HomeMy WebLinkAbout028-09 Town of Nantucket.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. (J)I"b~
Owner's name(s):
/OWN OF AJlhJtuGlGeT
Mailing address:
It:, B~flI> ST.
).)~c.krr mil- O~;>s-.I
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Phone Number: " S-o~ 2. 2Jf. . ,7Z-S-S
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E-Mail: .crffib:s.;nt@~ci~~G.\......fo(.LC. . <:..c>UA
Applicant's name(s):
Tb~n' d{;'~~7Q~ .
Mailing Address:. ,/~ E'~~, ,'$.~i,',~h~t6'~1i ';"'/1-, ,~,~~--#
Phone Number:':,$"~' 'zzf:';lz;~t-2.~.ii,"f' ',. E-Mail:~.6Cr\kj;", dP "~.ft..~~.." fohc--,-. c..c:l.....
Locus Address: z.#/JjRJ.~~UlOiJS';;'''kPj,;.': Assessor's Map/Parcel:t:;."1IC-fO
,
Land Court Plan/Plan Book & Page/Plan File
Deed Reference/Certificate of Title: ~.t:~!8:1' Zoning Districf:~!i't.
Uses on Lot- Commercial:
Residential: Number of
Date of Structure(s): all pre-date 7/72 or
Building Permit Numbers:
Previous Zoning Board Application Numbers:;""~~;:~~~i1l~;~~.;; "
<,.:."
2 Fairgrounds Road Nantucket Massachusetts
508-228-7215 telephone 508-228-7298 facsimile
02554
State below or attach a separate addendum of specific special permits or variance relief applying for:
, ~ -t ~ ~ t3 - 1lJ l:t (-t') k( ~Oo~i,\c.U.~
~) Rel(~.c.~ot>> J-k\61A~ r~~:c.-h~
he"ell" t ~.,- ~
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I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury,
SIGNATURE,~~~,,",er'
SIGNATURE:
Applicantl Attorney I Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency,
OFFICE USE ONLY
Application received on:.' " ByP~\.. ",' Complete:: . ." : Need Copies:-,---,,-
Filed with Town Clerk:_I_I_ Planning Board:_I_I_ Building Dept.:_I_I_ By:____
Fee deposited with Town Treasurer:_I_I_ By:.' Waiver requested::
Granted:.". ./...,./;:. Hearing notice posted with Town Clerk:_I_/~< Mailed:/~/_I_
I&MYT!'C,\ifi/, 8<{~!;;.;I'~l' Hearing(s) held on{.g:.,/:;k/:.> Opened on :.....!.. /;.
Continued t~:~;~V~~.~~/$.z~' Withdrawn::\J; (~;!i})e~ision .Due ~y:":, l' /"
Made~;"i5^ In; A~;~ Filed wiT own Clerk:\I:~ Ai\. /Ji Mailed:i.~{ t;."" /:
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Town of Nantucket
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER..... ..'~~~JQW~~.. ~!r. ~I!;~~.~~*......................
MAILING ADDRESS........ J~.. J3>.(~.~~.~:f.. .~-t,.................................
PROPERTY LOCATION....... d:-.. .t~~~~1?~. f?c;':=!?J....................
ASSESSOR MAP/PARCEL......... .<;:. 7.. :-:-.~. 9.....................................
U 0 (; ..,
SUBMITTED By.............! !!!~.~.~ L'.~.~.':1.... ..7c?K-:: 9.f!.l:. .r?~.~('!
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 ofthe abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
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Ag'SESSOR'S OFFICE
TOWN OF NANTUCKET
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Town and County of Nantucket
Board of Selectmen. County Commissioners
Michael Kopko. Chairman
Rick Atherton
Brian J. Chadwick
Allen B. Reinhard
Patricia Roggeveen
16 Broad Street
Nantucket. Massachusetts 02554
Telephone (50S) 22S-7255
Facsimile (50S) 228-7272
www,nantucket-ma.gov
C. Elizabeth Gibson
Town & County Manager
June 12, 2009
Town of Nantucket
Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Dear Board Members:
The Town of Nantucket is requesting a waiver of the $300 application fee in regards to its
application for a variance for the new police station located at 2 Fairgrounds Road. Thank
you.
/.--' SinCerel~
Zce/
Assistant Town Administrator
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l~I)(Jrl]fla;"" ~_USI~"~t [NCI~S"~GIS!F~'~l>~ WR~S ~
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Application to the HISTORIC D.ISTRICT COM.MI~SION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
A" ~h:lnks mustbllfiHed in usii1~ !3LU!;PR ElI.J>,QK INK (no, pel1PiI) or marj(ed N/A,
'E' It Is stronglY reconim!!n~ed tllllt tMIIPplicantbefamillllr With the HOC guidelines, 1M/ding with Nantucket In Mind,. prior to submittal of application.
. , . ., .Plel!~' ~,eeoihllrsldefQr~Ubmlltl!lrll~Ulrllm!!l\ts.lncompl!!tll appllcaUQnsWlllnQlberllvlewed by the HOC.
is a contractual agr~llm!l~I~l!ff~p$LQll~lIeif~lini!lk,Aitaflpli()lItiC)n iSherebymadef(lris~UanGe 01 a Certifii;a!.(lf{\pflr(lfl[iat~nl!5$ under Chapter 395 of the ActS aJld
lives of Mass., 1 ~70, for proposed Wl'l!ka~descnbedheretn an~lon plans, draWings and photographs ae<:ompaJlYIn!lthlsapph<;a!lon .and made a part hereol by relerence,
certificate is valid for three years from date of issuance. No structure may differ from the approved appli<;ation. Violation may impede issuaJlce of Certificate of Qc<:upancy.
\\
, .~;.~
X MAP NO:
Date application received:
FOR OFRCE USE ONLY
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Fee Paid: $
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Must be acted on by:
Extended to:
Approved:
Chairman:
ntact Phone
, ( t ( Cr
Member:
MembeE .. ,"
Member:
Member:
-......
'ner of record:
i1ing Address:
AGI:Nt.INFORMATION.(if't1PPUclIble)
me: kjIFS1. Ie fJ.~c$ AS\CCI (1'\'(':) I \\'\( ,- Vy) h lrY tell
iling Addr~ss:~l ') Hi- \/CHL\L)\) B\Vd.I~l\ \1 (' \ cD
~~..~tll~hi IVV\' ()Z~~?
ntact Phone ~h . v. I q, tic E;mail: I. \1 i 11( r tt':n ("-
tLZF ClI(I1\'\ (et ;:>, eQ(t)
'\ \.
o Addition
o Fence
o Other
(' 4-1 7.11 .- ,', (J'\
:e ilf Structure or Addition: length: "I} - $, Sq. Footage 1st floor: I" '1.(;.
Width:lb) - It Sq. footage 2nd floor: . I i -)L-1
Sq. footage 3rdfloor:
terenc~between existing grade and proposed lini~~ gra9~: ~~rt~, .. !,' . . So~th ,. "\.' Ea~1 "";'lest,,
ight of ndge a~ve final finish grade: North 4: l ' - ({:j --;V; 2." \ "if /' \ '-, I EllS! 1" L -;- If .,' Wes! '1 ~".. ,Ie ,
ditional Remarks EVISI 1. East Elevation:1TC\(\t'C\.::,iY':-\ i', ( r':' \ \ Ci.\ i \ T 'J}i t1 \ EI C\
,forle Niuii'e:T,(tieseribe)LL- -,~"",,'--;!1f;\C\('''l,Lj U., ;\ \C':-(; '-'''-~-''--
2, South ElevatiOnf"'r('k.:\.' CC+-Sl( ('\ ".'. ':..'1. ' . . .. .'." .'.\ .., .t, (....'\
~",\.,. 'j \. Cj"\'1c,(' l,'-Vc
3.West Elevat~ltJ~if~)~C\ \1\';dt!.~~~\(;\ ._('\\\\,\\\,(::15>..
4, North Elevation t;t\t\ ecl ~""::C\... \ \ CJ \ S;+ i. AI \ '(I \ \ \~ .
'Cloud 0 $ and submit photographs 0 existing elevations,
DEtAil bFWQFiKT()13EP
,undallon: Height Exposed 0 Block 0 Block Parged 0 Brick (type)
~si>nry Chimney: 0 Block Parged 0 Brick (type) 0 Other
)of Pitch: Main Mass ----112_ SeCOnd,uy Mass ----112_ Dormer _/12_ Other
loflng material: 0 Asphalt: o3-Tab 0 Architectural
o Wood (Type: Red Cedar, White Cedar, Shakes, etc.)
'''/
.'
New Dwelling
Color Change
Roof
DGarage
o Gate
Decks:
Size:
Size:
o 1 st floor 0 2nd floor
o 1 st floor 0 2nd floor
,ginal Date: .~
Iginal Builder:
there an HOC survey form for this building attached? 0 Yes 0 N1A
o Poured Concrete
o Piers
Fence: Heigl~t
Type:
l.~ng\h:
, ,
..
location
L,~iibn
o Copper
Rough Opening
R()~gh Opening
o le"ders (material)
\
Size'
"SiZE! '\
cyl\ghts (1lat only): Manufacturer
Manufacturer
.tlers: 0 Wood 0 Aluminum
laders(matllrlal and size):
dewall: 0 White cedar shingles
o Other
'1m: A, Wood
B. Treatment
'\ "
"
o Clapboard (exposure:
inches)
Front 0
SideD
OPine
o Paint
o Rlldwood 0 Cedar 0 Other
o Natural toWllather 0 Other
Rake
Window Casing
Indows': 0 Double Hung 0 Casement
o True Divided Ughts(muntins)
)ors' (type and material): FrW't
Garage Ooor(s): Type.,
ndseapem'aterlals: Drive*ays
~Ote: Comple,tlldbor an~ windOw sChlldul",s lirerequirlld.
Door Frame
o All Wood 0 Other
o SDl's (Sirnulated Divided Lights) ManufacMer
Soffit (Overhang)yllmer boards . . Frieze
Columns/Posts: R()Un~\ \\~9Uil.r~!\.~'"
C,Dimensions:
Fascia
Rear
Material
Walkways
Side
Walls
dewall
im
COLORS
Clapboard (if applicable)
Sash
Roof
Doors
*=k Fopndation Fence Shuttllrs
'!taGh fl1an",fac~re~s color saml>~e$ifG?IQri$n?tllClm ~P9~~~~valti~t. '..
lsrebyau/h'Qrlili! thllagenin~rnll(j a~vsioa~fClrl' My ~~i[jli\"lMii\(ilc:tll!rl!llls' in tha~~il6iftcatlohs Ortheplahs cohfufn.ed. in this lijl\)licatiQr, 1n otdat t6 bring ti\e'
lplication i to. plian<;e with thll HOC~!li(jalil1es. I herelly aweeto abide by an. , pi wi te terms and conditions of this application. I hereby agree that the
Ibmis~ol1 I 'revision$~o triSi~~c;ati6n will il1~iate a newsixty"day review e' >'. .' '. _" .
3te .11\ . , Si ,nature of owner 01 record 'Si ned Und€r;' .ilt~.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: July 31
,2009
To: Parties in Interest and Others concerned with the Decision of _
the BOARD OF APPEALS in the Application of the following:
Application No. :
028-09
Owner/Applicant:
Town of 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.
~l5 ()~ti, (:a)
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
Assessor's Map 67
Parcel 40.1
Certificate of Title No. 21348
Property Owner
4 Fairgrounds Road
Residential Commercial - 2
Land Court Plan 37902 - B, Lots 1 - 65
T own of Nantucket
DECISION
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday,
July 31, 2009, at 9:00 A.M, in the Conference Building in the Town Annex
Building, 2 Fairgrounds Road, Nantucket, Massachusetts, the Zoning Board of
Appeals (the "Board") made the following Decision on the Application of
TOWN OF NANTUCKET, with a mailing of 16 Broad Street, Nantucket,
Massachusetts 02554, Board of Appeals File No. 028-09.
2. The Applicant is proposing to modify the variance granted in Nantucket
Zoning Board of Appeals File No. 103-07 to alter the height of the approved
structure. In the alternative, the Applicant is requesting variance relief pursuant
to Zoning Bylaw section 139-32 (variances) to waive the maximum height
requirement of thirty (30) feet pursuant to Zoning Bylaw section 139-17 (height
regulations) for the proposed public safety facility. The site is located at 4
Fairgrounds Road, is shown on Nantucket Tax Assessors Map 67 as Parcel 40.1,
and is shown on Certificate of Title No. 21348. The site is zoned Residential
Commercial - 2.
3. This 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. The presentation was made on behalf of the
Town of Nantucket by Deputy Chief Charles Gibson and Attorney Louis Ross.
There was public comment against the Application. There was one letter on file
against the requested relief.
4. The Applicant informed the Board that in 2007, the Applicant had come
before this Board to request a variance to allow the cupola to have a maximum
height of forty-eight (48) feet and the top of the roof line to have a maximum
height of forty-five (45) feet, which variance was granted by the Board (File No.
103-07). An issue arose regarding whether the variance granted in 2007 had been
exercised. The Town is now before the Board to apply for a new variance to
allow the maximum height of the cupola to be fifty-four (54) feet and the
maximum height of the roofline to be forty-five (45) feet. This relief would allow
the building design to be consistent with that approved by the Historic District
Commission. The Applicant further explained that due to the unique nature of
the structure and soil conditions, the requested height variance is appropriate.
Pursuant to Nantucket Zoning Bylaw Section 139-32.A. and M.G.L. c.40A,
910, the Board of Appeals has the power to grant upon written petition a
variance from the terms of the Zoning Bylaw where the Board of Appeals
specifically finds that owing to circumstances relating to soil conditions and/ or
the shape of such structure and affecting such property and/ or structure, but not
affecting generally the zoning district in which it is located, a literal enforcement
of the provisions of the Zoning Bylaw would involve substantial hardship,
financial or otherwise, and desirable relief may be granted without substantial
detriment to the public good and without nullifying or substantially derogating
from the intent or purpose of such bylaw.
The Applicant explained to the Board that a variance to waive the height
requirements was appropriate in this instance because there are unique
circumstances that relate to the shape of the structure proposed. The building is
used for public safety and will need to house the fire ladders and a ventilation
shaft for the elevator, which are unique characteristics affecting the shape and
height of the building. Additionally, the Applicant stated that by allowing the
height variance for this particular structure, the Residential Commercial - 2
zoning district would not be affected because this is a unique structure and lot.
The Applicant also stated that a substantial hardship would occur if this variance
is not granted because the Town would then need to modify the plans, have
them approved by the Historic District Commission and delay construction of
this important public safety facility even further. The Applicant further
explained that because of the deteriorating condition of the existing public safety
facilities, there is a public need for construction to commence on this structure as
soon as possible. Also, the ventilated elevator shaft as required by the
Massachusetts Safety Code for Elevators (524 C.M.R. 9 35) and the Massachusetts
State Building Code (780 C.M.R.), create the need to have the cupola as high as
fifty-four (54) feet to accommodate the ventilation for the elevator shaft. The
height variance would not result in a detriment from the public good but rather
would benefit the public because of the improved public safety that will result
from the construction of this facility. The Board finds that these factors satisfy
the requirements for the grant of the requested variance relief.
The Applicant also indicated that variance relief would be appropriate
because of unique soil conditions as the lot is located in the Public Wellhead
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Recharge district and must comply with the dimensional and area requirements
mandated by Zoning Bylaw Section 139-12.B. By erecting the structure higher
than what is allowed pursuant to Nantucket Zoning Bylaw Section 139-17, the
footprint of the structure will be reduced and this, in turn, would help preserve
the quality and quantity of the Town's groundwater resources by reducing the
effect on the groundwater supply. Additionally, the Applicant noted that the
soil conditions of the locus provide a home for Nantucket shadbush - a plant
species protected by the Massachusetts Endangered Species Act. These soil
conditions have further limited where the Town can erect a structure on the
locus. The Board finds that these factors related to the soil conditions of the locus
and shape of the structure further satisfy the requirements for the grant of the
requested variance relief.
5. Based upon the foregoing, the Board finds that granting the requested
height variance as described above would provide a public benefit to the
community and that the special circumstances relating to the soil conditions and
structure are unique and do not generally affect other lots or structures in the
Residential Commercial- 2 zoning district. Also, a literal enforcement of the
provisions of the Zoning Bylaw would involve substantial hardship to the Town
for the reasons described above. In addition, the requested relief in this case may
be granted without a substantial detriment to the public good and without
nullifying or substantially derogating from the intent and purpose of the Zoning
Bylaw. Rather, the Board finds that the granting of the requested variance relief
will result in improved public safety.
6. Accordingly, the Board of Appeals voted, by a vote of FOUR (4) in favor
and ONE (1) opposed (Botticelli opposed), to hereby GRANT the requested relief
by VARIANCE pursuant to Nantucket Zoning Bylaw Section 139-32 from the
provisions of Nantucket Zoning Bylaw Section 139-17 to waive the height
requirements of the Zoning Bylaw upon the following conditions:
a) The height of the cupolas and roof structures shall be no higher
than fifty-four (54) feet;
b) The height of the belvedere shall be no higher than fifty-four (54)
feet; and,
c) The roof line (ridge) height shall be no higher than forty-five (45)
feet.
SIGNATURE PAGE TO FOLLOW
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Dated: JJ'I 31
,2009
Lisa Botticelli
Nantucket, ss.
COMMONWEALTH OF MASSACHUSETTS
July 3/,2009
On this ~J day of July, 2009, before me, the undersigned Notary Public,
personally appeared J)~ J,)~ ' who is
personally known to me, and who is the person whose name is signed on the
preceding or attached document, and who acknowledged to me that he/ she
signed it voluntarily for its stated purpose.
~/~
Notary Public: ~r'$S4... K. M#~Y'w(
My commission expires: H~Yt.J, ~ ~/3
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