HomeMy WebLinkAbout034-09 Paul, Deborah & Lester
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKE T, MA 02554
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APPLICATION
Fee: $300.00
File No. o~...a~
Owner's name(s): Deborah and Lester Paul
Mailing address: 21 Oomwell Drive. Gmvent Station. New]ersey07960
Phone Number: 973-644-4672
E- Mail:
Applicant's name(s): Same
Mailing Address: Same
Phone Number:
E- Mail:
Locus Address: 7 Paupamo Way (Nashaquisset) Assessor's Map/Parcel: 55/573
Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 25. Page 21
Deed Reference/Certificate of Title: Book 803. Page 146 Zoning District: R-10
Uses on Lot- Commercial: None_ Yes (describe)
Residential: Number of dwellings 1 Duplex
Apartments
Date of Structure(s): all pre-date 7/72
or Certificate of Occupancy No. 9470-93
Building Permit Numbers: No. 9470-93
Previous Zoning Board Application Numbers: No. 048-92
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
The Applicants are seeking zoning relief in accordance with the Addendum attached hereto.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of pe~ury.
SIGNATURE:
Owner'~
':-If an Agent is representin the Owner or the Applicant, please provide a signed proof of agency.
Applicant! Attorney/ Agent'~
SIGNATURE:
OFFICE USE ONLY
Application received on:_/ _/ _ By. _ Complete:_ Need Copies:_
Filed with Town Oerk:_/ _/ _ Planning Board:_/ _/ _ Building Dept.:_/ _/ _ By._
Fee deposited with Town Treasurer: _/ _/ _ By. _ Waiver requested:_
Granted:_/ _/ _ Hearing notice posted with Town Oerk: _/ _/ _ Mailed:_/ _/ _
1&M _/ _/ _ & _/ _/ _ Hearing(s) held on:_/ _/ _ Opened on :_/ _/ _
Continued to:_/ _/ _ Withdrawn:_/ _/ _ Decision Due By. _/ _/ _
Made: / / Filed w/Town Oerk: / / Mailed: / /
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM TO ZBA APPLICATION
DEBORAH AND LESTER PAUL -7 PAUPAMO WAY
The Applicants, Deborah C. and Lester D. Paul (hereinafter the "Applicants"), request
Special Permit relief for their property located at 7 Paupamo Way, Nantucket, MA 02554, which
is located in the Nashaquisset subdivision, (the "Property"), Parcel 573 on Nantucket Town
Assessor's Map 55, pursuant to Sections 139-33(A)(4) and 139-16 of the Nantucket Zoning By-
law. The Applicants propose to renovate the existing single family dwelling on the Property and
erect a 5' wide single story addition off the northwesterly corner of the structure. This addition
will not get any closer to the northerly front yard lot line or the westerly side yard lot line than
the existing structure. Additionally, the Applicants propose to erect two (2) 42" wide shed
dormers into the existing roof plan of the northwesterly portion of the structure that is non-
conforming as to side yard setback. This is an upward expansion only and will not increase the
ridgeline of that mass. This work will be conducted in accordance with the Certificate of
Appropriateness No. 52262, issued by the Nantucket Historic District Commission on July 29,
2008, a copy of which is attached as Exhibit "A", and also in accordance with the architectural
plans prepared by BPC Architecture, a copy of which is attached as Exhibit "B".
The subject property is currently located in the Residential-10 (R-10) Zoning District.
The side yard setback for the R-10 Zoning District is 10'. The Nashaquisset subdivision
Preliminary Plan was filed with the Nantucket Town Clerk and the Nantucket Planning Board on
March 23, 1983. However, less than two week later on April 5 1983, the area in which the
Property is located was re-zoned from R-1 to R-10 changing the side yard setback requirement
from 5' to 10'. Subsequently, the Definitive Subdivision Plan was approved and endorsed by the
Nantucket Planning Board on March 26, 1984. Pursuant to M.G.L. 40A, 96, the subdivision
Plan is governed by the provisions of the zoning bylaw in effect at the time the Preliminary Plan
was filed for a period of eight (8) years from the date the Definitive Plan was approved and
endorsed (the "freeze period"). Importantly, this freeze period was extended, pursuant to Zoning
Board of Appeals Decision No. 048-92 (Exhibit "c" hereto) to ten (10) years and well beyond
November 6, 1992 (the date Building Permit No. 9470-92 authorizing the construction of a 2
story, 3 bedroom dwelling unit was applied for). This building permit was issued ten days later
on November 16, 1992. The corresponding Certificate of Occupancy No. 9470-93 for said
building permit was issued by the Nantucket Building Department on May 17, 1993, copies of
the Building Permit Application, Building Permit and Certificate of Occupancy for the Property
are attached hereto as Exhibit "D".
Accordingly, at the time the building permit was issued and the structure on the Property
was erected, it was compliant as to side yard setback requirement of the R-1 Zoning District of
5'. As evidenced by the Plot Plan prepared by Bracken Engineering dated July 9, 2009 (a copy
of which is attached hereto as Exhibit "E"), the structure is no closer than 5' 4" to the westerly lot
line. Therefore, the dwelling is pre-existing, non-conforming as to the current intensity
regulations for the R-10 district. The proposed work and specifically the 5' wide single story
addition and the two (2) shed dormers will be erected within the current 10' side yard setback but
1
will not be any closer to the westerly lot line than the already existing 5' 4" measurement shown
on Exhibit "E" hereto.
Additionally, the current maximum ground cover ratio for the R-10 Zoning District is
25% and the minimum lot area is 10,000 square feet. However, at the time the structure on the
Property was erected, the R-1 Zoning District had a minimum lot size of 5,000 square and a
maximum ground cover ratio of 30%. As previously mentioned the property was re-zoned from
R-1 to R-10 on April 5, 1983 and the structure was erected within the applicable freeze period
and was therefore subject to the intensity regulations of the R-1 district. The locus is 5,070
square feet. The current ground cover ratio is 24.7% or 1,255 square feet. The proposed work
will add 75 square feet to the footprint ofthe structure and will increase the ground cover ratio to
26.2% or (1,330 square feet), exceeding the currently permitted 25% ground cover ratio of the R-
10 Zoning District.
Section 139-33(E)(2)(b) of the Nantucket Zoning By-law states that the maXImum
ground cover for the Property shall be calculated as follows:
In the case of a lot containing at least 5,000 square feet, the greater of 1,500
square feet of ground cover or the amount determined in accordance with the
maximum ground cover ratio requirement for the zoning district in which the lot
is situated, in effect at the time construction of the lot is begun, whichever is
greater.
Accordingly, the Applicant is permitted 1,500 square feet of ground cover on the
Property pursuant to Section 139-33(E)(2)(b) of the By-law.
Granting the proposed Special Permit will not be substantially more detrimental to the
neighborhood than the existing, non-conforming dwelling on the Property. The proposed
renovation and addition to the existing dwelling is moderate in size. The renovated dwelling will
be in harmony with other houses in this area of the island. Also, by granting the requested
Special Permit, the Board would be acting in a manner consistent with the spirit and intent of the
Zoning By-Law.
Accordingly, the Applicants respectfully request the Board to grant the requested Special
Permit for the proposed work on the Property.
2
EXHIBIT A
I f'. I
CE~TIFICATE Ni :?J~d.. (, G ?- ./. DATE ISSUED:
Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no penoll) or marked N/A. . .
NOTE' It Is strongly reoommended that the ap. plioant be familiar with the HDC guidelines, Building with Nantuc. ket In Mind, prior to submittal of application.
. Please see other side for .submlttal requirements. Inoomplete applloallons will not be reviewed by the HOC.
This Is a ocintraotual agreemimt and must be filled out In Ink.. An applioation is hereby made for issuance of a Certilica~e of ~prc;>prlateness under ChaPt.er 395.0f the Acts and
Resolves of Mass., 1970, for proposed work as desoribed herein and on plans, drawings and photographs acpompanYlng thiS application and made a part hereof by refer~noe.
The oertifioi.te is valid for lhre.eyearsfrom date of issuance. No strllcture may differ from lI]e approved application. Violation may impede issuance Of Certificate of:Ooeupancy.
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PROPERTY DESCRIPTION
TAX MAP NO: c:;-~ PARCEL NO. 5'7 5"
Street & Number of Proposed Wjrk: -:z. ~/f?uVlO t1 i)/
Owner of record:' RI, ~ L -<, 11-d:,
I
Mailing Address: :z / ~..".." ,,",d/ ~'v r:
0'N'/f-J 7itk..., ,10' CT7Y";'i)
Telephone: J.Z<;', '>'J(p 0 (on Isl,lOd) rJ}' C11 $-7 z (off island)
AGENT I FO~MAT N (if applicable)
Name: y, it~
_(Yl
Fee Paid: $ 7". ...---'
'Must be acted on by:
Extended to:
Approved:
.Chalrman:
Member.
Member. V<
Member: ~- "\
Member.
/\/\/
(off island)
'0 New Dwelling ~ddi~on
o Color Change 0 Fence
o Other (please specify)
Size of Strllcture or Addition: Length: Is
Width: 5
o Garage
o Gate
DJ;SCRIPTlON OFWORl( TO BE PERFORMED
See reverse for required documentation.
o Garage/Apartment 0 Commercial 0 Historical REinovatlon 0 Deck
o Paving 0 Move Building DDemolitlon 0 Revisions to previous Cert. No.
o Steps
o Sh~d
Sq. Footage 1st floor.' 757F
Sq. footage 2nd floor. 17 () ~
Sq. footage 3rd floor. ,
Differenoe between existing grade and proposed finish grade: North (""') South O. East t::> H
Height of ridge above final finish grade: North t17.Si' Z~'f South...~;:'. East ~:"~f~(
. . _ ,NO' "1ft: Nt?' rf ~ 7VI'
Additional Remarks _ R~VISIONS._"_.LEas!i:;I~"'''nn /qllt"./- ,{ _, ~... . J ,.._ ~.
Historic Name: '(~esoritle) .. ;.~u:;;::;)::;;::~~.;~ V{/1~ /'~I1P-r'f'
Original Date: ' 3. West Elevation ?t)7",J, tv;""PGtA.J ('h,..ft'J,; af:vy;rt$r<?/r-D
Original Bullder.! 4. North Elevation M,I 4oIckcY; Wi/lc!aJ 4-tftltp
Deoks:
Size:
Size:
o 1 sf floor o 2nd floor
o 1 st floor o 2nd floor
West O-,s"
West ~ ff ~ 4;A'rC
~~
Is there an HDC survey form for this building? 0 Ves 0 No
'CI.ciud on draIYh'lgs and sU.bmitphotQgrl\phs,of exlS~r'\g elevaiions.
DEtAIL OF WO}{KTO BE PERFOFiMED ..
Foundation: Height Exposed 4 -10 . 0 Blook 0 BlockParged DBricK.(typEl) . ...
Masonry Chimney: 0 Blook parged 0 Brick (type). 0 Other.
Roof Pltoh: Main Mass --112,------ Secondary'Mass ~12~ Doriner ~/t2-,---,-- Other
Roofing material:]tAsphait MahufaC\ll(~r. :Z#o:- . -_F7iii~ ... ..
o Wood (Type: . .FieciOed~r,Whl.te:Ceda"r.Shiikes,. elc.)
o Other Mahufaoturer .
Skylights (flat only): Manufacturer
Manufaoturer
Gutters: gWood (fype)
Leaders (material and size): h':f{''/ tV/'" ~'iJ.-r.l1V/
Sidewall: ~Ite cedar shlnglJs !
o Other /'
Trim: A. Wood tJ ~ 0 Redwood med~r 0 Other. . . . . .. . .... ,
B. Treatment~Paint 0 Stain-solid 0 N~tural to \V?the~ . 0 Clear oil finish . ... ,.. .. .. .., , .. . ".-
C. Dimensions: Fasciakf' .1ff,.,/r0 Rake )~!~ ;koffit (Qvertia~g) r;,' fj:.. Comer b08.rds ~ ~~ Frieze
/ . . Window:Casing lief r fYr'U. !AooT.Fral11$ ..... ... Columns IPosts: Ro\Jhd .:J,-.i.Square ~..; ..
Windows': 1V'D3Jlble Hung 0 Casement 0 A1IWood 0 other -. . . .. .'
. lV'frue. Divided Ughts(muntins) DSDL'S. (Simulat~~Divide(.l Lights). . j
00018' (type and materiai): Front - /I h ;91,,,,<<. .... Rear.. A/"O'iliut v ...5
GarageDPor(s): Type ~ A/~. . . Material
Landscape materials: Driveways . .... .. d/-{;7/Jt1{- Walkways
. Note: Complete door and window schedulesare.l'eql.llred. .... ..
~ol.lred.cpnotElte
o Piers
~06~tloh
bocation.
o cO~per
RoughOpenlng
RpughOpenlng
o Aluminum
IA//j~~ (?t'.,. 1'X"7!tn<;
. - .,. /
o Clapboard (exposure;
Size
Size
iriches) \,. Frpn(D .'
SideD
... SideAr4,ll"kf'h/- ~.b
//
Walls.
.CbLOFis
Clapboard (I applicable)
Sas!)
"beok Foundation
, Attaoh manufaoturer's color samples If oolor _Is not IromHDQ approval list.
1 hereby authorize the agentn8lT)edabCiveto act on my behalf to make ciianges'in tfie s ciflcationsor the p
appti~~~?_~ i~!o_ ~~IJJ!>I!~~oe ~itJ:1Jhp'.~RC _S!,~i~ell.~~s:.!_ ~er~~1'a.g!,e:to.llb~~e.~Yan~~.~~p wilh tl;te te
~~~wall :5tf~/
Roof
;;''/ - //YfItk~
Doors
Fenoe
Shutters
n contained In this application in order to bring the
conditiOns of this application. 1 heTebr agree..~8\.th~,---
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EXHIBIT C
TO\VN OF NANTUCKET
BOARD OF APPEALS
NAN1UCKET, MASSACHUSETTS 02554
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Date:
June
f I 1992
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To: pa~ti~.$ :lnl'n:t.e,r,est and, ,Others concerns,q ~!i th the
Deci$ioIl oe th-eaOARt) OF A??EALS in the .l\pplication of the
f 01 J.. o""i1\ig.:
AP,!'l ica'ti,Q;l1~1\t~:hOf m ()~la:...'94
Oy,':rre..rIA).~11~'1),.t1, ..>N~~1't~'Q;W;t:~$$lt' GPOP~R:A!]?:(VE I, tN'Q':"
':'.'0"
EnC;J..o.$'e:<Jl~$tt1eJ.ll~n;~:~(s,i>on.ot 'the BOARD ol" XJ?~ E~L8 'Khi e11. has
thi:$' dalti5i:!e~~:i.i~;d.j ~:"iji~J4.e, 'Q~ri:ee iof the Nan't.u'cket To'Wn
C.1LsJ;'k;
An A,p,peaJ.rrom:f:i:hitiS ,n,ec'i,:sl.$:tl ,mart be takenpuxsuant to
Section 1,7 Q;f~Ll:apt:~it A0.4\1 l'1;assachus'etts~eneJ:al Laws~
Any .ac~l,o:l1t;'11,t),~~.J~11,g ..tlt:e $Ie"qlston mUse be hrpught by
f'ilinganC:Q;m~,:laint in. coUrt within: TWENTY (20) claYs after
th;i.$.da:y~ s d,(t'f;e:. 1ft)Gt'i,(ti~ <?r tIle act ion with a cG>py or the
oompl:ain.e, .aMo~rt.'it',te,tt cQ!),YO€ the Declsion.n.tttst be ...~liven
totJ'te' IJ1ttwcU'~~~$o. a~ ttQ. ~b~ r..ece iVied within such TWENTY
(20:)' daY$. . . .
.;.:/':~~'" .:-.- "~~:;.'; ;~;~
~.--r..-.
PC: 1;',\':)'W:p. Qit:~~:~;
:ii:t:~=~=~ ::;:$~'~Oll$~
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.'i',
ZONING BOARD OF APPEALS
10 South Beach street
Nantucket, Mass. 02554
Map 55-0-0
Parcels~X-Various
R-10
Autopscot Circle
Cato Lane
Mamack Lane
Netowa Lane
Nickanoose Way
Paupamo Way
Washaman Avenue
At a Public Hearing of the ZONING BOARD OF APPEALS held at
1:00 P.M., Friday, June 5, 1992, in the Town and County Building,
Broad street, Nantucket, Massachusetts, on the Application of THE
NASHAQUISSET COOPERATIVE, INC., c/o Reade & Alger, P. O. Box
2669, Nantucket, Mass. 02584, Board of Appeals File No. 048-92,
the Board made the following DECISION:
1. Applicant is seeking an Appeal under 9139-31A from a
Decision of the Building Commissioner, dated March 17, 1992, that
the applicable "freeze" period (period of time after approval of
a subdivision during which it is governed by the zoning in effect
at the time the original subdivision plan was filed) expires on
June 29, 1992. If sustained, the Building Commissioner's
Decis,ion will mean that the "freeze" period will expire on June
29, 1992, and the lots will then be subject to new zoning
requirements imposed after the subdivision plan was originally
filed on March 23, 1983. If the Building Commissioner's Decision
is overturned, the "freeze" period could, under certain
circumstances, be extended for over ten years, to June 29, 2002,
or later.
2. The premises are located at the addresses and Assessor's Map
and parcels listed below, as shown in Plan File 14-F, and
subsequent plans redividing certain lots thereon. The property
is zoned R-10.
Autopscot Circle - Numbers lA, 3A, 4, 5, 7, 9, 10, 11, 13, 14,
15, 16, 17, 19, 21, 24, 25A, 25B, and
Cato Lane - Numbers 24, 26, 28, 30, and
Mamack Lane - Numbers 2, 3, 4, 5A, 6, 7A, 7B, and
Netowa Lane - Numbers 1, 3, 5B, 6A, 7, 8, 9, 10, and
Nickanoose Way - Numbers 4, 9, and
Paupamo Way - Numbers 2A, 2B, 3, 4A, 6, and
Washaman Avenue - Numbers 7, 9, 17, 18, 20, 22, 23, 25, 26, 27,
28, 30, 32A, 32B, 33, 34, and 36,
Assessor's Map 55, parcels 508, 509.8, 509.9, 511, 512, 513, 514,
515, 516, 517, 518, 519, 520.8, 521.8, 522, 523, 524, 525, 526,
527, 528, 529, 538, 539, 553, 556, 560, 561, 562, 563, 564.1,
565.1, 565.8, 566.8, 567, 568, 569, 570, 571.8, 571.9, 572.1,
Application No. 048-92
DECISION
572.2, 572.8, 573, 575, 576, 577, 578, 579.1, 579.9, 580, 580.1,
581, 582, 585, 586.8, 587, 588, 589, 590.
3. The Public Hearing on this Application was noticed for May
I, 1992, at which Hearing it was continued to May 7 due to a lack
of sufficient members to decide the matter. An additional
Hearing was held on June 5, 1992, to consider revisions to the
Decision, but not for the taking of additional evidence or
testimony.
4. The Decision is based upon the Application and materials
submitted with it, the testimony and evidence presented at the
Hearings, one letter in favor of Applicant's request and one
opposed, and no recommendation from the Planning Board.
5. Applicant owns the lots described in paragraph 2, all of
which are located within a 90 lot Subdivision shown on a plan
dated September 23, 1983, recorded in the Nantucket Registry of
Deeds in Plan File 14-F. Some of the lots shown in Plan File 14-
F have been modified and redivided by subsequent plans of record,
all of which have been endorsed by the Nantucket Planning Board
under M.G.L. Ch. 41, s81P, as approval not required.
6. According to Applicant's evidence, the originally approved
subdivision plan was based upon a Preliminary Plan filed with the
Town Clerk and the Planning Board on March 23, 1983, and the
Definitive Plan was filed within seven (7) months thereafter.
7. The Definitive Plan was approved and endorsed on March 26,
1984. Under M.G.L. Ch. 40A, 96, the plan is governed by the
provisions of the zoning bylaw in effect at the time the
Preliminary Plan was filed for a period of eight (8) years from
the date the Definitive Plan was approved and endorsed (the
"freeze" period).
8. The area was rezoned from R-l to R-I0 on April 5, 1983.
the following are the intensity regulations for the two
districts:
Minimum Lot Area (S.F.)
Minimum Frontage (feet)
Front Yard Setback (feet)
Side/Rear Yard Setback (feet)
Maximum Ground Cover Ratio (%)
-E.=1
5,000
50
10
5
30
R-I0
10,000
75
20
10
20
8. Applicant contends that the "freeze" period should be
extended by a period of time equal to which the "...town imposes
or has imposed upon it by a state, a federal agency or a court, a
moratorium on construction, the issuance of permits or utility
2
Application No. 048-92
DECISION
connections." [M.G.L. ch. 40A, 96J.
9. Applicant contends that the "freeze" period should be
extended by three (3) separate impediments imposed upon the
locus, which Applicant alleges are moratoria within the meaning
of the statute and which have affected the locus, two of which
are the subject of this Appeal.
10. The Board notes that its Decision in this matter will affect
lots not owned by Applicant, since the "freeze" period, and any
extension thereof, will apply to the entire subdivision as
originally submitted. Applicant is the owner of some of the lots
within the subdivision, but not all of them. The other lots were
sold to individuals by the original developer before he sold the
remainder of his holdings to Applicant.
11. The first impediment cited by Applicant, and not part of
this Application, is the moratorium on sewer connections imposed
by the Massachusetts Department of Environmental Quality
Engineering (DEQE) on June 6, 1989. This moratorium was
subsequently modified by DEQE on September 8, 1989. For this 94
day period, the Building Commissioner/Zoning Enforcement Officer
agrees with Applicant that a moratorium, within the language of
M.G.L. ch. 40A, 96, was in effect and affecting the locus.
12. The effect of the moratorium cited in paragraph 10 is to
extend the expiration of the "freeze" period from March 26, 1992,
(eight [8] years after the Definitive Plan was approved) to June
29, 1992.
13. The Board finds that the determination that the first
restriction is a moratorium is correct, and the "freeze" period
was thereby extended to June 29, 1992.
14. The second impediment cited by Applicant is the continuing
sewer connection moratorium imposed by DEQE by its modified order
of September 8, 1989. Applicant has requested the Board allow
withdrawal of this portion of the Appeal without prejudice, and,
by unanimous vote, the Board GRANTS Applicant's request for
withdrawal without prejudice as to this portion of the Appeal.
15. The third impediment which Applicant contends should be
considered a moratorium is the Town's phased development
provision in the zoning Bylaw, s139-24A, and its predecessor
under the Zoning Bylaw in effect in 1983, section 5(5).
16. Under the provisions of the Zoning Bylaw in effect at the
time the Preliminary Plan was filed, March 23, 1983, Section 5(5)
(Phased Development):
3
Application No. 048-92
DECISION
"a. Building permits for the construction of dwellings on lots
held in common ownership on the effective date of this provision
shaLl not be granted at a rate per annum greater than as
permitted by the following schedule commencing in the year such
lots are subdivided or in the year this provision becomes
effective, whichever is later.
"(1) For such parcels containing a total area of land
sufficient to provide more than 10 lots at the maximum
density permitted for the district in which such lots are
located; one-tenth of the maximum number of lots permitted
to be constructed on said total area of land based on said
maximum permitted density."
17. According to calculations made by the Planning Board, the
effect of Section 5(5) would have been to impose a six (6) year
minimum period of development, based upon the total area of the
original parcel subdivided, less the area in the subdivision
streets, divided by the minimum lot area under the R-1 standards
affecting the parcel.
18. Applicant contends that the applicable period should be ten
(10) years because of additional constraints imposed by the
zoning bylaw, such as the regularity factor, which further limit
the number of fully conforming lots which could be obtained.
Because of those additional restrictions, Applicant asserts that
the maximum number of lots is substantially fewer than calculated
by the Planning Board, which would increase the length of the
phased development period, and this Board should use the ten (10)
year period in the absence of clear proof that greater potential
density could have been achieved.
19. Neither Applicant's Counsel nor Town Counsel found any Court
precedent for determining whether a phased development provision
in a Zoning Bylaw would be considered a moratorium within the
meaning of M.G.L. Ch. 40A, ~6.
20. In the absence of clear precedent, Counsel presented the
Board cases which examined the reasoning behind the tolling
provisions of ~6, and cases interpreting those provisions as
applicable to other situations, to assist the Board in
determining whether the impact of the phased development
restrictions are of the kind which would extend a ltfreeze" period
by virtue of being a moratorium within the meaning of the
statute. There is no definition of "moratorium" in Chapter 40A.
21. The impact of the phased development provisions is to
prohibit the issuance of Building Permits for a portion of the
development for a period of time. The percentage of lots
restricted decreases each year of the phase period. For a ten
4
Application No. 048-92
DECISION
year phasing provision, 90% of the lots are prohibited from
receiving a Building Permit the first calendar year in which the
plan was approved, 80% the second year, 70% the third year, and
so on until the tenth year, when all lots are eligible to receive
permits.
22. Opposition to the position that phased development should be
considered a "moratorium" was expressed by one Board Member. By
unanimous vote, the Board finds that the phased development
provision applicable to this subdivision is a moratorium which
triggers the tolling provisions of M.G.L. Ch. 40A, 96 and extends
the fffreeze" period for the entire subdivision as hereinafter
specified and REVERSES the Decision of the Building Commissioner,
subject to the hereinafter stated conditions and limitations, to
which Applicant has agreed.
23. Because there is no conclusive proof that the original
subdivision was not done at the maximum density actually
attainable, the Board determines that the applicable phased
development period applicable to this subdivision is ten (10)
years, and, based upon the current number of lots in the
subdivision, which is ninety-two (92), that means that each year
the "freeze" period will expire for nine (9) lots, except in the
fifth and tenth years, when it will expire for ten (10) lots.
24. Because lots not owned by Applicant are affected by this
Decision, and because some lots are already developed and others
are still vacant, the "freeze" period will expire in the
following order:
A. The "freeze" period shall first expire for all developed
lots within the subdivision in the chronological order in
which they received Building Permits until the "freeze"
period has expired for all developed lots within the entire
SUbdivision; and then
B. At such time as the "freeze" period has expired as to all
then-developed lots within the subdivision, the "freeze"
period shall then expire for all then-undeveloped lots owned
by Applicant in the order designated by Applicant by
instrument recorded in the Nantucket Registry of Deeds at or
before the time of expiration of the "freeze" period for the
first such then-undeveloped lot; and then
c. Once the "freeze" period has expired for all lots owned by
the Applicant, the "freeze" period shall expire for all
remaining lots within the subdivision, whether undeveloped
or developed after the expiration of the "freeze" for lots
specified in subparagraph A, in the chronological order in
5
Appl icatio1"lNo. 04,8-92
DECISION
wl1i:Ohthet \',tete QQnv~yed out of common ownership with land
of thedl$'i'i:ilta:ls,uP'divider.
25d. Ap.p.al;c!int~halt.,$end. notice of t.his Decision to all owners
of reeo~a.of4:~~~: :w~'lt.11.in'bhe Q,:.iqinal sUbdivisi1o~ informing them
that ri:~bt~.tV; ... ,l\aVe l\1af. be i~l?aGted. by this lleeisionand th.at
th~Y ma;y .w~, ...... ...d~ll$sft.b.e.~f~<Q,t oft.heDeoi~,~on. with counsel.
:en addt:ti'on.,tltette. :sha:l1 b-eftled with the aUiliding Department,
.p.lann-ing<aoa~;,ati(!l' TOWn C:L'e~k a listihg of BUilding Permits
is'sneaa'hdtncS '(8;ct::Oe'sqfissuauoe.,. I'o.r tl1eperiod fr,eIlt the
approv(iJ;~,o-j;'t.l)e'(l)~J.i9"~na.1$u:b'l,itv!isi()ntoNa~ 141 ,3;992, as compiled
~y.APP1[;oan$. (~fhertJ:s,1!'tng. isrorinfOt'lfiation 01'1'1;1, . and. is not
'dete1:'1nint\~iV;eq~bhe.~i::ration, d~t;es fo~ a;1"lY '.ttcular parcel.
E~pirati()tt ,qi',d;;:eSsltAl,lbe de1f::;eltmin~fin' .11 pa"ragraph 24
QfthJ.$' D'e<i:;1i's>l;iQtt. ....
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6
ZONING BOARD OF APPEALS
10 South Beach Street
Nantucket, Mass. 02554
Map 55-0-0
Parcels - Various
R-10
Autopscot Circle
Cato Lane
Mamack Lane
Netowa Lane
Nickanoose Way
Paupamo Way
Washaman Avenue
At a Public Hearing of the ZONING BOARD OF APPEALS held at
1:00 P.M., Thursday, May 7, 1992, in the Town and County
Building, Broad street, Nantucket, Massachusetts, on the
Application of THE NASHAQUISSET COOPERATIVE, INC., c/o Reade &
Alger, P. O. Box 2669, Nantucket, Mass. 02584, Board of Appeals
File No. 048-92, the Board made a DECISION, to which I append the
following CONCURRING DECISION:
1. I do not accept the philosophy that phased development is a
moratorium. Phased development enables (not prohibits}building in
a timely manner to be absorbed in our community.
Only four members of the zoning Board of Appeals were able to
hear this case. One "noli vote would have denied this
application. Due to the work of the applicant, their counsel,
our town counsel, zoning staff, and the building
commissioner/zoning enforcement officer- who were able to
negotiate an acceptable build-out schedule for our community for
this project. I support the result and I voted "yes". I do not
accept the rationale for this case. I believe that calculations
for phasing should have been based on gross area of land divided
by the zoning minimum lot size at the time (1983) 5,000 SF.
Considerations of roadway; lot regularity should not be included
which would complicate the calculations, but this case in
particular was a negotiated settlement on issues involving this
case.
I feel with all of the local parties involved we have come to a
better solution than one the courts may have imposed for our
community to resolve this unusual situation.
Date:~ ~ Irf)..
ftIm 13tr1~
Ann Balas
EXHIBIT D
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- CEIVED 11- b - 9:2
.LlCATION WILL NOT BE
ED COMPLETE UNTIL
EWED BY BUILDING
ECTOR
9''77C - 9'.:!
//-/(; '-" ~~
BUILDING APPLICATION NUMBER
APPLICATION FOR
pLAN EXAMINATION AND
BUILDING PERMIT
IMPORTANT - Applicant to complete aU Item. In Section.: 1,2,3,4, and 5
OWNERS NAME: ,..iA-;;'H:AG J,':.~e1
Last First Middle Initial
1 'f/AvPAMO W,t.-r
No. Street Village
Assessor's Map No. z::? V?
~ S1'6/e ~;J
c, of (3flt:>7i ciS I ,.J <:..-
L t..oTd!:",f 7'1)
Assessor's Parcel No.
01?
PE AND COST OF BUILDING - All applicants complete Parts A-D
PE OF IMPROVEMENT
ow Building
,Addition (If residential, enter number
.~ of n~w housing units added.
~.. If any, in Part D. 13)
llilAlteration (Selt,,2above)
ri'Repair. replacement
t;bemolition (If multifamily residential.
~,. enter number of units in
R building in Part D. 13)
If.
P Moving (relocation)
P Foundation only
~"
;e. OWNERSHIP
i}Private (individual, corporation,
nonprofit institution, etc.) ,
o Public (Federal. State, or local
government)
D. PROPOSED USE - (For,:'Demolition" most recent uS,e)
Residential Nonresidential
'It'! . 0 Amusement, recreational
r One Family 0 Church, other religious
o Two or more family - Enter 0 Indu~triS:1
number of untils ,0 Pilrkmg garage
o Service station, repair garage
o Hospital. institutional
o Office, bank, professional
o Public utility
o Schoor: library, other educational
o Stores, mercantile
o Tanks, towers
o Other - Specify
o Transient Hotel, Motel o~
dormitory; or INTERVAL
OWNERSHIP - enter number of units
o Garage
o Carport
o Other - Specify.
omit cents
O. COST
Cost of: a. Structure
b. Electrical
c. Plumbing
d. Heating
e. Other
T'OTAL COST OF IMPROVEMENT
9UILDING INSPECTOR'S ESTIMATE
3. SELECTED CHARACTERISTics OF BUILDING
~. PRINCIPLE TYPE OF FRAME
::J Masonry (wall bearing)
., Wood frame
::J Structural steel
::J Reinforced concret
::J Other - Specify
3 PRINCIPLE TYPE OF HEATING
::J Gas
:Oil
~ Electricity
] Coal
] Other - Specify
s
E. DIMENSIONS
Dimensions (N~Y(l()f
DweJlingor Addition:
No, otStori~s:-
'b
Dimensions of
. Additional Structures:
Garage:
AccessorY Bldg.
-Swimming Pool:
Other:
(t...~.~
~() Cf
FirstAoot Ar-ea:.
seCond.fioorAt~a:
Third 'Floor Area:
Tptal Floor Area:
Full Cellar Area:
For new buildings and additions, complete Parts E-N
for Demolition, complete onl Part 1.; for all others Skip to 4.
17~1
H. TYPE OF SEWAGE DISPOSAL.
S-Public or private company
o Private (septic tank, etc.)
. ! ' K. ACCESSORY HEAT SOURCE I
. No. of Weplaces, .....
No. of Wood Stoves
No. of Coal Stoves
Solar Collector
Other:
I. TYPE OF WA TEA SUPPLY
~Public or private company
o Private (well, cistern)
L. SMOKE DETECTORS
No. of Dectectors Z,
Type (Battery or AC) H6-ttoj.Jua.e
See Plan for Location
J. SPECI~t.. CHARACTERISTICS
o Air Conditioning
o Heat Pump
o Central Vacuum
o Other
M. RESIDENTIAL BUILDINGS ONLY
Number of Bedrooms ."
Number of Bathrooms ?
Full ~ Partial
3. Continued
N. ENERGY CONSERVATION Type Thickness
Foundation or Aoor insulation n(?6lZ4l-6SS f5J:!.Tts 10 Ir
Wall Insulation fi~/.b~ &.7<; (p If
Ceiling or Roof Insulation r/~LA';'> ~A 77S 10 If
Window Glazing: Insulated Glass Double Glass Storm
Doors: Insulated Yes. No r< Weatherstripped: Yes t<
/ t.~'()
R Value
"f
No
Percentage of Window Area to Wall Area: .
Maximum BTU loss per hour of structure:
. (Do not fill in if.% of window to wall area is less t
O. STRUCTURAL CHARACTERISTICS OF BUILDING
Applicant is required to submit complete structural framing plans with application due to the complexity of the structure, if the following info -
is insufficiant for proper plan review. .
Foundation
Footing size:
Wall material:
,';.:,~
f-J k ~ -u:,K
Footing reinforcing:
Pc>u(l6O 41JC1>ii1G Wall thickness:
..Lf I Ie
Wall height I II . - D . Wall reinforcing:
Pier or column size: "i'J- ~ C.t-3(. ~IU.. ')"'("c.-. Pier or column spacing: VAfU.t7:> ~ see pt..AJJ
.,c,.,,, 1\ ., .L . t.--I
Pier or column footing size: c... (: y ~ $ Pier or column reinforcing: y'U I:) ntet:./Z. 66.1i/ WAI
No. of crawl space vents: f I Crawl space:f1Full 0 Partial
Z.;1f5~
'be(
-
...
FRAMING: Main C"arrylng members: Size:
First !=Joor Framing Joist size: 2- 1- I" I ":>
Second Floor Framing Joist size: 1.-.1 f 01";)
Ceiling Framing Joist size: 1-1-101">
Roof Framing Rafter size: z..,. '/:11,,>
Maximum Span:
Maximum Span:
Maximum Span:
Maximum Span:
t~'-(/I.
1~'-(p1 (
fLf'-(, I(
10'_01(
Maximum Spacing:
Maximum Spacing:
Maximum Spacing:
Maximum Spacing:
Support Spacing:
t (p'IO. c:.
rc/I (). c- .
/(,'1 (). C. .
/{P "b. c...
Roof Truss
Applicant must submh design calculations for all wood trusses s~p_ed by a Registered Profe~ion Engl
INTERIOR FINISH
Bedrooms
Uving Room
Family Room
Dining Room
Bathroom ,
Utility Room
. Special (specify)
Attic
Cellar
Walls
Ceiling
~c..
~W~~
u.~
OfJO
M~I?
VtJrf/'l1
EXTERIOR FINISH
Wall Material
Roof Material
Roof Type
I '11-'( ~t ~
ZONING COMPLIANCE To be completed by all appllcanta
pplicant is required to submit
Zoning District:
Frontage on Street:
-'-'Plan Book No. and Page:
Date Lot Purchas(ld:
istered' plot plan with application. showing location of all structures. . ;0.-.. . . ..J.
. Total Land Area: ?r-"h~ ~
-:qO.b I }~fl
.Lot No.
~ . Z 9 . 1:J'l
Land Court Plan No.
Certificate No.
Name 01 Previous Owner: a.\)I"2e.ffE;U.. Ot;5Vc;t.. c.~.
-lBDIVISION INFORMATION
.Nameolowner:}JA~. I ~. IJJc...
-Date of Plan Approval: _
Type 01 Approval: ANR'< AR
Planning Board File No. ? ~ ~ 00
Is the Subdivision' subject to a Covenant: YES -X NO
Is a Release required: YES)< NO
Has Plan been filed with the Registry 01 Deeds? YES NO
If YES: Plan Book and Page No. Date
TIME SHARING
INFORMATION
Is there a decl;lration 01
Covenants' and Restrictions 01
Interval Ownership noted on
your Tille or Deed?
Yes_ NoL
..IMENSIONS
........ I~ I~ ? '
Distance from Property Unes: FRONT v
tDlstance. between Principal and Secondary Dwelling:
. . I II
Height of .structure above finish, grade: N ."Z- tj - 0
Number of off-street parkig spaces: Enclosed
REAR
I
H-
c:!ll
1'.
'1, II
LEFT "'ft1 RIGHT
(12ft. minimum.)
(1!..~1I W ~'i~4>'(
.,.;.,/ II
r I "'Jf
.~
.~.
_.~
E Z~~o'( S
- On-site 't--
GROUND COVER
Principal DweUing:
Secondary Dwelling:
Addition:
Garage:
. Accessory Bui.lding:
Swimming POOl:
Other:
( l. (,t;;
Total: . I!,,(Q fb-
/51'b
SF.
SF.
"..--
Allowable:
.~:~._.
MISCELLANEOUS - . .. . - - . - .. ., .O'~_
Was a request to '"Determing Applicability of the Wetland Protection ActM filedwith the Nantucket Cosnervation Committee? YES_NO .i:::;.,.,--;..
II answered YES. inclde MOrder of ConditionsM with application. ~
What date was the NOrder of ?Onditions~ with application. . .~
What date was the NOrder of Conditions" filed with the Registry of Deeds? .. ,,~
Is the property located withing a Flood Hazard district? YES - NO f -, ,~
Was a Variance or Special Perro it granted by the Board of Apeals? YES NO ..i-- :-;
II answered YES. what date was the decision filed with the Town Clerk?
FOR BUILDING DEPARTMENT USE ONLY
Minimum Lot Size: 5e> 0 0
Frontage on Street: 5 D
Front Yard: '{7
~
Ground Cover Ratio:
Side and Rear Setback:
3c.t
..:>
Date:
APPROVED BY:
Zoning Officer
Name
Zip Code
tJ Zr 3 1:1
5. IDENTIFICATION - To be completed b all .Ppllcllf(t~i-
1.
Owner or
Lessee
Mialingaddress - Number, street. city, and State
1?t4 Me.
2.
General
Contractor
3.
Contractor
Signature.
4. /1,> t-fAS tiJe. -tf"'l(:: C1t4f (;, (7~.
Architect or
Engineer (,)l7 ,
I hereby certify that the proposed work is authorized by the owner of record and tha"t I have been authorized by the owner to make this application .,.
his authorized agent and we agree to conform to all applicable laws of this jurisdiction. .
{/A}S AvE. .(I;ZF Gq,q
e; 1'"$
Builder's License
Address
1 tdlEMw NJ
ISJaJeJe I fJM'(i;d:6fl ftA ol4t
6. PLAN REVfEW RECORD - For Office Use
Plans Re\'iew R~uired "
HISTOf.'{IC DJSTRICS COMMISSION
SEPTIC
SEWER
WATER WELL COMPLEoTION REPORT
CONSERVATION COMMISSION
BOARD OF APPEALS
SECONDARY DWELLING APPROVAL (Planning Board)
FIRE CHIEF
OVER-THE-ROAD (Board of SeleCtmen)
RELEASE FORM (Planning Board)
ROAD OPENING PERMIT (DPW)
PLUMBING
ELECTRICAL
zz c;'99
1.,)0 ~'I...P.
-4. -1. '-1-'~ t.
- ---
7. VALIDATION
Building
Permit number
FOR DEPARTMENT USE ONLY
97' 70 -9',2
Use Group
Fire Grading
Live Loading
Occupancy Load
Census No. f e ,
Building
Permit issued
//-/~- 9~
Date of
Reissuance
Building
Permil Fee
-'14-1
/::lo -r ~8
~
532-
~
.------ Approved by:
Date of Issuance of
Certificate of Occupancy
,::f~-/7-i9c
9~70 -7(3
ItI,I
/ I r-/~
Building Inspector
EXHIBIT E
fW;
SCALE: 1. = 10'
N
W E
s
EXISTING DECK
TO BE
REMOVED
..."v I:t
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VJ'~
9.'<J fi
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MAP 55
PARCEL 573
SJ.>< 5, 070r s. f.
IV">O.J;
6''''s~
4f'-4. lY
""ss
IV~ ,,0-4.
C. 1V-4s, IPc.Q
oo,oct? "Y-400S 1179
'1l?J?:- SCT
-0tc
1. LOCUS: If7 P AUP AMO WAY
MAP 55 PARCEL 573
2. OWNER: NASHAQUISSETT COOPERATIVE, INC.
#1105 MASSACHUSETTS AVENUE, SUITE 2F
CAMBRIDGE, MA 02138
3. DEED REF: BOOK: 803 PAGE: 146
4. PLAN REF: BOOK: 25 PAGE: 21
5. LOCUS DOES NOT FALL WITHIN A SPECIAL
FLOOD HAZARD ZONE AS SHOWN ON FEMA
FLOOD INSURANCE RATE MAP COMMUNITY PANEL
No. 250230-0011-D doted 7/2/1992.
6. LOCUS DOES NOT FALL WITHIN THE NATIONAL HERTlAGE
and ENDANGERED SPECIES PROGRAM (NHESP) AREAS
OF ESTIMATED and PRIORITY HABITATS OF RARE
SPECIES.
7. ZONE: R-10 PROPOSED
REOUIRED rnsntill
LOT AREA: 10,000 s.f. 5,070x s.f. 5,070x s.f.
FRONTAGE: 75' 40' 40'
FRONT YARD: 20' 12.3' 12.3'
SIDE YARD: 10' 5.4' 5.7'
REAR YARD: 10' 10.2' 10.2'
COVERAGE: 25'; (!.lAX) 24.7'; 26.2';
(/,500 s.l) (/.255 s.l) (/.330 s.l)
per Section
/39-33 E(2)(b)
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Prepared By.
:ialKACKEN Engineering - Surveying
.... Environmental Permitting
19 Old South Road, Unit B
P.O. Box 3525
Nantucket, MA 02584 Tel: 508-325-0044
PROPOSED SITE PLAN
IN NANTUCKET, MA
Prepared For:
BPC ARCHITECTURE
Job No.: 410-13
:/p q;,00
Town of Nantucket
REGEIVfD
BOARD OF ASSESSORS
.JUL 0 9 2009
ZONING BOARD OF APPEALS
TOWN OF
NANTUCKET, MA
I
I
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER: Nashaquisset Cooperative Inc.
MAILING ADDRESS: c/o Vaughan, Dale, Hunter, Stetina and Beaudette
PROPERTY LOCATION: 7 Paupamo Way
ASSESSOR'S MAP/ PARCEL: 55/573
APPLICANT: Jeff Stetina
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters ofthe abutters and all other land owners within 300 feet of the
property line of owner's property, all as they appear on the most recent applicable
tax list (M.G.L. cAOA, Section 11 Zoning Code Chapter 139, Section 139-29 D
(2).
.<Jt&h..9..gq.C?y
&TE (j I
!2t~u..a.jU~
ASSESSOR'S OFFICE
Town of Nantucket
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Michael L. Trimpi, Trustee
Michael L. Trimpi Revocable Trust
P.O. Box 315
Canaan, NH 03741
Nashaquissett Cooperative Inc.
c/o Michael and Marcia Adler
47 Westrnount Drive
Livingston, NJ 07039
Nashaquissett Cooperative Inc.
c/o Douglas & Joanne Ready
76 Handcock Street
Lexington, MA 02420
Nashaquissett Cooperative Inc.
Miriam Soybel
24 Francis Street
Dover, MA 02030
Nashaquissett Cooperative Inc.
Prather and Patricia Palmer
30 Hubbard Road
Weston, MA 024963
Nashaquissett Cooperative Inc.
Edward and Deborah Murphy
126 Wisseman Road
Lagrangeville, NY 12540
Nashaquissett Cooperative Inc.
Kyle and Nicole Newport
8 Volunteer Road
Hingham, MA 02043
Etiquettes faclles it peler
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Violet Allen, Trustee
Taco Nominee Trust
P.O. Box 727
Nantucket, MA 02554
Nashaquisset Cooperative, Inc.
Scott & Lisa Cousino
5403 Saint Albans Way
Baltimore, MD 21212
Nashaquissett Cooperative Inc.
Barbara C. White
1121 John Street
Baltimore, MD 21217
Nashaquissett Cooperative Inc.
Katrinka K. Wilder
PO Box 224
Rockport, ME 04856
Nashaquissett Cooperative Inc.
Mary C. Burke and Nancy Mayo
14 Birchwood Drive
Southborough, MA 01772
Nashaquissett Cooperative Inc.
Vincent and Debra Maffeo
35 Logan Road
New Canaan, CT 06840-4501
Nashaquissett Cooperative Inc.
J ames and Eileen Williams
16 Split Rock Road
Pound Ridge, NY 10576
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. ...
Nashaquissett Cooperative Inc.
Donna Lyons
816 Ocean Ave
West Haven, CT 06516
Nashaquissett Cooperative Inc.
Robert and Lesley Perlman
13 8 Arnold Road
Newton, MA 02459
Nashaquissett Cooperative Inc.
Bruce and Denise McBrearty
106 Prince Street
Alexandria, VA 22314
Jane Sanchez and Moran Joseph
181 Village Ave
Dedham, MA 02026
Nashaquissett Cooperative Inc.
Cheryl and Ronal Frank
30 Bellevue Road
Wellesley Hills, MA 02481
Nashaquissett Cooperative Inc.
Valerie Mainowski
3 T orrington Lane
Acton, MAO 1720
Nashaquissett Cooperative Inc.
Mark Fridovich
445 Kawailoa Road
Kailua, HI 96734
Etiquettes faciles a peler
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Nashaquissett Cooperative Inc.
Leonard and Stacy Gemma
1107 Somerset Place
Lutherville, MD 21093
Nashaquissett Cooperative Inc.
Peter Clark
22 Riverside Drive, B4
Cranford, NJ 07016
Nashaquissett Cooperative Inc.
Adrian and Joan J eanguenin
64 Back Brook Road
Ringoes, NJ 08551
Nashaquissett Cooperative Inc.
Ronald and Nancy Berman
11 0 Wall Street
New York, NY 10005
Nashaquissett Cooperative Inc.
Duke and Linda Ligon
1717 Kingsbury Lane
Oklahoma City, OK 73116
Nashaquissett Cooperative Inc.
Carol Surface
178 Old Branchville Road
Ridgefield, CT 06877
Nashaquissett Cooperative Inc.
Walker Properties, LLC
17 Tucker Street
Marblehead, MA01945
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. .
Nashaquissett Cooperative Inc.
Jennifer Middleton
84239 Cloverdale Road
Creswell, OR 97426
Nashaquissett Cooperative Inc.
Ralph and Catherine Vizzari
40 Ettl Lane
Greenwich, CT 06831
Nashaquissett Cooperative Inc.
Jean Gaffney Etal
1395 Roosevelt Avenue
Pelham Manor, NY 10803
Nashaquissett Cooperative Inc.
Carlo and Marilou Cantavero
595 Steamboat Road
Greenwich, CT 06830
Richard and Sylvia Lewis
PO Box 301
Nantucket, MA 02554
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Nashaquissett Cooperative Inc.
John and Danielle West
34 Lime Street
Boston, MA 02108
Nashaquissett Cooperative Inc.
John and Karen Tiffany
c/o Fiduciary Partners
47 Park Place, Ste 750
Appleton, WI 54914
Nashaquissett Cooperative Inc.
Caroline N. Daniels
19 Guild Road
Dedham, MA 02026
Nashaquissett Cooperative Inc.
Travis Epes and Laurel Coben
40 Elm Lane
Bronxville, NY 107089
March Harre, LLC
PO Box 315
Nantucket, MA02554
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I Easy Peel@ Labels
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Michael L. Trimpi, Trustee
Michael L. Trimpi Revocable Trust
P.O. Box 315
Canaan, NH 03741
Nashaquissett Cooperative Inc.
c/o Michael and Marcia Adler
47 Westmount Drive
Livingston, NJ 07039
Nashaquissett Cooperative Inc.
c/o Douglas & Joanne Ready
76 Handcock Street
Lexington, MA 02420
Nashaquissett Cooperative Inc.
Miriam Soybel
24 Francis Street
Dover, MA 02030
Nashaquissett Cooperative Inc.
Prather and Patricia Palmer
30 Hubbard Road
Weston, MA 024963
Nashaquissett Cooperative Inc.
Edward and Deborah Murphy
126 Wisseman Road
Lagrangeville, NY 12540
Nashaquissett Cooperative Inc.
Kyle and Nicole Newport
8 Volunteer Road
Hingham, MA 02043
Etiquettes faclles it peler
.1..:1:___ 1_ __L..._...:. A\II:DV@ 1:4II.c..,@
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Violet Allen, Trustee
Taco Nominee Trust
P.O. Box 727
Nantucket, MA 02554
Nashaquisset Cooperative, Inc.
Scott & Lisa Cousino
5403 Saint Albans Way
Baltimore, MD 21212
Nashaquissett Cooperative Inc.
Barbara C. White
1121 John Street
Baltimore, MD 21217
Nashaquissett Cooperative Inc.
Katrinka K. Wilder
PO Box 224
Rockport, ME 04856
Nashaquissett Cooperative Inc.
Mary C. Burke and Nancy Mayo
14 Birchwood Drive
Southborough, MA 01772
Nashaquissett Cooperative Inc.
Vincent and Debra Maffeo
35 Logan Road
New Canaan, CT 06840-4501
Nashaquissett Cooperative Inc.
J ames and Eileen Williams
16 Split Rock Road
Pound Ridge, NY 10576
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1-ROO-GO-AVERY
Easy peel@ Labels
., Use A~ Template 5162@
Nashaquissett Cooperative Inc.
Donna Lyons
816 Ocean Ave
West Haven, CT 06516
Nashaquissett Cooperative Inc.
Robert and Lesley Perlman
138 Arnold Road
Newton, MA 02459
Nashaquissett Cooperative Inc.
Bruce and Denise McBrearty
106 Prince Street
Alexandria, VA 223 14
Jane Sanchez and Moran Joseph
181 Village Ave
Dedham, MA 02026
Nashaquissett Cooperative Inc.
Cheryl and Ronal Frank
30 Bellevue Road
Wellesley Hills, MA 02481
Nashaquissett Cooperative Inc.
Valerie Mainowski
3 T orrington Lane
Acton, MAO 1 720
Nashaquissett Cooperative Inc.
Mark Fridovich
445 Kawailoa Road
Kailua, HI 96734
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...
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....
c:'_..... .......
_.
1
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Nashaquissett Cooperative Inc.
Leonard and Stacy Gemma
1107 Somerset Place .
Lutherville, MD 21093
Nashaquissett Cooperative Inc.
Peter Clark
22 Riverside Drive, B4
Cranford, NJ 07016
Nashaquissett Cooperative Inc.
Adrian and Joan J eanguenin
64 Back Brook Road
Ringoes, NJ 08551
Nashaquissett Cooperative Inc.
Ronald and Nancy Berman
110 Wall Street
New York, NY 10005
Nashaquissett Cooperative Inc.
Duke and Linda Ligon
1717 Kingsbury Lane
Oklahoma City, OK 73116
Nashaquissett Cooperative Inc.
Carol Surface
178 Old Branchville Road
Ridgefield, CT 06877
Nashaquissett Cooperative Inc.
Walker Properties, LLC
17 Tucker Street
Marblehead, MA01945
Repllez ilia hachure sfin de
@ AVERY@ 5162@ !
.A
www.avery.com
Easy Peel@ labels
... Use Avtry@ Template 5162@
N ashaquissett Cooperative Inc.
Jennifer Middleton
84239 Cloverdale Road
Creswell, OR 97426
Nashaquissett Cooperative Inc.
Ralph and Catherine Vizzari
40 Ettl Lane
Greenwich, CT 06831
Nashaquissett Cooperative Inc.
Jean Gaffney Etal
1395 Roosevelt Avenue
Pelham Manor, NY 10803
Nashaquissett Cooperative Inc.
Carlo and Marilou Cantavero
595 Steamboat Road
Greenwich, CT 06830
Richard and Sylvia Lewis
PO Box 301
Nantucket, MA 02554
Etiquettes faclles a peler
A
Feed Paper
...
c::.......1I" rI....
_I
I
_I
J
Bend along line to
expose Pop-up Edge™
Nashaquissett Cooperative Inc.
John and Danielle West
34 Lime Street
Boston, MA 02108
Nashaquissett Cooperative Inc.
John and Karen Tiffany
c/o Fiduciary Partners
47 Park Place, Ste 750
Appleton, WI 54914
Nashaquissett Cooperative Inc.
Caroline N. Daniels
19 Guild Road
Dedham, MA 02026
Nashaquissett Cooperative Inc.
Travis Epes and Laurel Coben
40 Elm Lane
Bronxville, NY 107089
March Harre, LLC
PO Box 315
Nantucket, MA02554
Repllez a la hachure af!n de
~ AVERY@ 5162@ !
J
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d
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I
N
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
..
.)
-.J
Date: October 2, 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. :
034-09
Owner/Applicant:
Deborah and Lester Paul
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.
lit ) fi( [jB~)
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
7Paupamo Way
Assessor's Map 55, Parcel 573
Plan Book 25, Page 21
Book 803, Page 146
Residential-10
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. 034-09 of Deborah and Lester Paul, cj 0
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 Sections 139-33.A.(4) (alteration of pre-existing,
nonconforming structures) and 139-16 (intensity regulations). The Applicants
propose to renovate the existing single family dwelling on the property and erect
a five (5) foot wide single story addition off the northwesterly corner of the
structure. This addition will not be any closer to the northerly front yard lot line
or the westerly side yard lot line than the existing structure. Additionally, the
Applicants propose to erect two (2) forty-two (42) inch wide shed dormers into
the existing roof plan of the northwesterly corner of the structure. The structure
is no closer than 5 feet, 4 inches to the westerly lot line in a zoning district that
requires a ten (10) foot side yard setback. The proposed work will add seventy-
five (75) feet to the footprint for a total ground cover of 1330 square feet where
1500 square feet is the maximum ground cover allowed. The site is located at 7
Paupamo Way, is shown on Nantucket Tax Assessor's Map 55 as Parcel 573, is
shown in Plan Book 25, Page 21, and is registered at the Nantucket County
Registry of Deeds in Book 803, Page 146. The property is zoned Residential-10.
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. No
abutter comment was receiving in favor or opposed to the Application.
4. At the hearing, the Applicant was represented by counsel. Counsel for the
Applicant stated that the Applicants are requesting relief pursuant to Nantucket
Zoning Bylaw Sections 139-33.A.(4) and 139-16. Counsel also stated that the
Applicants propose to renovate the existing single family dwelling and erect a 5'
wide single story addition off the northwesterly corner of the structure.
Additionally, counsel indicated that the Applicants also propose to erect two (2)
forty-two (2) inch wide dormers into the existing roof plan of the northwesterly
corner of the structure. Presently, the structure is no closer than five feet, four
inches (5'4") to the westerly lot line in a zoning district that requires a ten (10)
foot side yard setback.
Counsel informed the Board that the proposed work will add seventy-five (75) of
total ground cover. The total ground cover will now be 1330 square feet in a
zoning district that has a maximum ground cover of 1500 square feet pursuant to
Nantucket Zoning Bylaw Section 139-33.(E)(2)(b).
The property in question was initially zoned R-1; but, was later rezoned to R-10.
The locus conforms to the requirements of the R-1 zoning district; but, does not
comply with the minimum lot size and the setback requirements of the R-10
zoning district. Because of this rezoning, the property has the benefit of pre-
existing, nonconforming status.
5. Therefore, based on the information presented by Applicants'
counsel, the Board found that the proposed renovation will not be substantially
more detrimental than the existing nonconforming structure to the
neighborhood.
6. Accordingly, by a motion made and duly seconded to GRANT the
requested relief by SPECIAL PERMIT pursuant to Nantucket Zoning Bylaw
Section 139-33.A.(4)(a) and (b) in order to renovate the existing single family
dwelling on the property and erect a five (5) foot wide single story addition off
the northwesterly corner of the structure and to erect two (2) forty-two (42) inch
wide shed dormers into the existing roof plan of the northwesterly corner of the
structure in substantial compliance with the plan entitled "Proposed Site Plan In
Nantucket, MA" prepared by Bracken Engineering, Inc., dated July 9, 2009,
attached hereto as "Exhibit A," there were five (5) votes in favor and none (0)
opposed.
SIGNATURE PAGE TO FOLLOW
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Dated: tl(Rku-t ~ ,2009
Michael J. O'Mara f
./ )
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. / ~~
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. q&~ ~ ,2009
On this L day of September, 2009, before me, the undersigned Notary
Public, personally appeared /Ct.; I ik. K~ S ~A M ( , 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.
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