HomeMy WebLinkAbout030-09 APPEAL Goodwin, John & Joan
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MA 02554
CASE NO. O~ ..O~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): John B. Goodwin. Jr. and Joan K. Goodwin
Mailing address: C/o Vaughan, Dale, Hunter, Stetina and Beaudette, P.C., POB 659, Nantucket 02554
Applicant's name(s): John B. Goodwin, Jr. and Joan K. Goodwin ~~
Mailing address: Same as above
Locus address: 50 Walsh Street. Nantucket
Assessor's Map/Parcel: Map 29 Pa!SellOO
Land Court Plan: 15800-G
Lot No.: 11
=:_~
.::
Date lot acquired: 12/07/1997 Deed Doc. #: 78472 Zoning District: R-1
Uses on Lot - Commercial: None X Yes (describe)
Residential: Number of dwellings 1 Duplex No Apartments No Rental Rooms No
(;:
.:::J
Building Date(s): All pre-date 7/72? No or C ofO(s)? Yes
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
PLEASE SEE ADDENDUM ATTACHED HERETO
PLEASE SEE APPEAL of Z.E.O FILED WITH TOWN CLERK ATTACHED HERETO
I certify that the information contained herein is
knowledge, under the pains and penalties of perju
y omplete and true to the best of my
SIGNATURE: William F. Hunter Es .
(If not owner or owner's attorney, please enclose p
FOR Z ~ OFFIC
Application received on:_1 ~ _ By:
Attorney/Agent X
atter before the Board)
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:_I_I_
Hearing notice posted with Town Clerk:_I_I_ Mailed:_I_I_ I&M:_I_I_ & _1_1_
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: I I Made: I I Filed w/Town Clerk: I I Mailed: I I
DECISION APPEALED?: 1 I
SUPERIOR COURT:
LAND COURT
Form 4/03/03
District with a maximum allowable ground cover ratio of 30 percent. Locus is
conforming as to front-yard setbacks.
PRAYER FOR RELIEF
By granting the SPECIAL PERMIT or in the alternative the VARIANCES
that have been requested, the Board will be acting in a manner consistent with the
spirit and intent of the Nantucket Zoning By-Law.
In the matter of the setback intrusion shown on the Blackwell Plan, the
Applicants request a SPECIAL PERMIT validating the unintentional setback
intrusion and a FINDING that the burden of correcting the intrusion substantially
outweighs any benefit to an abutter of eliminating the intrusion.
In the matter of the Zoning Enforcement Officer's opinion that the bay
window is in fact not a bay window but a cantilevered section ofthe second floor,
the Applicants respectfully request that the Board reverse the Zoning Enforcement
Officer's opinion and affirm the ground cover ratio calculation as shown on the
Blackwell Plan, attached hereto.
In the matter of the alternative request for VARIANCE relief to the extent
the Board feels V ARIANCE(s) are necessary, the requests are in harmony with
the intent and purposes of the Nantucket Zoning By-law. Given circumstances
relating to the shape of the house and zoning yard setback compliance as shown
on the 1988 Plan as well as the design of the bay window in accordance with
generally accepted design practices for bay windows and especially effecting the
Premises and not affecting generally the zoning district in which it is located, a
literal enforcement ofthe provisions of by-law requiring removal of the bay
window and the relocation of the dwelling in relationship to the southeast
property lines would involve substantial hardship to the Applicants.
The relief that has been requested by the Applicants may be granted
without substantial detriment to the public good and without nullifying or
substantially derogating from intents and purposes of the by-law.
Goodwin! Addendum/6.29 .09
ADDENDUM
John B. Goodwin, Jr. and Joan K. Goodwin (hereinafter "Applicants"), the
owners of the residence located at 50 Walsh Street, Nantucket, Massachusetts,
02554 (hereinafter "Premises"), seek the following relief from the Nantucket
Board of Appeals:
RELIEF SOUGHT
1. A SPECIAL PERMIT pursuant to Section 139-16 C (2) of the
Nantucket Zoning By-Law (that "By-Law") and Massachusetts General Laws,
Chapter 40A, Section 6 to validate an unintentional setback intrusion not closer
than four feet from a lot line. The setback violation amounts to a 1.2" (one and
2/1 Oths of an inch) intrusion into the setback inasmuch as the southeast corner of
the dwelling is sited 4.9'+/- from the side property line in a zoning district having
a 5' side zoning yard. The intrusion is shown on a Blackwell and Associates,
Inc., Building Location Plan, dated May 5, 2009 (hereinafter "the Blackwell
Plan"), a copy of which is attached hereto. The Premises are also shown on
Nantucket Surveyors, Inc., Mortgage Plot Plan of Land, dated November 22,
1988 (hereinafter "the 1988 Plan"), a copy of which is enclosed. As shown on the
1988 Plan the southwest corner of the dwelling is sited at 5' from the property
line, i.e., complying with the setback requirements.
1 A. In the alternative and to the extent one may be necessary or
required the Applicants request a VARIANCE pursuant to Section 139-32,
Variances, of said By-law from the dimensional requirements of Section 139-16,
Intensity regulations, to validate the above-described unintentional setback
intrusion.
2. The Applicants are appealing from a decision of the Zoning
Enforcement Officer wherein he opines that the, "... approximately 14-square
foot area labeled "2nd. STY. BAY WINDOW" ... ", shown on the Plan, "... is in
fact a cantilevered extension of the secondfloor structure and not a bay window
and must be counted as ground cover, causing the structure to violate Sec. 139-16
(Intensity regulations) of the Zoning Code... ", therefore resulting in a Ground
Cover Ratio violation. Applicants are confident that the second story bay window
as shown on the Plan was in fact designed and constructed as a "bay window" and
is therefore exempted from a ground cover ratio calculation pursuant to the
definition of Ground Cover as cited in Section 139-2, Definitions and word usage
of said By-law. Mr. and Mrs. Goodwin seek a reversal of the Zoning
Enforcement Officer's opinion and an affirmation of the Ground Cover Ratio
calculation shown on the Blackwell Plan.
The aforementioned Appeal from a decision of the Zoning Enforcement
Officer has been duly filed with the Nantucket Town Clerk and a copy of the
filing is attached hereto.
2 A. In the alternative and to the extent one may be necessary or
required the Applicants request a VARIANCE pursuant to Section 139-32,
Variances, of said By-law from the dimensional requirements of Section 139-16,
Intensity regulations, to validate the ground cover ratio calculation for the
Premises.
DIMENSIONAL ZONING ANALYSIS
The property is located at 50 Walsh Street, Nantucket (the "Premises")
and is improved with a two story wood frame dwelling. The property is located in
the Residential-1 (R -1) Zoning District.
The Premises consists of a conforming lot ("Locus") having a lot area of
5924 +/-square feet in a Zoning District having a minimum lot size of 5000
square feet. Locus is conforming as to frontage having frontage of 122 feet +/- on
Walsh Street in a Zoning District with a minimum frontage requirement of fifty
(50') feet.
According to the Blackwell Plan, Locus is conforming as to ground cover
ratio having a ground cover ratio of approximately 29.9 percent +/- in a Zoning
SEE ATTACHED
EDWARD FOLEY V AUGlIAN
KEvm F. DALE
WILLIA.MF. HUNTER
MARTIN JEFFREY STETINA
RrCRAJill P. BEA UDllT'IE
VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
.ATTORNEYS AT LAw
WRA.LER'S 1ANE
P.O. Box 659
NANI'UCKET, MAsSAClfUSETTS 02554
TEL: (508l228.40455
FAX: (5081 Z2B.3070
July 1, 2009
" J
~-J
Catherine Flanagan Stover
Nantucket Town Clerk
16 Broad Street, 1st Floor
Nantucket, Massachusetts 02554
Re: Notice of Appeal/Decision of the Zoning Enforcement Officer; nJ
John B. Goodwin, Jr. and Joan K. Goodwin;
50 Walsh Street, assessors Map 29, Parcel 100 (hereinqfter "Premises");
Lot 11, Land Court Plan 15800-G;
Nantucket, Massachusetts 02554
Dear Catherine:
Pursuant to Nantucket Code sec. 139-29, et sec, Zoning Board of Appeals, this
letter shall constitute a Notice of Appeal on behalf of John B. Goodwin, Jr. and Joan K.
Goodwin of 50 Walsh Street, Nantucket, ofthe decision of the Zoning Enforcement
Officer (hereinafter "Z.E.O.") in a letter to Mr. and Mrs. Goodwin, dated June 16, 2009, a
copy which is enclosed, wherein he opines that an, "... (a)pproximately 14-squarefoot
area labeled "2nd. STY. BAY WINDOW"... ", shown on a Blackwell and Associates, Inc.,
Building Location Plan, dated May 5, 2009 (hereinafter "the Blackwell Plan"), a copy of
which is attached hereto, "... is infact a cantilevered extension of the secondfloor
structure and not a bay window and must be counted as ground cover, causing the
structure to violate Sec. 139-16 (Intensity regulations) of the Zoning Code... ". This
opinion by the Z.E.O. results in the Premises violating the allowable Ground Cover Ratio
for the zoning district. Appellants are confident that the second story bay window as
shown on the Blackwell Plan was in fact designed and constructed as a "bay window"
and is therefore exempted from a ground cover ratio calculation pursuant to the defInition
Page 2
July 1,2009
Catherine Flanagan Stover
Nantucket Town Clerk
Re: Notice of Appeal/Decision of the Zoning Enforcement Officer
the definition of Ground Cover as cited in Section 139-2, Definitions and word usage of
said By-law.
Mr. and tv1rs. Goodwin seek a reversal of the Z.E.O. 's.opinion and an affIrmation
of the Ground Cover Ratio calculation shown on the Plan.
The grounds for the appeal follow:
1. "Bay Windov/' is not defmed in either the Nantucket Code or in Building with
Nantucket in Mind, the Nantucket Historic District Commission manual. However, the
bay window at the Goodwin Residence is designed in compliance with anyone of a
number of definitions that are available from different sourc.es, i.e., as a, ~'... projecting
form containing window(s) that rises from the ground or from some other support, such
as a porch roof. ..", Glossary of ArchitcclUral lams Adapte{i from New York City
Landmarks Preservation Commission Rowl]puse Manual. found on the internet at
hrtp://nyc.g.ovlhtml/lpc/html/glossarvh>Jossarv.shtml. This description is indicative of
many possible bay window designs, photographs ofa number of which I have enclosed
with this appeal.
Thank you for you attention to this matter. Please feel free to call me with any
questions or concerns that you may have. \/\
I / I
1 / f
S.. lllce;el) i
.f, /'. "\ \'~
'''1 ' \
y~-...., \ "
/ " ........
William F. Hlmter
I 1
) ,
f I
\ /
\....... ./~..-,.,.
"'...-....'"
WFH/
Enclosure
Page 3
July 1,2009
Catherine Flanagan Stover
Nantucket Town Clerk
Re: Notice of Appeal/Decision of the Zoning Enforcement Officer
CC: Marcus Silverstein, Nantucket Zoning Enforcement Officer
Nantucket Building Department
Town Building Annex
37 Washington Street
Nantucket, Massachusetts 02554
John Brescher, Zoning Administrator
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Massachusetts 02554
1'; UJ Zo -tonH=:t:i!o;S.....
:z (J) O'il~" :lJ>"Cii-t7\"'O ~ I\)
i 0 -t r-"'ll-t:o:lJ mr- ~s.f
CD :0 o>z>.-<-<o"m~>
.., om2:> "tlr-m Z ::2 ." \0
1;- ~ t..::O zr- :> 1JJ
OOrn-C/lZUlm Oc:::E ~ Co
~ )> ~z;J;;(J) mil~zo;=>
]) )JZ"tl'Z~UlC-< Zorn
~ mG) 0 0 :X:(J)Z
I z ~-j:lJ~--d:05lV:.g
'"
0 .1\) -I" >moczcm m
I .lD )J-j O::E)Jm':lJO"'ll
~ l;o:r:oo m~ mm>
... CI)~mm)Jzen'ilZo~:lJ
If
'" m)J,,:OP:cam >:lJ~
en-j:O::! mzZ-l -I
~ en-a" ,... 0 "3:
"11 om - -<-1mlD:c ."
:c rn ~ 0 J: <t.l!m 0 ~ a
~ )> ,.,," om-!"-<,,
:0 :C:lJ-I::l z,,:r(f)m -I
0 ~m-<~ o:omm~O:J:
P.' m oenCl) c:mOo-<~m
0 r:- :tJ:r:r:> :D?;fri -<-j
01 oooen ~CJ)(J) C 0 3: I\)
~ en~ m z>
. ::E-j zeno m:z~ PJ ::?:~ ~P'1
!: 0 z;zo -j-:tJ 02:
0 N~-... :.,,~ ~ ~
~ Sti & ."1) \.J 'Ii ~
II ~ f::J ~
t ."111- ~ <;")
~.V) ~ ^-.J
."1t~
~V:> ~
.~
@ 0
C) C:J t:l l:-'1
S2 S2 ~ ~
a a a r-
M iii M 8
Vi Uj Uj
Q tI') \) ~
~ a
ti) f!J <: C)
:::::! ~
<:
e') tI') ~ :-I
c: ~t;;
a :::tl tJj
~ OJ
a a
C:l c: > I\) VJ
~ ~ ~ ~ ~to
~ C)'S.' (J
~ ~ a.,,-
sa ~ ::::] ~ t:j
(j
c: ~
~
C") ~
~~lO
~~I
~-r;-
a a
<:
~~~~~ ::tl(}
CTlC:
~ to a a~~ ~. ::0
,.... 0 Q c:~~~~ Q..;O
to 0 ('D ~ CI) S ~U)-iC:~ ~~
0
"tl~ c:: ('D C) C)_~s.:
!'! 9- <II ),. ~ t:J~ Q' -.,
~ ci ~ :'.' ,.... t"--i (')f1)~;as -N
'0 f!1 b ~Uj'='a-i -...0
~l\J~ .n, . c... .... ~ "-1 ~~<.n<:U) ~
""'3OC/)~ .:tJ ,," J;~~V-':V ~<:
-.. c:::: ~ t--< ..... .:-1 .c...0 1\,) ~ ~ df:"2 G~ Oj~~-
.Ul .0 ;r; c ~)ir:tiC)~ Ie')
CJ1 C":l '-3 . t-< Q .... .~ <: - ~, ......)........~.__~;;I.."'!, '!'r'
C""'\......).".;;;~ .0> _ ;.:l:J:/..'/ r'- ,-:':;:~~", ~ Q~!'"'1" ....-.CJ
1llIt
"I
~;~' .~-
. ,,,~
~ ,
, '
'E
~ '
':
~ ,
/~,~.; ;;. l
.. t 'f
.~ .
< r
,
@
N
o
'0
Ol,
~~:;.
I~
~ . ..
, ,', '":'~ . i",:; -,~',,~'"
, ""'.'::.-."'-':'
3:r:::;~
10). ...;1
ijT:;;:~\
'f5.
f:f'
t:;:' ,',
~ \ ~~ '':f,
c'
(f;
0'.
I
u
,_ }_ 1100<."<;:_:_
,~ ,y
'-'>,~t~' .-
'.:~
:I".j.: l~f
_~': rJ'.;>""
1:". ,
<<t ~~".
.. : ~ ~~)'~,-<:.:t
.~
i:.
c.
'-f-.,>,
... Jt~;::
,'" r:1!I:~:?::C'
.:..." ,
~
~
~
ic
,~
l'
'~}"'T'" . ...,.~
"'-';0.'>
-; :: q,. ~~"
~,:: ~ ~..
. - -> ~- ;";,."'- ~....
>c.
,
..~~.
~
:;,;;.~:~~
'i!
~^I:ifD .~
,~+... ~.'
!::~
"'"
--
..
.
.
~
~
[I:"
l='
{'(:'..,
f~~.:..
~"'~':;:':.\'
.~..
~..'
~~.,'
------~~~-:._..;....~,-,.",...""
;,.,-:.-
~,
-
C"~
' '.'",' ..,-
-~
_.
-
_...~.....
,~
10
I
'-
...-
---
~
.,. " ,
~.. t l ~
..0' ~,.
.:.: [ ~...
, - -
.. '.
.........
I (I I
Wffi
fmft
1.~J ~f4I<<
o;~, jij,}
t~~ .l!lJ12i~
U~ .... =-" L'~'}!WIUJlmuK:-~
'~~_, ('---- "'fl~~i; 1-:-:- }fttill~i~ ~.;~I.~ (~i
..,~, ....~.~,.-" """ O>U r ," ---~~, '., ~ . t'" ~," j t f f if
-"'=.-:- '~i -.~- 'i;-'<"~~,..~~~-~-':::::~ t. ~1 "~ j' Hl1. t ii.". ~or ..
--- i r: pe I-'=--'~~~ .:~~:~~J-= ~tlr~r 1 }~ Hli~'l:~~~
x .~.~.....~~. \"'~.....-,.... OJ -. .~. - ''''''''''1' ..r.' '. ..... .... ...' ..t....:-&:.~..;...
-~ [ ... ... .~i~i~!'!; .~:i:r~.~.
.-~c _c~.If';;.#ii'.~ r' . . ,.;1.111 i.tHi~~~~~t.~~ ..
wi' '1 i- 'Ii i ~ t n ~ ~ f~ i. ~" . f.;: H ~ i t, , . .
~. ..'".. .!JIdq ~q il,; q ~ ~I: n ~ I; t . j\l.
"Q
I~~~-'-r-
,....~.~
'..- .....
~-- ',.~~-,- '1:"'iliIl.!iII: ~
~ ~. ---~--:;.~~-~ ~
...r_~ , _"f"'~ ,.., -~
6~.~~,.~=~1'~r~1E.J:;;or'
~ -'~*~~~~" - ~~~~~....
,.d~' t!. ~ .~~~:_______" ~~~.
...~
.~.' ~'.,~-, .......~-o"'-
" .m::f;:;:;';';'"~~ rc ~""
..-:'..... >
............-
,~
......,
"li
.................. ,
~ =-- ~~= '
>:t'~~J?'~.~.~~,~
i
~
.;
!,:! ,,;
.
~ .
.
(
'J
!
;1
f
""UII~ i
!:
'.C_j";. r. """- 'L .
1~
.,.IF""
,
,I
JJ
'~:;;.
'~",'-'~'.'r.J.-'-;'::~
.{: f
r
~,
~ -:( ~1.. ~~ )I~..
~.~Jt!t"';~
;...\."'1 ... -Lf
, - ~ -..!"
"'"'
~
t .
---.
~-
........
.~ -~- .~~
l;." " --..
c_ "'" .
r.:>(... -i.~ ..
ti
.... - . -"...,.-
-;;.-',"",,~.-,;!:-.. -~"'_. . -"-..:...o-'-;;"""""'-V._-' "._~..-~:'..~. .'-'--" .;....:-..::.r.~ ,::,::--,..~~-"",,':-~'_'--, ._
---~~..._~._.
...,'-';. '-C~~"',-;'"';':._-
;;..'..'.....~.' ""':"'1-'. _'J>...,...-'i.'"' ~
.~",,:;~
.
'"
ei
",-,,"_7'~~''-';~'"'''~''''''''''_';;''~'''''~----'''
, ....--...-...-
J
~
-~-;::::I:'~C(,::::..:...:.;:~~
.. .._~
.~
~'''~i~-:~~;:;;::(;;;''!(~~:.~!
. ,- -..-.",---,'+ ~"~''i-~~''t:'r::"l~~~::-~cc .,t~~~;.',:...
- _'':':'--r.'''',-=-'''
~'~:f~'
:' ,1~r _-~~;,f;~'
~
.~
-~.
~~-
d.
j>...C"
;,
~-. !~~"~'.'Htf
-'? . ~~, :":';ll'
".' "':,",'$;'"
~~~;'
j, ,Ie,. ~
'1~ ~-
...-
.~~Ji
:~~~;;..~~?~:.:~
.-.....t....,,$
'.:wiII"I;ltc
".~:~
f,.....
~ ;;;:~~~~ .~~--~
,c~, _~
~
~'-~1
.,
""L
!
<
[
i.
t
I:
k
f
!"
L
t~
t
t
r
~.
. ....,_....~:.,.,.~:--~
J~2J:;~~ ~~:~"3E:~~~~~
,.,-..,,:'~' ".
~ ~~~:~.
,....~
~......,...-.
".,.,,.,_.'._.;-',,, ,,.',,
".....~-~.-'".'~
fa ~;,,~...~;:.~.
-' ,~~::-:.
0-.......,
1!!~'
1,";
~. ,
"
!"
t ./
,.~ ~ f
i.....~ .
f . f
. .. ~
"if;
~-=~
J.iii.
/j.r
,
ri
~.~-,.
".:t!f.W,:,~~,~~'~~~~-w~t~qr""-~""'7"~7>-:~~:0"~~f?-;"'\J_[<l",....~.~Jf;;~~~!.
-""""-c _~
''''''-
.
.,.""..-."...........-.".......-:...
: ~ .
.c ......_
. '.. <
'",,7;;' ~ ~....'
-:
- ' ~
. "
~ -- ~ - -
"'0 "
,." :" "~~:f~
~ .... ""... """""'~
- i" . ~l -,;,,.,
..
i:
,J
~
,~
~.
i
Ii'
l
~"":i.
~
?i
:,~1
!~
'"a
....1;
'.,t
.~
<10
'-::~$.
:-;i
,';-Vr.-'
h~"~'ol\I'Iitt!Il,\'.:v.q'",~'l,"'\"~-:::~ ~ "-, '~
-_....',:~~~......
.. ,...--__ __, _r..,......~~
J
, .
, I, .,~:;,:;.:", '~':
,,,::-__, ~~. ~._.~~<'"_ ~~:;, _, .....~;l;("_ .'"
IlL
I
I
f
i
f
I
J
I
*~t~~;'f'S1ft~;~
L
~~~i~~~~~~~;s~~:~~t~i~i~~2::~~~~.
t""',
.~:~ -;. ~~~ t" '" ~~n~~ '"'
. - -
~'~\~7~:,,:;t.1~~~L?j~<^~?"}?G""1~{
?If'.
~~,~~-
'_v_"" ,.....'~...
~ti.:..,.,,-.~..,..
.., '''::~'i:'\~j~~:;X~'--'''''-_-~~-'!'-:>-~
~.d:w:
,.,t,
f
,! __~ __'; ,L' ^' :~::
. ,~ 14 ~i! . .
~ -~----"'"
, -- 'i ",n7 ~ ~ '''ft7''-'-' ,
. ~.
" ,~. -
~ ',..-
,'-,-.. .-
".",.,.".,;,~", .,.
- .,~t'-
, ",,","',',",,"',',','",,',,'." ,'"" ",","
".."" ....' ., ~
',.', " .. '. ,. " ,
~ ~ ~ ~
-f .c.' .- . '". . ~
<'!1:'~" . r- _, ._ " . .~. .
"'-" -~'~~ ~~->---~,
~..
I:....
-~ - '
-"~!~;-CS1,..,C."".:".,\'~,~""""'_
,1,;'_"'1> i
, J~
r\ ' ,
~, ..:1-
~ . ,"
"r~
~;..) . WI.
( f .
If
JI..
.!., f.f
il ~~~
II t.
~-~.
,-,-",-,=~"-,,,,-~~/'---'"-"--=
>O-i-iO-i>m","'O-i
C)~=1::J:m::J:z"'c::J:.,,::J:
ozfnCi)0m-<~~gzfi5
~~o;2C/)]~~~5~;E
Q"':uo>OC)(j;' -iO
Zoo-ie5;j\r:::J::i~g-i
Gl"'~"tl :U>"tl(j;-iA"tl
b>zr;;2~~~"tlID~r;
~gJZ~r- "tlr-mlDz
C)O"'_"'Z"'m>C)C~
~Z~'" m:ti=lZop>
:uz"tl~~"'c-<::J:iiiQ'"
!,l!Gl~-i:ll~~coo5jl
-ijl-i>['jo~~?gJoqJ
>O::J:C)o~mp>Omm>
~;j\mm:llz"'."zo~:ll
m:U"tl:llP:llOmO>:um
~:j:ll~ ~Z~-i"tl-io
~ omo- -<-imlD:U;;:;'"
~ -0 :ll"';j\~ ::J:",mo!,l!O
"')> >:ll-i Om. c"tl-i:U
SO!;:o :ll:U-i- z"tl::J:",m -i
ill 0 mm-<O C):llmm:llO::J:
II> m g",,,,z cmgo~~m
~ :. :ll::J:::J:1l; 55~m-ir--<-i
~ ~$1o mm"'oz>o
...... . <:; ~ -i Z '" 0 m Z ~
~ 0 Z;ZO -i':u oz
o
~
h
1li
/ )>
.. CIl
'" CIl
~ m
~ CIl
z CIl
~ 0
m ;:0
'"
~ s:::
~ )>
:p
!
'i' .",
S .(0
b.
~
~
j
it ~
p <:~
N~_
Sti ~
@ 0
~
l:-'t
~
\)
~
a
M
Vi
~
Ui
~
G')
a
a
\)
Qi
<:
~
\) \)
~ ~
a a
M M
Vi Vi
Uj 0
M ~
P ~
~
OJ
a
e::
~
~
>:J
).. ~
<: .... co
C')'S;:I
a-.,-
=ii &
Vj
;J
~
'j
r-
~
~
t:J
Uj
e::
::0.
~
~
::0
A
::0
d
e::
~
...
~ro
lJj
o ~
;;;::<:<0
::0'- I
::0 ~-
a 0
<:
~~~~~ ::00
~ Cbe::
to a a__ !!!.::o
r- tJ a e::s:<: it it Cl.::O
to 0 CIl ~ Cf) S <:Uj-;e::c: ~~
'tit n CIl ()
~ 8- CIl :h ~ \)i5~itit 5=-;
~ ci 5 :) r- ~ 8n,55~S -!'-J
.() !'!1 b
~1\:)~ '-3 ~Uj\)a-; _a
.m . c.. ~ ........ Sj~U)<:U) <:
""lOCllbtj .=<J . :o-~
..... .:-1 .c..0 " ~ ~
--..c::: ~t--< '" ~~~N
.C1l .0;:1: ~ IG')
l:11 C") '-'l . t--< 0 .&; .),. <: ~0~~[;1
~~~[~ ("jo -0
.~ .'-' ::c: !lI '. ?; 0.' '-~
0 ~~~ ?;
':h .W :~(;) ~
1\:) - ~ t--< R. . r- t:tj5:a lJ1
1\:)~ ~ ~ . if) .(;)0 tJ '-3?3R 0
.::r: ::!? .00 );,. ""lJ1-tl1a :!J
~tt:lt>:lRt3 . if) ~ .00 ii1 o aOo ~
~~~~~ '-1 :() :0 ~ ~ ~ ~ ~ ~;q~~ ::j
':0 ';!2r- .~~ ........ a
.m a ~
\, O)oC")~ .m .0.<: -< ~ ~
1\:)~C\)t;3 .'"i .~...,. ~ ."" 1\.)U)U)U)lJ1 ~
.0;) -4' . ~~~~~
to CJ) ~tt:l '0 ~ . '" ~ Ui
l:11 0- .0 0 <0 {..
OJ {l... ~ ~ :~ 0 C/) H-l:Jl:Jl:JH- ::j
CO '" ~ ~~~YJ <:
tv f' C/) ~ <:<:<::>1 8
~
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
Prop ID
Address
Owner
29 100
50 WALSH ST
GOODWIN JOHN B JR &
JOAN K
2 OXRIDGE LANE
DARIEN, CT 06820
01/06/1998
$1,375,000
C0018/ 203
0.14 acres
NOT A LEGAL DOCUMENT
Sale Date
Sale Price
Book/Page
Lot Size
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Dj"lqimer The information displayed on this or
any other map produced by The Town of
Nantucket i, for reference purpo,e, only. The
Town of Nantucket doe, not guarantee the
accuracy of the data. U,er, are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
~".
";;,,,,,-<- -
'"
1:',-,
'-'0'\
11.
l/-'l,
,/- ~/
\ ,,/ 'j:.., '.
. -_-~.r~/v' \
L( .r' \
.,.' ,
'_j__.___/J
Town of Nantucket, Massachusetts
Map Composed
7/6/2009
2005 Town of
http://host.appgeo .comlnantucketma/PrintableMap .aspx?Preserve= Width&Map Width=8 64...
7/6/2009
127444
..
111111111;1
Cert: 23266 Doc: DO
Registered: 06/12/2009 02:63 PM
MASSACHUSETTS QUITCLAIM DEED
We, JOHN B. GOODWIN, JR. and JOAN K. GOODWIN. as joint tenants with right of
survivorship, of 895 Village Road, North Palm Beach, FL 33408
for consideration paid and in full consideration of ONE AND NO/100 DOLLAR ($1.00),
grant to JOHN B. GOODWIN, JR. and JOAN K. GOODWIN, as tenants in common,
each for an undivided 50% interest, of 895 Village Road, North Palm Beach, FL 33408
with QUITCLAIM COVENANTS,
that certain parcel of land with all improvements thereon situate at 50 WALSH STREET,
in Nantucket, Nantucket County, Massachusetts, bounded and described as follows:
Lot 11 upon plan numbered 15800~G, filed with Certificate of Title No. 10,808 at the
Nantucket Registry District.
Subject to rights, easements and restrictions of record as set out in Certificate of Title
No. 18203.
For Grantors' title, see Certificate of Title No. 18203 at said Registry.
127444
't"~
WITNESS our hands and seals as of the ,~ day of June, 2009.
Jo
@~ 4). ~z9u) h-
Jo n . Goodwin
Commonwealth of Massachusetts
County of Nantucket
On this \ '":l... day of June, 2009, before me, the undersigned notary public, personally
appeared ~'O't\N "-.. ~<-:Ui) w""" (a)_
personally known to me, or (b) ./ proved to me through satisfactory evidence of
identification, which was \:l'v"'~ \... \C t--\ (type of identification), to be the
person whose name is sig ed on the preceding or attached document, and
acknowledged to me tha e/she signed it voluntarily for its stated purpose.
Official Signature and Seal of Notary Public
My Commission expires: S \ \ ~ \ "}..o \ 1-
\\.. ~ l.\.- '\ \) '\) ~ ~
127444
...
,~.~,
r~q
.,.
I
J.-~'
co
l'~;l
':..:::.
:.L,l
,
,
1
;!: I """ ,
i I 0 , 1
'" I i ,-, i I
1:1 I , 0:: , I
, 0 !S ! I
:::I I , ", :+: I
, :::I * :z: i ,
0 I , .,... ,
.... , '0 :l> I
, I :::I '" :z: 1 ,
II> I ..., ,
g. , .. ..., -1 1
0 i ,'0 "'" c: I <;;>'
1:1 I '!. '- r<"1 :::0 "" I g!
:::l I ,~I 0:: ..... m ~ I
, r,-;: '" <: C'I ,
0 ~l r<"1 ..... -1 , %'
I .... Cl t.n 1 0'
, ,...;, -1 .,..,. I ..0
I -, ~ ..., ;:>':> 0::> I ,
0 "T'1, .... t-.) '-' -<; c: I 0
I ....., ,...;, 0 "'" :z: I ,
I ~: <..~ 1=' <=> -1 I 0'
I .:::. "" 7.1 .... -<; I .;:::.1
I 1"'1 ..., c.,., , ......'
, 0 a-. -1 ,..... I ,...;,'
I %' "" ..... '" :>> , ...."
I 0' .-r on ....... 6 I ...1
I "I :::0 -1 n I """
I ::r.' -1 , ....,
J "~l ID 0 :no "" 1 ,
, I~' ....~ -, <::> ! I
, ~I .~~ ...... c: I
1 ,..,1 -1 "" ;:T.l i ,
I .~I 0 (.oj :z: -1 I I
, I .-r "U 1
I "" :+: I ,
1 , - '" 1 I
I I ,
I I ..... I 1
I , ...... , 1
I , h' , I
0 I '..'1 1 ,
, I , 1
, I .=. 1 0
; I .:::.
, ;
1 I
'iII\t\.'::,,..:
.;-' )".:~:.....::!:: :~:n .' '..1 :~;;.::..,.: .
078472
DEED
I, MELINDA M. SULLIVAN, formerly known as Melinda M. Vance, of
West Hartford, Connecticut, for consideration paid in the amount
of $1,375,000.00, grant to JOHN B. GOODWIN, JR. and JOAN K.
GOODWIN, husband and wife, as joint tenants with right of
survivorship, of 22 Old Farm Road, Darien, Connecticut 06820,
with QUITCLAIM COVENANTS,
That certain parcel of land, together with the buildings thereon,
located in Nantucket, Nantucket County, Massachusetts, now known
and numbered as 50 Walsh Street, bounded and described as
follows:
NORTHERLY
by Walsh Street,
39/100 (122.39)
one hundred
feet;
twenty-two
and
SOUTHEASTERLY
by Lot 9 as shown on a plan hereinafter
mentioned, fifty and 73/100 (50.73) feet;
SOUTHERLY
by land now or formerly of John C. Ring et al,
Trs., one hundred twenty-one and 78/100
(121.78) feet; and
NORTHWESTERLY
by Lot 1 as shown on said plan, forty- seven
and 96/100 (47.96) feet.
Said land is shown as Lot 11 on Land Court Plan 15800-G, filed
with Certificate of Title No. 10,808 at Nantucket Registry
District.
Said land is conveyed subject to the following matters:
(a) Order of Taking by the County of Nantucket for the
layout of Walsh Street as a highway dated October 29, 1975,
registered with Nantucket Registry District as Document No.
16527.
(b) Order of Taking by the County ot Nantucket for the
layout of Johnson Street as a highway dated October 29, 1975,
registered with Nantucket Registry District as Document No.
16550.
(c) Easement to Wannacomet Water Co. dated October 26,
1987, registered with Nantucket Registry District as Document No.
42136 as affected by Easement Assignment to the Town of Nantucket
dated March 31, 1988, registered as Document No. 43988.
(d) Board of Appeals Special Permit dated February 8, 1991,
registered with Nantucket Registry District as Document No. 52922
as affected by Clarification of Decision dated March 25, 1991,
registered with Nantucket Registry District as Document No.
53170.
...
018472
(e) Real estate taxes assessed by the Town of Nantucket for
the fiscal year 1998.
For title, see Certificate of Title No. 13,863 at Nantucket
Registry District.
Executed and sealed on D L'C--
.) ,
.>-..... 1
, 1997.
I
----'rLu:/LL\ A Ii....... -"-'11 { .
Melinda M. Sullivan
,'-
~::J...{.... U ({"it :.......;
Nantucket, ss.
COMMONWEALTH OF MASSACHUSETTS
h-tc'd--
, 1997
Then personally appeared
Sulli van, and acknowledged the
free act and deed, before me,
the above-named Melinda M.
foregoing instrument to be her
h!&v ~iL~
f NotaryfPublic .
Printed name: ~/Ie(/ J: Wttd/,r n,9lor)
My commission expires ~7 8- T; J.-O Ol)
f:\wp\sullivan\melinda\SOwalsh.ded
DCEDS REG 16
/JANTUCI<E:'j
..~. :, ~ '.'; .
"
: ')C " ~. J.. (J :5 ()cj. dO
(I j ... n (::./ 98
.I~Y,~~<:~
~
Tf-iX 6270 ~ 0 (l
CASH 6270.00
:l.476A01.6 H:35
EXCISE TAX
,~ ...
f'. ....
~
~
-
-
, .
0
:2
o+--t
c::
CD
E
~
(J
0
a
N
I'- z :e lD
~ Q~ 0 ~
00 ~~~ UJ dJ kl
~ N) ='
UJ a:
r- ~ E~ ~ ~
Q .~ UJo
1m -ll- .~
~{1 w!=Z .. U)
<..'J 1-- ..rc
~ CJ - <LL.Cl
. .S co W n.o~
~ ~ 0 II: ~i:CV)
CJ [i: ~ c:i o~o-
~ :z: r.::z
0 () z vr-="'"
..- cC 9 UJ
c:: ~ ., U. I- 5a::~ ci
() <.C () LJJ "'" Z
CD ~ 0 b e,) CO~C1 0 UJ
u:: 0 5
E "Q w 1= "'-'=a:Z o:l
::::- a: QUJ.c( :::!':
9~ w ~u.... 0 u::
::J w- e,) a:UJ fi Ii:
~ z ....z
(.) () 0 ~~ cr: liJ
I- G..
0 W 0 en ci"'1ij
w ~I-
13 (3 ;;!: ~
0 c:c ~ UJ in
2: a: ID
Jf ~I tJo
RECEIVED
BOARD OF ASSESSORS
JUN 2 3 2009
Town of Nantucket
TOWN OF
NANTUCKET, MA
Zoning Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERIT OWNER....6.~.~\Y.,.~~y\.... ... ............. ........
MAILING ADDRESS. ~(~. .\(~ef\\.Q~T;. .1.. \1~ \\...
PROPERTYLOCATION....~..WB~..~~.............
ASSESSOR MAPIP f)<;EL... 2, ~. /. ~.p..o...........................................
SUBMITTED BY.~\. \. .\1~~R....... ... .... ... ... ................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners ofland directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
J)AU- ~if' :2<<1
TE J
;J~~Lr / () 4i4-J
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
'"
"'-
IV
""
"'-
IV
o
o
~ ~ ~ 5 E ~ E 5 ~ ~ s ~ ~ : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
'"
IV
IV
""
~
~ gj co Cj) ~ s:
:= ~ ~ Ih i5
o ~ to U1 ... 0
~~~:q~
~ ~ .. i!:: >' ~
H H ,,", i'i
~ lJ ~ 31 ~
I-( l( t:I t-! briI
>' ;J >l '" ;J
...... Cl
'" '" '"
Cl Cl ...
'" '"
... ...
.. ..
.. ..
> ~ ~ 0 ~ n 0 ~ ~ ~ ~
~ briI ~ t-! briI ~ e s g.. g.. g..
o ~ ~ ~ &; ~ ;; Iii
~ ~ = briI co ~ ~ = ~ =
~ ; ~ ~ ~ ~ ~ ~ ~ ~
~ H ~ j ~ ~ >l >l >l
~ ~ ~ ~ Q > ~ ~ ~ ~ ~
~ ~ ~ ~ ~.~ ~ " ~ ~ ~
~ n... ~ ~ ~ ~ ~ ~ ~
:::: tIl):l is
~ ~ ~ ~ 31 ~ e ~ ~ ~ ~
briI ~ ~ = ~ I-( ~ = ~ ~ ~
n briI ~ ~ I-( briI briI
~ briI H = briI briI
o to briI t:I
e: >' ~
>' >l ...
31 '"
:'l ~ ..
>< ~ is
~ ... ;'j
;;j I2l ~
o .. H
~ ~ ;'j
.. ~
~ ~ ~
~ ~ :
... '"
~ '" Cl
~ '"
n ...
"
o
~
tl
..
..
'"
"
..
'"
'"
31
o
~
..
'"
..
'"
...
'"
Cl
'"
...
~ ~
>< n
o
; ~
'" ~
~ ~
'"
'"
" ~
'" i'i
e ~
... ..
..
...
... '"
'" '"
...
'" I-'
~@O~~~~E
12 a ~ ~ ~ ~ ~
~ i:l ... ~ ... ... ;;j
~ ~ ~ ~ ~ ~ ~
rn n ~ ~ ~ ~ ~ 8
: ~ 31 ~ 31 31 ~ ~ ~
~;J ~:
.. Cl '"
'" ~ '"
... ~...
.. n
.. ..
~
.. .. ..
000
f;; f;; f;;
.. .. ..
~ ~ ~
.. .. ..
i:: ~ ~
H H H
~ ~ ~
.. .. ..
I2l I2l I2l
000
31 31 31
;J ~ ~
Cl .. ..
'"
... ... ...
'" '"
~
..
..
'"
...
'"
...
'"
..
..
...
~
~
..
...
'"
Cl
'"
...
'"
I
~
~
B
'"
o
I2l
~ ~ ~ ~ 6 w ~ ~ ~ ~ ~ : ~ 6 6 6 ~ ~ ~ ~ ~ ~ . ~
~ = ! : ~ i ~ ; i ~ 8 : ~ ~ ~ ~ ~ ; e : ~ : : ~ ; ~
~ ~ ~ ~ a ~ : ~ ~ : ~ : I g ~ ~ ~ ~ ~ : >< : : ~ : ~
~ H = I-( ~ ~ ~ ~ g ~ to ~ ~ ~ ~ ~ ~ ~ t-! ~ t-! t-! ~ ~
'" n n ~ >' ~ ~ ~ ... ~ tl tl tl ~ '" is
;J ~ g ~ ~" ~ ~ ",~H "'...>' '" ... lJ
~ ~ w ~ ~ 0
t-! ~ ~ ~
In :.:
~
; ~ ~ ~
e ~ ~ ~
~ ~ ~ ei ~ ~ ~
~ ~ :'J ~ s: .. gJ
... '" 9 i5 !i! H
~ ~ - 5: ~ ~ ~
~ ~ rq
'" ...
'" " .. ~ ~ ~ ~ ~ ~ i'i ~ ~ I2l b
S ~ ~ 0 0 0 ~ '" ~ ~ ~ >l ~ ~
tIl ~ = ~ ~ ~ ~ ~ ~ I-( ~ Q 0
briI Z H < < < 0 zoo 0 n Z
~ 8 ~ ~ ~ ~ ~ ~ ~ ~ ~
co ~ ~ ~ ~ t-!
briI briI briI H
'"
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ ~ ~ ~ ~ ~ ~ ~ il! ~ ~ ~
~ ~ :: ~ 3 ~ ~
~ ~ ~ ~ 3 ~ 6
.zo. }..) ~ 01 CIl 0 ~
,
I-'
g
'"
~ E : g E : ~ 333
~ ~ ~ ~ ~ ~ ~ ~ ~ ~
In In
g g
w w
6 ~ 6 ~ 6 6 ~ ~ ~
~ ~ ~ E ~ ~ ~ ~ ~
'"
I2l
'"
i:i ~
>' ...
n "
o ..
Cl '"
H
to
H
...
H
~
.!.?
o
i:i
~
'"
...
t'J
'"
~
'"
H
n
H
:-
I ~
'" ~
~ ~ ~
~
..
"
...
:.: '"
Cl
H '"
H ...
..
... ..
'"
c:
'"
...
..
..
:q
~ e
.. l/J
..
'" '"
... ..
'"
~ ...
~
~
31 ~
~ ..
.. ...
'"
... Cl
~ ~
'"
...
In In
'" ..
'"
~ ~
.. n
'" ..
<
H '"
~ ~
n
H
'"
n
~
..
g g ~ ;
'" '" ~
briI briI toJ I-(
t/) co co 0
t-! .; ~ ~
briI briI M ::-;
'" '" ..
~ ~ ~ ~ ~
~~~~~~~ ~
'0
'" I-' I-'
.. I-' 0
~
o
"
~
"
5 ~ ~
5 ~ :
~ ~ ~
s:: = n
H ..
~ ~
H ..
'"
~ 8 ~ ~
t'i ~ 0 G
H ~ ~ 7
~ ~ to III
..
~
.. ..
H ..
" '"
'" :'l
..
~ f
..
'"
o '"
~ :iI ... ~ ..
'" ~
'" 0
... ~
~ ~
n ~
o ..
~ H
r; ~
~ 0
" ...
...
~
'"
..
1::
~
H
"
"
~
..
H
"
=
o
o
~
~
'"
'"
'"
'"
..
'"
...
'"
Cl
n
o
~
.
7
.
"
~
.
".
tJj
~~
I-jl-j
q t<:l
():<l
~ tJ)
t<:l
I-jt"
H
tJ)
~~
Z
G'l
W f>J f>J Ln W >-
tJ ~ ::: ~ Ul g:
n [;J ~
.. " .
;'j 1;1 .
is =
~ H
~
~ :
'" '"
~
'"
...
~ '"
In
~
~ : ~ ;
~ ~ ~ ~
< 0 "
~ ~ ~ ~
~
31
e.
,..
e-
o
'"
,..
0.
0.
"
:
.
(j) "tl "tl Q::a ~
~~~~~ ~
~ ~ ~ tIl ~
1H ~ ~ ~
= = 31
-..t lid "'" n tr.l
~ ~ ~.; >-i
~~6~~~~~ ~
~:~~:::~'t1
~ ~ woo 0 W CIl
'"
...
...
'"
~ ~ ~ ~ :;: t:; 6 CIl
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~ :
\,
~ ; ; ; ; ; ; ; ; ;
~ ~ ~ ~
~ ~ ~ ~ ~ ~ 0 0 0
tIl 0 0 0 0 0 0 H ~ ~
... ~ ~ ~ ~ ~ g ;'j >l >l
~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~
tIJ tr.l tIJ to co tr.l co co
= :.: = '" '" '" = =
tr.l tr.l tIl tf.I co tI:I tf.I co
.; .; I-,) .; t-! .; .; .;
'0
~
to
'"
~ ~ ~ ~
briI IR t:<J ~
'" '" '"
t1 t-! .; to
...
!;J !;J !;J
~ ~ ~ ~ ~
t:oJ t:<J M t>iI t'J
):l l:t:l l:t:l l:t:l lid
.; .; .; t-! .;
!;J !;J !;J !;J !;J
W VI C1'\ C1'\ C1'\ C1'\ O'l ~
11I ..,J ...... W W ..,J ~ ~
~II~III ~
n~~M::d::d~ 0
III .; .; ~ .; .; .; 0
... .
~~~~~~~ ~
o
VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
EDWARD FOLEY VAUGHAN
KEVIN F. DALE
WILLIAM F. HUNTER
MARTIN JEFFREY STETINA
RICHARD P. BEAUDETTE
ATTORNEYS AT LAW
WHALER'S LANE
P.O. Box 659
NANTUCKET, MASSACHUSETTS 02554
TEL: (508) Z28-4455
FAX: (508) 2Z8-3070
d
'-0
July 1, 2009
Catherine Flanagan Stover
Nantucket Town Clerk
16 Broad Street, 15t Floor
Nantucket, Massachusetts 02554
I
N
..-:.J
"'-J
1.......J
co
Re: Notice of Appeal/Decision of the Zoning Enjorcement Officer;
John B. Goodwin, Jr. and Joan K. Goodwin;
50 Walsh Street, assessors Map 29, Parcel 100 (hereinafter "Premises'');
Lot 11, Land Court Plan 15800-G;
Nantucket, Massachusetts 02554
Dear Catherine:
Pursuant to Nantucket Code sec. 139-29, et sec, Zoning Board of Appeals, this
letter shall constitute a Notice of Appeal on behalf of John B. Goodwin, Jr. and Joan K.
Goodwin of 50 Walsh Street, Nantucket, of the decision of the Zoning Enforcement
Officer (hereinafter "Z.E.O.") in a letter to Mr. and Mrs. Goodwin, dated June 16,2009, a
copy which is enclosed, wherein he opines that an, "... (a)pproximately 14-square foot
area labeled "2nd. STY. BAY WINDOW"... ", shown on a Blackwell and Associates, Inc.,
Building Location Plan, dated May 5, 2009 (hereinafter "the Blackwell Plan"), a copy of
which is attached hereto, "... is infact a cantilevered extension of the secondfloor
structure and not a bay window and must be counted as ground cover, causing the
structure to violate Sec. 139-16 (Intensity regulations) of the Zoning Code...". This
opinion by the Z.E.O. results in the Premises violating the allowable Ground Cover Ratio
for the zoning district. Appellants are confident that the second story bay window as
shown on the Blackwell Plan was in fact designed and constructed as a "bay window"
and is therefore exempted from a ground cover ratio calculation pursuant to the definition
Page 2
July 1,2009
Catherine Flanagan Stover
Nantucket Town Clerk
Re: Notice of Appeal/Decision of the Zoning Enforcement Officer
the definition of Ground Cover as cited in Section 139-2, Definitions and word usage of
said By-law.
Mr. and Mrs. Goodwin seek a reversal of the Z.E.O.'s opinion and an affirmation
of the Ground Cover Ratio calculation shown on the Plan.
The grounds for the appeal follow:
1. "Bay Window" is not defined in either the Nantucket Code or in Building with
Nantucket in Mind, the Nantucket Historic District Commission manual. However, the
bay window at the Goodwin Residence is designed in compliance with anyone of a
number of definitions that are available from different sources, i.e., as a, "... projecting
form containing window(s) that rises from the ground or from some other support, such
as a porch roof... ", Glossary of Architectural rams Adavteri from New York Otv
Landmarks Preservation Commission Rowhouse Manual, found on the internet at
http://nyc.gov/html/lpc/html/glossarv/glossarv.shtml.This description is indicative of
many possible bay window designs, photographs of a number of which J have enclosed
with this appeal.
Thank you for you attention to this matter. Please feel free to call me with any
questions or concerns that you may have.
WFH/
Enclosure
Page 3
July 1,2009
Catherine Flanagan Stover
Nantucket Town Clerk
Re: Notice of Appeal/Decision of the Zoning Enforcement Officer
CC: Marcus Silverstein, Nantucket Zoning Enforcement Officer
Nantucket Building Department
Town Building Annex
37 Washington Street
Nantucket, Massachusetts 02554
John Brescher, Zoning Administrator
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, Massachusetts 02554
" V)
Z C/)
./ 0
8l :0
lD
N
P- s::
to )>
CO lJ
~
I
(,j
0 .1\..)
g .(0
c..
~
.a
111
........ lJ
~ )>
~ ::0
0
CD m
g r
~
~ 0
0
~
2:0 -tom~::r::i!oo"'"
Cl"~\l :O)>\l(ii-i,,\l
-t <:r-\l-i:o:O mr-
O>Z)>r--<-<O\llIl-t>
omz)> "tJr-m Z
L..::O Zr- ... lJl
OOC/)-cnzcnm-Oc::E
jj;z;;!;cn m:tJ~zOr)>
::oz"tJz~cnC-<(f)ZOC/)
mG) 0 0 :z:cn'Z
z ~-i:O~-i!:oaG>:g
-tlJ )>1'T10czcm I'T1
:O-i 0 :omr-:oo\l
>O::X:OO::EmglOmm>
~"t)mm:ozcn zOlJ:o
v, m ,,)>
m:O"t)::OP:oomO>:omo
C/)-i:O=' m:zz-t -i
cn-O" r- 0 "tJ"..
Om - -<-imrD:OrTi"
:o(/)lJO :rcnmOzO
)>~~ Om- clJ-i:O
:O:O-i- Z"tJ:renm -t
mm-<O o;omm:OO::x:
o Z cmOo-i-<Zm
o en en :03:G) r
:::o:r:r> :o-m-ir--<-t
OOOC/) l'T1~enoz)>o
~::E::E-i ZcnO mz::E
z;ZO -i-:o OZ
t
t:)
~
a
M
Uj
~
(/)
:j
<:
e)
a
a
CJ
c:i
~
rt")
l:tl
~5;:
~ ci ~
~l\:)~~
"'3aCl)~
__..c:::: Cl)t:"-<
C1'l C") "'3 ~" t:"-<
a~~o
c:o~~~g
'-"'3C1).-.~
l\:) ~ t:::;, t--< ~
l\:)1:;ao~
Q:)~t--<~~
ICI)t.z:]R.~
~~QC/)c
l\:) ~~~
O':la~~"'3
to l\:)tl::lm~
C1) <C U:l
C1'l 0 ~
OJ 4lo. ~ '-1
c.o ~
l\:) ~
~
E'd
@ 0
t:)
~
a
M
Uj
U)
c.i
~
V)
c::
:::0
~
~
:::0
~
::tj
d
~
.~
.)::.
" r-
.Ct)
.:t
oCt)
"-I
':0
.n,
.m
-I
CJ
~
a
M
Vi
C)
C)
<:
~
~
O:l
o
c::
~
~
~
r--
8
~
t:J
:h. "-:l
<:~to
C)~I
C) .,.,....
~ ~
r-
o
(")
c:
!'!
C)
Cb
Cb
8-
~~
~~
~
~
Cl
~
~
-.
a
~
~
Cb
:)
. ....
.0,
a
'C')
'1'11
.::tJ
.;-1
. Co.....
"..,.., "t
. Co.. v r\l
-o;x: 0
.~ .:h ~
.~ .~ tb
-(.j :~ ~
"tl .(i) 0 ~
-- .00--1
~ .0 I::) r!1
'J- I::) ;E
.() . ~"... ~
.~r- .~~ ):,.
- 0.<: ""<
.~ --1. 3i 0,
'(h.... . '
'0'" . r\l
-0 a
:~ ~
SESv S2E 80S
~ "-:l
PJ<:~
N~....
~ ~
to
c::::
~
t'--1
b
~
~
~
CI)
C/)
o
''":It'--1
~a
E3Q
~~
'-t
a
~
~
~
~
e "-:l
:::os.~
"'t) ........ to
~ ., ex>
~
f::'1
~
VJ
(J
~
~
C) I\)
~<:~
:::0'- I
:::0 ~--
C) a
<:
~fg~~~
o>a~~
c:<o <: ~ ~
<: -, ..., c: c:
t:)~~~~
g~~~b
~U) a...,
~~U)<:U)
~\:tiT"l1~-
~~~e)~
C):J:>:rT)"
". ?'C)"
~
t1't
a
t...., r_ -- t1't 0
aV'QOO
~;q;4~~
"-:l V) U) U) t1't ~
~~~~~ ~
co ..",. V)
H- "'t) ""tJ ""tJ H- :j
~~~Y> ~
<: <: <::-r, '.
u~mpoo~ u40r pue ueor
:::OC)
ctlc:
!:2. :::0
0.:::0
~~
:::0:...,
Q
-N
....0
~
~<:
Ie)
.....C)
'--5:
~
2J
Q
:::j
a
:<;
e12:01 SO v2 unr
.~
~
~
I
.
.
,\.~."i~."
--
..
..
....
j
,
...
",.
)' j
;l~
.~
.
~
-..-"
- ~.. _L
-
-
.........-..-
-
If)l
-
-. .
~j hi
. ..
.-.r
.....
~
.-
-
1
. ..
-
-
'-
-~':-:1
....
1lllI!IIa....
....
", ..
~
~""iI
..
\
.....
"
.'
..
~t r:A ~." I1A .
.t'r14..... ".....
:.,-."."$. .",!",. -...
.,,1, -~ ,'..
....~-;...:' - ""
'.' "~., ".~- . :1:. ....-..
,.. .' tf'"_ "'.r'
",'~~ .
tt~.. \~;_ - · ':.,
, .l:':"\l ~p
....
K: ,,,J .J' ..., l~il'
II.. I
. I'
-t. ..... tu., !
I..........~: :-".)..
.. ,"
.f.,. t,"
j . ....... .
i' --l't
('ft. '.. .'
'1...' ..
""I. ~. 'r..... ~o
"J~' . J
.. 't I 'f
!'P~ . . ,
~.'r ;I'~, ;.~
...l. , ,II' . '.
r.., r,
~I '
I ! I
. ,
.....
. .
,,'
""
....
-
.,,',
...
L 1,1'
. i'.i
ij
I
\
i
IF
1
I"
~l:
I
""C"....'..~.J-..~{
iV~;::'---~}~'~.~ . "- ',<"
.~ ~~""":.-A~"t~ .".
" /""
,ll,
l~
.-.~~
;"..1'" ,,,. J
d
'D
=
~
-0
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA02554
;",-~
-..J
WITHDRAWAL FORM
File No. 030 _ bli[
--
Map J~ Parcel to'
A - -
~c)~^ &. 611JIJ'''f ~I'. No; ~,~ ~I (;PIJ~N
APPLlCANT(S):
UPON THE REQUEST OF THE APPLlCANT(S) MADE:
PRIOR TO
)( 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
1~ ~f' ( { t~ ZtM,
OF SO MUCH OF SAID
APPLICATION AS:
DATED:
2 Fairgrounds Road Nantucket
508-228-7215 telephone
/~-~
~\
i
\
.~"
'..1 ~. <:
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
"'."')
r: -0
--... 1 .1 ('"
Date: October 9, 2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS ~n the Application of the following:
Application No. :
030-09
Owner/Applicant:
John B. Goodwin, Jr. and Joan K. Goodwin
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.
LrL S, 0, l L J~/;J
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
50 Walsh Street
Assessor's Map 29, Parcel 100
Land Court Plan 15800 - G
Certificate of Title No. 78472
Residential - 1
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on
Thursday, August 13, 2009, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application in
Zoning Board of Appeals File No. 030-09 of John B. Goodwin, Jr. and Joan K.
Goodwin, c/o Vaughan, Dale, Hunter, Stetina, and Beaudette, P.C, PO Box 659,
Nantucket, MA 02554.
2. Applicants are requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-16.C(2) (intensity regulations) and
Massachusetts General Laws, Chapter 40A, Section 6, to validate an
unintentional setback intrusion not closer than four (4) feet from the lot line. In
the alternative, the Applicants are requesting Variance relief pursuant to
Nantucket Zoning Bylaw Section 139-32 (variances) from the dimensional
requirements of Nantucket Zoning Bylaw Section 139-16 (intensity regulations)
to validate an unintentional setback intrusion. Additionally, the
Applicants/ Appellants are appealing a decision of the Zoning Enforcement
Officer (ZEO) wherein the ZEO included the size of a bay window on the south
side of the dwelling as part of a ground cover calculation. In the alternative, the
Appellants are requesting Variance relief pursuant to Nantucket Zoning Bylaw
Section 139-32 (variances) from the intensity regulations in Nantucket Zoning
Bylaw Section 139-16 (intensity regulations) to validate the ground cover
calculation for the premises. The site is located at 50 Walsh Street, is shown on
Nantucket Tax Assessor's Map 29 as Parcel 100, is shown as Lot 11 on Land
Court Plan 15800-G, and is registered at the Nantucket County Registry of Deeds
as Certificate of Title No. 78472. The site is zoned Residential-l.
3. Our Decision is based upon the Application and accompanying
materials, representations and testimony received at our public hearing. The
Planning Board recommended that the board grant the requested relief. There
was a letter on file expressing concerns regarding the Application.
4. At the hearing, the Applicant was represented by counsel. Counsel for the
Applicant stated that the Applicants are requesting Special Permit relief
pursuant to Nantucket Zoning Bylaw Section 139-16.C.(2) and Massachusetts
General Laws, Chapter 40A, Section 6, in order to validate an unintentional
setback intrusion not closer than four (4) feet from the lot line. In the alternative,
the Applicants are requesting variance relief from the dimensional requirements
of Nantucket Zoning Bylaw 139-16 in order to validate the unintentional setback
intrusion. The intrusion is approximately 1.2" thereby siting the dwelling as
close as 4.9' from the side property line in a zoning district that requires a five (5)
foot side yard setback. The intrusion is the southerly corner of the dwelling.
Additionally, counsel for the Applicants/Appellants stated that the
Applicants/ Appellants are appealing a decision of the Zoning Enforcement
Officer (ZEO) wherein the ZEO has included the size of a bay window as part of
the ground cover calculation. The ZEO is of the opinion that the bay window is
not in fact a bay window; but, is instead considered a cantilevered section of the
second floor. In the alternative, counsel stated that the Applicants are requesting
a variance pursuant to Nantucket Zoning Bylaw Section 139-32 from the
intensity regulations in Nantucket Zoning Bylaw Section 139-16 in order to
validate the ground cover ratio of the locus.
At the hearing, counsel for the Applicants presented photographic evidence of
various bay windows. The Board, while appreciative of the amount of
photographs and examples supplied by counsel, did not consider the
cantilevered section of the Applicants/Appellants structure to fall under the
definition of a bay window.
5. Therefore, the Board found that for the location of the locus, being
sited within the setback, the burden of correcting said intrusion substantially
outweighs any benefit to an abutter of eliminating the intrusion. Further, the
Board found that due to the unique shape of the structure on the lot, a literal
enforcement of the provisions of the Bylaw would involve substantial hardship
to the applicants, and that desirable relief may be granted without substantial
detriment to the public good and without nullifying or substantially derogating
from the intent or purpose of the Bylaw and therefore variance relief to validate
the existing ground cover of the structure on the locus is appropriate.
6. Accordingly, by a motion made and duly seconded to GRANT the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning Bylaw
2
Section 139-16.C.(2) to allow the dwelling to be sited close as 4.9' from the side
property line in substantial compliance with the plan entitled "Building Location
Plan of Land in Nantucket, Mass." Prepared by Blackwell and Associates, Inc.,
dated May 5, 2009, attached hereto as "Exhibit A," there were five (5) votes in
favor and none (0) opposed. Additionally, by a separate motion made and duly
seconded to GRANT the requested relief by V ARIANCE pursuant to Nantucket
Zoning Bylaw Section 139-32 from the provisions of Nantucket Zoning Bylaw
Section 139-16 in order to validate the existing ground cover on the locus, there
were four (4) votes in favor and one (1) opposed (Toole opposed). Finally, by a
separate motion made and duly seconded to GRANT the requested withdrawal
of the appeal of the decision of the Zoning Enforcement Officer regarding the
calculation of the ground cover of the structure, there were five (5) votes in favor
and none (0) opposed.
SIGNATURE PAGE TO FOLLOW
3
I
\
/
Dated: OukhvL 1
, 2009
Carol Cross
COMMONWEALTH OF MASSACHUSETTS
Nantucket, SS. a ~t~ "I ,2009
On this ~ day of se~r!~, 2009, before me, the undersigned Notary
Public, personally appeared Sf,( $I.~ IU 't:A.-f ~ ' who
is personally known to me, and who is the person whose ame 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: V.tI1t'~"'~""
My commission expires: H~reJ, ,}~/~J3
4
( !1
l'( ,1 iV7\~
0
/ >o--<--<o--<>m{J){J)O--<
!lJ )>- o~=i:r:m:r:z{J)c:r:,,;!;
;> [f) Ozr(jjelm-<~~g2U)
" omm'U{J)'U>armr>'U
'" [f)
e m ~i:i~5>~tj~:<0~5
'fi [f) Zo --<~~f::r::i~6--<
z [f) GlTl~'U :O>'UCij--<;>;'U
,- 0
'" b>Z~;!1~~~'Uar!:'1~
'" :0
..
.. ~g)z~r 1lrmmZ
p ~ oO{J)_{J)z{J)m>oc~
'" )>- ~z;!;{J) m:ri~zOr>
'ti :p :oz'U~~{J)c-<:r:1iiQ{J)
t mGlo--< (J)or -Z'U
... ~'U">~6c!zd;::Glill
0 ~'"
b .<0 :0-; () :ornr:uo-o
.. >O:r:oo:l:mfllOmm>
C. g;~mm:oz{J)Tlzo~:o
~ m:o'U:OP:oomO>:om
~ ~:j:n~ ~zz-;"U-to
~ 1) oill16o -<--<~ :o~cg
~ )>- :O>g)~ offifllc16:=;:o
:0 :0:0--<- z'U:r: m --<
0 mm-<O o:omm:oo:r:
'" m 8{J)C/lz cmgo~~m
0 !:'" :o:r::r:~ ~~m--<r-<--<
'"
~ 000 mmC/lOz>o ~ ~
.~ fIl~~--< ZC/lo mz~ ~ ~'f
~ 0 Z;ZO --<':0 oz
0 ~-
gj ~ ~
j @ 0
\:) \:) \:)
~ ~ ~
0 0 0 r-
M M M 8
trj trj trj
~ trj (") ~
M 0
li) pj ~ CJ
~ ~
C') trj ~
e::
d ::0,
~ tlJ
0 0
\:) e:: :z.. ~
[:1 ~ ~ ~ ~IO
::0 C') '5. I
<: ~ ~ 0..,,-
(") =il ~
r., ::ti ~
CJ
e::
~
o
'"
'"
~
~~
~~
~~
~?3
~~
ii1~~
~
-<
.0,
o
'Ii:
::>
'"
:)
"
r-
to g
"tl s: ~
~ ~ ~ '0
~~~ t;.j :!:fJ
----c::: ~ t'-< .... .:-1
cr,C")~ .t'-< .~
~~~[~ :~ :~
1\:>- ~t'-<R. :~
~~"-~ ~ .:!;
I V:l ''''J R. V:l . [f)
~~~V:la :~
1\:> ;o~ ~ .1'11
O)aO~ ~ .1'11
r-..... 1\:>t...; '" t:<j .'"i
UJ ~ ~.V:l
~ {l.. ;h......
\.0 ;3
l\) ~
~
~~
gC/]
C/]
<...
.<...0
:~~
'~tIl
:0 ~
.Ci')0
"tJ .00
ii> '00
t :o~
';!lr- .~~
.0.<:
'~"-I. $
.OJ....... .
'0- .
-0
:~
to
S
t'-<
b
......
~
o
"'J
t-ot'-<
:.,.0
~Q
~~
......
o
~
~
~
~
A
~
(") ~
s;:~1O
::0'- I
::0 ~-
o a
~
C')::o;a~~
25~0~~
e::.(O ~ ~ ~
~U]-'"ie::e::
\:)-;:<;~~
8~?t;;ab
~trj\:)O'"i
~~trj~trj
~~~-
~>~C')~
C)>r>]"
'. ?' (")..
?'
::OC)
<be::
~. ::0
o..:::Q
~S2
g:-l
-f'J
_0
?;:
:(J~
I"
-C)
'-s:;:
~
:!]
Q
::::!
o
~
In
a
c... ,_ - 11l a
a v, a a a
~;J;J;JYl
. . :'1
~trjU)u)ln ~
~~~~~ ~
10 -l>o. VI
1+ II llll 1+ ~
s:;: s:;: s:: Yl 50
~~~:'1