat Pump
00 Other - Specify ~ 01 0.. ("
H. TYPE OF SEWAGE DISPOSAL
o Public
8. Private (septic tank, etc.)
I. TYPE OF WATER SUPPLY
o Public
.& Private (well)
J. SMOKE DETECTORS
No. of Detectors
See Plan for Location
K. ACCESSORY HEAT SOURCE
No. of fireplaces 0
No. of Wood Stoves
Other:
L. RESIDENTIAL BUILDINGS
Number of Bedrooms 2
Number of Bathrooms
Full Partial f
3. Continued
M. ENERGY CONSERVATION Type Thickness R Value
Foundation or Floor insulation f'P5 fo~'M 4"
Wall Insulation E. 1>) fOAM 411
FI b~r<t la.r.s ~II '3'0 8.'" z :rg. ~LJ
Ceiling or Roof Insulation 1)qCbllC. ~ I /<, "
Window Glazing: Insulated Glass Double Glass Storm
Doors: Insulated Yes No Weatherstripped: Yes No
Percentage of Window Area to Wall Area:
N. 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 information is insufficient for proper plan review. :<.Ji
Foundation . I'
Footing size: 2l.J >"8 Footing reinforcing: .. 'I ('(:)"'~J I'll IOU.5
Wall material: ~edJ ~ ~l'''' f!.VV'~mness: 9 S/8 I'
I IJ
Wall height <i5 Wall reinforcing: I
:5 'h. \' ~. II.4\'J. L()Il~ Co:. "'~
Pier or column size: lbHC.a.h PIer or colum spacin :
3"2. (. I' 1.#" 1<'2-. ~ If
Pier or column footing size: 1<5~ ~ O. Pier or column reinforcing:
No. of crawl space vents: Crawl space: 0 Full o Partial
FRAMING: Main Carrying members: Size: 2- ,0/" i- /J ~/& L\fl Support Spacing:
.. a J"ll lfo )\
First Floor Framing Joist size: .{ y:.. J 0 Maximum Span: Maximum Spacing:
Second Floor Framing 2: .. Maximum Span: J'"!I Maximum Spacing: lfo "
Joist size: "' 10
II J" ..
Ceiling Framing Joist size: ~ Jf.. Maximum Span: Maximum Spacing:
Roof Framing Joist size: 21' Maximum Span: Maximum Spacing:
Root Truss Applicant must submit design calculations for all wood trusses stamped by a Registered Professional Engineer.
SKETCH OF PROPOSED WORK (minor projects)
NOTES AND DATE (For Deoartment Use) FEE CALCULATIONS
8' l;l\ 108"- L P.-Y+ vOlr-P...u () <.. " rl '~~, -
r I
/3,);1.5':&
.,/
;r~
# 77~J!;
4. ZONING COMPLIANCE To be completed by all applicants
Applicant is required to submit a registered plot plan with application, showing location of all structures. +
Zoning District: lUG 3 Total Land Area:, 41. 48 ~ S'~ - ,
Frontage on Street: 2 S1 I Lot No.: 49 t; - 4 ~ 1- - ~ ""'} ~ .s' () - (i, 6 s~
Plan Book No. and Page: C 60 21 a ?'1 Land Court Plan' No.: 5 66L.f - 2. -.... ~OC'l ~ G 1==1:l.~
Date Lot Purchased: 8-. I <b. 200 5 Certificate No.: 2 I) to 6 3
Name of Previous Owner:
SUBDIVISION INFORMATION
Name of Owner:
Date of Plan Approval:
Type of Approval: ANR AR
Planning Board File No.:
Is the Subdivision subject to a Covenant: YES
Is a Release required: YES NO
Has Plan been filed with the Registry of Deeds? YES
If YES: Plan Book and Page No.: Date
NO
TIME SHARING
INFORMATION
Is there a declaration of
Covenants and Restrictions of
Interval Ownership noted on
your Title or Deed?
NO
Y~s _ No
DIMENSIONS
Distance from Property Lines: FRONT J.3 L
Distance between Principal and Secondary Dwelling:
:{Ll "
Height of structure above finish grade: N "l Co
Number of off-street parking spaces: Enclosed
E
LEFT 5 0
(12ft. minimum)
S W
RIGHT
'7
REAR 3.5
53 ·
On-site
2..
GROUND COVER
Principal Dwelling:
Secondary Dwelling:
Addition:
Garage:
Accessory Building:
Swimming Pool:
Other:
+1.0
(Pl~
q c. -rc,. t>" ~ Y'Yl Ar-I
Total: 1"2.~
Allowable:
SF.
SF.
MISCELLANEOUS
Was a request to "Determine Applicability of the Protection Act" filed with the Nantucket Conservation Committee? YES _ NO "
If answered YES, include "Order of Conditions" with application.
What date was the "Order of Conditions" with application.
What date was the "Order of Conditions" filed with the Registry of Deeds?
Is the property located within a Flood Hazard district? YES NO
Was a Variance or Special Permit granted by the Board of Appeals? YES
If answered YES, what date was the decision tiled with the Town Clerk?
../ NO
(,-24.-olr
FOR ZONING OFFICER
Minimum Lot Size:
Frontage on Street:
Front Yard:
Additional Comments:
Date:
~\lq ~ i
\ \
Ground Cover Ratio:
Side and Rear Setback:
Secondary Dwelling approval
Board of Appeals
Lot Release Form
APPROVE~
Zoning Officer
5. IDENTIFICATION - To be completed by all applicants
Name
Mailing address - Number, street, city and state
Zip Code
Telephone No.
3.
Contact Person
Date 7-/O.olr ro8-.228-
Date]-/<J-oFr SbO
Works Compensation Insurance Certificate or Affidavit must be submitted with this application.
I hereby certify that the proposed work is authorized by the owner of record and that I have been authorized by the owner to make
this application as his authorized agent and we agree to conform to all applicable laws of this jurisdiction.
c~~~
1.
Owner or
Lessee
Builder's License
2.
Contractor
Signature of applicant
~C1-L-
Address
1.. 9 ~~1 liNG Dr
NAN\\.J,-\t(e-t; {)1~ -C2..~.s~
Telephone #
~O8"- 22&- s;~a1
Print name
'~
DO NOT WRITE BELOW THIS LINE
6. PLAN REVIEW RECORD - For Office Use
Plans Review Required
HISTORIC DISTRICTS COMMISSION .... J,.J(7 S-o (; C/py/o~
SEPTIC M /:. ~ A _/-- ...- 7/ ////h ~d_ ~ ';J. ~~-?// .l.rJ J). o~ /~~
Yo V A/J . "2
SEWER ./ / , P' ..... /' .
WATER WELL COMPLETION REPORT
CONSERVATION COMMISSION
FIRE CHIEF
OVER-THE-ROAD (Board of Selectmen)
ROAD OPENING PERMIT (DPW)
PLUMBING
, ELECTRICAL
7. VALIDATION
, FOR DEPARTMENT USE ONLY
Building Use Group
Permit Issued
Occupancy Load
?/ 5t?.1 ~ Census No. /0/
Building
Permit Fee
Approved by:
Date of Issuance of ~I
Certificate of Occupancy ~ / ~r
. Building C mm. oner
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A WC Guide to Wood Construction in High Wind Areas: 110 mph Wind Zone
Massachusetts Checklist for Compliance (780 CMR 5301.2.1.1)1
1.1 SCOPE
Wind Speed (3-sec. gust)....,............,......................,....,....,............... ,...............,.,.,............................110 mph
Wind Exposure Category .,.. ......'....."., .,........., ......,'...., ,...,..... .... ....... ....... ,..........., ....................,......"..........,. B
0" Check
Compliance
1.2 APPLICABILITY
Number of Stories .....................,........................................ (Fig 2)............................--1- stories s 2 stories
Roof Pitch .........................................,................................ (Fig 2) ...........................................1l.:.!1- s 12:12
Me:a~ Roof Height .............................................................. (F!g 2)................................................~ft s 33
BUIlding VVidth, W .....................................,......................... (FIg 3)..............................................~,ft S 80
Building Length. L ..............................................................(Fig 3)..........,....,..............................~~ s 80
Building Aspect Ratio (L/W) ............................................... (Fig 4)...........................,.....................~ s 3:1
Nominal Height ofTallest Opening2 ...................................(Fig 4)......,......................................... t:ll:f S 68
1.3 FRAMING CONNECTIONS
General compliance with framing connections .,....,............. (Table 2) ..............,........,.............,.......................,..
2.1 FOUNDATION I ;-l i="' R din
Foundation Walls meeting requirements of 780 CMR 5404,1 --= l. -e.' Cl; l,.oryp
Concrete ~ r . .,..- ..J.-- (' ~J.- ('1
Concrete Masonry .....,...................... .....,.,.......................... .. .~~.~ ,~.~ !.9.\?~ ....!:?...~ ~-\?. .9.':,...\......+- / toe.. =
2.2 ANCHORAGE TO FOUNDATION1,3
5/8 Anchor Bolts imbedded or 5/8 Proprietary Mechanical Anchors as an altemative in concrete only
Bolt Spacing - general ......... (Table 4)............................................... in.
Bolt Spacing from endljoint of plate .......t.)/'^..~........(F~g 5)..-r..rT........................- in.:S ~ -12
Bolt Embedment - concrete...................1VI'fA............ (FIg 5) ':f, .........y...:r.;;.........................- In, ~ 7
Bolt Embedment - masonry......................................... (Fig 5)......<';J;:ULy.,.~.\.).S~.W...::!.... in. ~ 15
Plate Washer ............................................................... (Fig 5) .....LJ.f;~.i!.~.........,..................~ 3 x 3 x Y."
3.1 FLOORS
Floor framing member spans checked ..............,................ (per 780 CMR Chapter 55) ....................................
Maximum Floor Opening Dimension ................................... (Fig 6)............................l..6 ft s 12 or U2 or W/2
Full Height Wall Studs at Floor Openings less than 2 from Exterior Wall (Fig 6)
Maximum Floor Joist Setbacks I II
Supporting Loadbearing Walls or Shearwall ................ (Fig 7)...................................................5.1 it s d
Maximum Cantilevered Floor Joists
Supporting Loadbearing Walls or Shearwall ................ (Fig 8).................................................... 0 ft :S d
Floor Bracing at Endwalls ................................................... (Fig 9) .....,..............................(,...........~..=..,.....,.
Floor Sheathing Type ........................................................ (per 780 CMR Chapter 55) ..?..':t...T+~.....3F......
Floor Sheathing Thickness .................................................(per 780 CMB, Chapter 55).......................~ in.
Floor Sheathing Fastening ,................................................. (Table 2).. ~d nails at _in edge I _ in field
4.1 WALLS
Wall Height " ,J
Loadbearing walls ........................................................ (Fig 10 and Table 5) ........................,.. 82ft :S 10
. '""'"'ri"T.: ~ I
Non-Loadbearing walls .............,.......,....,..,..................(Fig 10 and Table 5),.......................... ? 2ft s 20
Wall Stud Spacing ........................................................ (Fig 10 and Table 5) ...................J..!e.. in.s 24 o.c.
Wall Story Offsets ...................................,.................... (Figs 7 & 8)............................................--L ft s d
4.2 EXTERIOR WALLS3 ~ 1= t
Wood Studs . ;Y A .,- _, _' ,
Loadbeanng walls ..,..................................................... (Table 5)...........;:~.\..r1.'}f;C.... 2x.Ja.. - g ft -L In.
Non-Loadbearing walls .........................,.,....................(Table 5)..............................2x - ft' in.
Gable End Wall Bracing 1 - - -
Full Height Endwall Studs .........,.................................. (Fig 10)......,....................,..........,.....,........,...........,
WSP Attic Floor Length......,.....................,................... (Fig 11).........................,..,..,............. ft ~W/3
Gypsum Ceiling Length (if WSP not used)................... (Fig 11) ......................................,..... ft ~ 0.9W
2 x 4 Continuous Lateral Brace @ 6 ft. O.c. .. (Fig 11) .........=...............
Double Top Plate
Splice Length ,.,..................................................... (Fig 13 and Table 6) ..................................... ft
Splice Connection (no, of 16d common nails).......,...... (Table 6)..........................,...........................,~
EXHIBIT H
3000 PSI
CONCRETE
#3 VERTICAL REBAR
AS REQUIRED
REDOI-FORM BLOCK
#4 HORIZONTAL REBAR
AS REQUIRED
WATER PROOFING
MEMBRANE OR EQUAL
FOOTING SIZE & REBAR
PER LOCAL CODE
PREFORATED
15 MINUTE THERMAL BARRIER
EMBED PER CODE
4" CONe. SLAB PER CODE
@ ~~S1~_~.ENT AND WALL FOOTING DETAIL
A ReddiForm, Inc.
DUE TO VARIANCES IN LOCAL CODES, ALL DETAILS SHALL BE CONSTRUCTED IN ACCORDANCE
WITH LOCAL CODES REGARDLESS OF DETAIL CONSTRUCTION SHOWN IN DRAWING. REDDI-FORM
RESERVES THE RIGHT TO CHANGE INFORMATION SHOWN WITHOUT NOTICE.
DRAWN BY: ICHECKED BY:
SCALE: 1 "= 1'-0"
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RESERVES THE RIGHT TO CHANGE INFORMATION SHOWN WITHOUT NOTICE.
PRESSURE TREATED
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DRAWN BY: ICHECKED BY:
SCALE: 1 "=1'-0"
DATE: 6/25/96
JOB NUMBER SHEET
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ReddiForm, Inc.
DUE TO VARIANCES IN LOCAL CODES, ALL DETAILS SHALL BE CONSTRUCTED IN ACCORDANCE
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RESERVES THE RIGHT TO CHANGE INFORMATION SHOWN WITHOUT NOTICE.
DRAWN BY: ICHECKED BY:
SCALE: 1"=1'-0"
DATE: 6/25/96
JOB NUMBER SHEET
REDDI-FORM Rl
'nsl;;latin~ concrete forms by Reddiform. Insulated concrete walls, floors, roof and foundations
7/14/08 12:04 PM
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OUR DEALERS
ICF ARCHITECTS
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CONTACT US
NEWS
Our insulating concrete form (ICF) is made from expanded polystyrene
(EPS) molded into lightweight foam blocks. The foam itself provides
excellent insulation with an R value of R-21. The R-value of EPS remains
constant. (R-values of traditional fiberglass insulation decreases when the
material is wet or damaged.)
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COST SAVINGS
ENERGY FACTS
In addition to the inherent insulation value of the EPS foam, the thermal
performance is enhanced by the thermal mass effect of the concrete and
the absences of air infiltration in walls constructed with ReddiForm. The
combination of the heavy concrete mass and the foam surrounding it
stores heat in the winter. In the summer it moderates the rise in the
indoor temperature as the outdoor temperature increases during the day.
In the cool of the evening, heat stored in the concrete is radiated back to
the outside atmosphere.
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DEALER LOGIN
We've chosen to manufacture ReddiForm with Modified Expanded
Polystyrene (EPS) foam because of its fire performance, structural
performance, and environmental advantages. Modified EPS contains no
formaldehydes or toxic chemicals, and uses fewer resources to
manufacture than other insulation products. EPS provides you with
superior thermal performance to better insulate your buildings, and no
harmful CFC's have ever been used to manufacture it.
You can now recycle your jobsite scrap through a network of
manufacturers, re-processors, and retailers across the country. EPS is a
valuable resource than can be remanufactured into foam packaging or
made into an amazing array of polystyrene products from office supplies
to video cassette cartridges.
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Expanded Polystyrene (EPS) Facts
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Page 1 of 3
nsulating concrete forms by Reddiform. Insulated concrete walls, floors, roof and foundations
7/14/0812:04 PM
EPS is manufactured from exp'Mldable polystyrene beads containing a
hydrocarbon blowing agent and a flame-retardant additive. It is a closed
cell, lightweight, resilient, foamed plastic composed of hydrogen and
carbon atoms. There are two common types of polystyrene foam,
Extruded Polystyrene or XEPS (popularly known by it's Dow trademark,
Styrofoam) and Expanded Polystyrene (EPS). Both expanded polystyrene
and extruded polystyrene are used extensively as thermal insulation in
industrial, commercial and residential construction.
During the processing of EPS, steam heat softens the beads and causes
the blowing agent to expand to produce moisture-resistant multi-cellular
particles which increase in size up to 40 times their original volume.
Following a period of stabilization, during which time the beads lose their
moisture, the blowing agent condenses out and air diffuses into their
cellular structure, the pre-expanded beads are molded into ReddiForm
blocks.
The benefits of EPS thermal insulation products are it's lightweight, has
stable long term thermal resistance, no R-value loss over time (Source:
1985 Study conducted by Structural Research, Inc. for NRCA, MRCA, and
SPI) , and cost effectiveness when compared to other rigid board
insulations on the basis of R-value.
Is EPS a water, vapor or air barrier?
EPS is considered water resistant and vapor permeable and at the density
and thickness of ReddiForm blocks, the material acts as both a vapor
retarder and an air barrier. This characteristic essentially moves the dew
point to the exterior side of the concrete wall, minimizing interior
humidity in the summer, and at the same time eliminates air infiltration in
all seasons which is recognized as a major cause of R-value loss in
fiberglass insulation.
Air exchangers or ~
Is EPS foam toxic?
EPS is an inert, non-biodegradable organic plastic foam which will not rot
and is highly resistant to mildew. According to National Bureau of
Standards Combustion Tests, data collected from seven labs concluded
that under the worst case fire scenario, fumes from EPS are no more
toxic than those from wood (Douglas Fir).
Is EPS Flammable?
The requirements of all the major code organizations for foam plastics is
that they have a flame spread of not more than 75 and a smoke
development rating of not more than 450. The foam used in ReddiForm
has a flame spread rating of 15 and a smoke development rating of 125
based on ASTME84-87 tests, well below the code requirements.
hnp://www.reddiform.com/epsfacts.htm
Page 2 of 3
Insulating concrete forms by Reddiform. Insulated concrete walls, floors, roof and foundations
http://www.reddiform.com/epsfacts.htm
7/14/08 12:04 PM
Ignition/Temperatures of Various Products
Self Ignition Temperature
.C OF
Paper 230 445
Pine 207 406
White 210 410
E.RS. Modified 491 915
Sourc(>; Br(> Pr(>\'('fllloll Il.lfldhook. 171h Edillofl
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EXHIBIT I
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
1'-1
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Date: September 24, 2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Applica tion No. :
027-09
Owner/Applicant: NHA Properties, Inc. DBA Housing Nantucket
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.
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Michael 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 76.1.4
Parcel 14
Limited Use General- 3
2 Clarendon Street
Land Court Plan 5004-2, Lots 3-9 and 50-60
Certificate of Title Nos. 21653 and 21879
DECISION
1. At a public hearing of the Nantucket Zoning Board of Appeals ("ZBA"), on
Thursday, July 9, 2009 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 NHA PROPERTIES, INC. (DBA HOUSING
NANTUCKET) with an address of PO Box 3149, Nantucket, MA 02554, Board of
Appeals File No. 027-09, the Board made the following Decision:
2. Applicant is seeking relief by Variance pursuant to Nantucket Zoning Bylaw
Section 139-32 (variances), from the provisions of Nantucket Zoning Bylaw Section 139-
16A (Intensity Regulations - groundcover). Applicant is seeking relief in order to
validate the existing groundcover of about 1,514 square feet on a lot that has about
41,485 square feet of lot area in a zoning district that requires a minimum lot size of
120,000 square feet. The maximum groundcover for subminimum lots in this zoning
district is 3% (about 1,244.55 square feet) or 1,500 square feet, whichever is greater.
Applicant is also seeking relief by Variance from the provisions of Nantucket Zoning By-
law Section 139-2 (Definitions - Secondary Dwelling) that requires that primary and
secondary dwellings maintain a 20% differential as to groundcover. The two structures
exceed the 20% differential requirement by about 22 square feet. Other than the
aforementioned nonconformities, the lot and primary and secondary single-family
dwellings are otherwise conforming to the dimensional requirements of the Nantucket
Zoning Bylaw. The lot is a pre-existing nonconforming lot of record.
The premises is located at 2 Clarendon Street, is shown on Nantucket Tax
Assessor's Map 76.1.4 as Parcel 14, is shown on Land Court Plan 5004-2 as Lots 3-9 and
50-60, and is registered at the Nantucket County Registry of Deeds as Certificate of Title
Nos 21653 and 21879. The site is zoned Limited Use General- 3.
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. No abutter comment was received either in favor or against the application.
4. Applicant's representative stated that the Applicant is in the process of closing out
the Building Permits and needs to validate the nonconformities after the professional land
surveyor reported that the ground cover is about 14 SF over the maximum allowed of
1,500 SF for this lot and the required 20% differential between primary and secondary
dwellings is also noncomplying by about 22 SF. The Applicant's representative stated
that there is a need to obtain Certificate of Occupancies for the two dwellings as soon as
possible given that the dwellings are used as affordable housing units for needy families.
5. Further, the Applicant presented to the Board the original proposed site plan
prepared by Jeffrey L. Blackwell, professional land surveyor, of Blackwell & Associates,
Inc., dated July 3, 2008. This plan was prepared for the Historic District Commission
("HDC") submission for the secondary dwelling as well as the small about 96 square-foot
addition constructed on the primary dwelling, in order to maintain the 20% differential
required between primary and secondary dwellings. This plan indicates that the proposed
maximum ground cover of the primary dwelling was to be about 815 SF and the
proposed secondary dwelling was to have a ground cover of about 676 SF for a total of
about 1491 SF, less than the maximum of 1500 SF allowed for subminimum lots of
record in the LUG-3 zoning district. This plan was accepted by the HDC and then
submitted to the Building Department with Applicant's application for building permits.
The Applicant further presented to the Board the recent "as-built" surveyed plot
plan (the "Plan") done by Jeffrey L. Blackwell, dated June 5, 2009. The groundcover,
however, is noted differently than the Blackwell plan dated July 3, 2008. The primary
dwelling is shown as having a groundcover of about 816 SF (which the Building Permit
Application information supports) and the secondary dwelling is shown as having a
groundcover of about 698 SF. The total groundcover is shown as being about 1514 SF,
about 14 SF over what is the maximum allowed. In addition, the plan indicates that the
20% differential requirement is no longer complied with by an excess of about 22 SF (the
amount of groundcover in excess of the originally proposed 676 SF). Had the foundation
and walls of the house been constructed using a standard wood framing technique, the
structure would have, in all likelihood, met the groundcover requirements. However, the
about 22 SF of added groundcover is related solely to the type of construction, which has
not been used on Nantucket to date for another structure. The concrete walls of the
secondary dwelling continue from the foundation footings up to the second floor space.
The foundation walls have an extra layer of insulation as part of the wall frame and thus
increased the width, without increasing the interior living space, around the walls, which
amounts to a few inches around the perimeter, resulting in the additional 22 SF of ground
cover.
6. Applicant then presented a letter from Jeffrey L. Blackwell, dated June 4, 2009.
The letter states that Mr. Blackwell prepared the initial plan that indicated that the
primary and secondary dwellings met the required 20% differential and that the
maximum ground cover, with proposed construction of the 26 x 26 SF secondary
dwelling and the about 96 SF addition on the primary structure, and would be
approximately 1491 SF. Mr. Blackwell apparently did not allow for the expanded
exterior concrete and insulated wall system of the foundation, when calculating the
appropriate ground cover for the two structures, which increased the ground cover from
about 676 SF, by about 22 SF, for a total of about 1514 SF. This original plan was
submitted with the HDC application and then again with the Building Permit Application,
with a square footage allocated to the secondary dwelling of approximately 676 SF.
7. Applicant further presented to the Board a copy of the 2008 Building Permit No.
729-08 to construct the new secondary dwelling with a proposed groundcover of about
676 SF. The groundcover for the primary dwelling is shown on the Application as about
720 SF with a new groundcover of about 816 SF. The about 96 SF addition is indicated
on the Application as pertaining to the primary dwelling. The secondary dwelling is
shown on the Application to be about 676 SF for a total groundcover on the lot of about
1626 SF. One can surmise that the 1626 SF notation is incorrect and should be 1492 SF.
That error was also not noted by the Zoning Enforcement Officer or the Building
Commissioner prior to issuance of the above noted Building Permit during their review
process. Also in this packet are the elevation plans for the new secondary dwelling
approved by the HDC in Certificate of Appropriateness No. 52,500. The floor plans
show that the dimensions of the foundation are clearly marked as being 26' 3 7/8" x 26'
3 7/8"and not 26' x 26' to the finished exterior wall. The increased width of the
foundation walls is notable on the drawings. It is this additional 3 7/8" difference around
the perimeter of the foundation that accounts for the additional about 22 feet of
groundcover, which when added to the proposed groundcover of 1492 SF equals about
1514 SF. In addition the originally proposed 20% differential between the primary and
secondary dwellings was made noncomplying by about 22 SF. The groundcover of the
primary structure would have to be increased to about 837 SF to make the lot
conforming. However, such an increase in groundcover to meet the requirement would
then engender an increase in the noncomplying groundcover over and above the existing
about 1514 SF. These plans were submitted to the HDC and the Building Department for
review prior to the issuance of the Building Permit referenced above and no comment
was made during that process about the dimensional issues that may have arisen due to
the unconventional foundation construction. The notation is clearly shown on the plans
that the foundation dimensions are 26' 3 7/8" x 26' 3 7/8" and not 26' x 26'.
8. The Applicant's representative represented that it had hired professionals to
design and build the addition and the secondary dwelling as affordable housing units.
They relied on their expertise and trusted that the paperwork had been done correctly and
the structures built to meet zoning requirements. Applicant was not aware until the June
5, 2009 plan was done by Jeffrey Blackwell, that there were groundcover and 20%
differential issues. In addition, the Applicant relied on the review process by the HDC
and Building Department officials to note any issues with the Application. At no time
did the Applicant have any knowledge that there was a potential of a groundcover or 20%
differential problem with the new type of concrete wall construction.
9. The Board finds the lot is now considered noncomplying and no CO can
be issued for either dwelling without seeking relief from this Board to validate the
nonconformities. It is clear from a review of the documents that there was no advantage
realized by the Applicant. The interior living space did not increase due to the increase in
ground cover. It could be extrapolated that the unfamiliarity with the unique concrete
wall design by the contractor and the surveyor contributed to the error made with the
groundcover, which in turn made the 20% differential become noncomplying as well.
The area is rural in character, with substantial old growth vegetation protecting the locus
from its neighbors. The locus is so situated as to be immediately adjacent to three
traveled ways and thus the impact of the nonconformities is mitigated and would not be
discernable by the neighbors or out of keeping with the other properties and structures in
the area.
Additionally, the Board finds that a grant of Variance relief, to the extent
necessary, to validate the existing groundcover and 20% differential noncompliance,
could be supported given the unique topography of the structure, i.e., the type of
foundation built and concrete walls of the secondary dwelling. Applicant has no practical
remedy available to correct the situation, considering the adjacent traveled ways and the
abutting lot to the south is undersized and thus no land would be available for purchase.
There is also no ability to remove a portion of either structure as removal of the wart on
the secondary dwelling would increase the 20% differential noncompliance and due to
the type of construction of the secondary dwelling it cannot be cut into. The ZBA could
find that owing to the unique circumstances related to the topography of the structure,
especially affecting the structures, but not affecting generally the zoning district in which
it is located, desirable relief could be granted without substantial detriment to the public
good and would not nullify or substantially derogate from the intent or purpose of the
Zoning Bylaw.
Therefore, based upon the foregoing, the Board finds that the proposed Variance
from the maximum ground cover requirements would not be appropriate given the
circumstances surrounding the property as there are no unique circumstances related to
the topography of the structure or soil or shape of the lot, especially affecting the
structures and lot, but not affecting generally the zoning district in which the lot is
located. However, the Board did find that the owing to the circumstances surrounding
the required 20% differential between the primary and secondary dwellings, desirable
relief could be granted without substantial detriment to the public good and would not
nullify or substantially derogate from the intent or purpose of the Zoning Bylaw because
the Board felt that a reasonable compromise would be to grant relief so the secondary
dwelling could be 13% the size of the primary dwelling. The primary dwelling's ground
cover shall be reduced in order to meet this ratio as a requirement of obtaining relief.
10. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the
requested VARIANCE pursuant to Nantucket Zoning By-law Section 139-32 from the
provisions of Nantucket Zoning Bylaw Section 139-2 (Definitions - Secondary
Dwelling), from the 20% size differential requirement with the condition that the
secondary dwelling shall be no more than 13% the size of the primary dwelling, after the
primary dwelling's ground cover has been adjusted, and the maximum ground cover on
the lot shall be no more than 1500 SF.
11. Additionally, in a separate motion, the Board of Appeals, by a UNANIMOUS
vote, GRANTS the requested withdrawal of the variance request pursuant to Nantucket
Zoning Bylaw Section 139-32 from the provisions of Nantucket Zoning Bylaw Section
139-16 (intensity regulations - ground cover) to validate the existing ground cover.
SIGNATURE PAGE TO FOLLOW
Dated: September dr, 2009.
{:~
Michael J. O'Mara
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Susan McCarthy
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
2009
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On this tit.( day ofJ(,Pf~2009, before me, the undersigned Notary
Public, personally appeared ~.~ U~f4l.1 , who is
personally known to me, and who is the person whose narfie is signed on the preceding or
attached document, and who acknowledged to me that he/she signed it voluntarily for its
stated purpose.
~ ~ Notary Public: ~,,~JI1'4PbTo.('
My commission expires: M~ #~ d()/ J
Print Form
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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WITHDRAWAL FORM
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APPLICANT(S):
NHA Properties, Inc. (DBA Housinq Nantucket)
UPON THE REQUEST OF THE APPLICANT(S) MADE:
PRIOR TO
x 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
x APPROVE WITHOUT PREJUDICE
APPROVE, BUT WITH PREJUDICE
THE WITHDRAWAL:
IN FULL OF THE SAID
APPLICATION
DA TED:
OF SO MUCH OF SAID
APPLICATION AS:
Variance request pursuant to Nantucket Zoninq Bylaw 139-32 from
total qround cover provisions in Nantucket Zoninq BylawS-action
Th~Z9ning Board of ApE_al~
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the
139-16
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile