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Home My WebLink About116-98TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: March ` ~ ~ 19 99 Application No.: Owner/Applicant: LARRY B. WHELDEN AND ELIZABETH M. WHELDEN To: Parties Decision of following: in Interest and. Others concerned with the the BOARD OF APPEALS in the Application of the 116-98 Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in 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 an complaint in 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. ,~ Linda F. Williams Chairman (Acting) cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET ZONING BY-LAW §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. Map 42.3.1, Parce141 3 Coffin Street Residential-Commercial Lot 1, Plan Book 15, Page 125 TOWN OF NANTUCKET ZONING BOARD OF APPEALS At a Public Hearing of the Nantucket Zoning Board of Appeals opened at 1:00 P.M., on Friday, November 20,1998, in the Conference Room, Town Building Annex, 37 Washington Street, Nantucket, Massachusetts, on the Application of the Larry B. Whelden and Elizabeth M. Whelden, Trustees of LBW Nominee Trust u/d/t dated 5/ 8/ 85 with a mailing address of P. O. Box 454, Nantucket, Massachusetts 02554, for itself as Owner and Applicant in connection with property situated at 3 Coffin Street (Board of Appeals File No. 116-98), which meeting was continued by unanimous vote to a Public Hearing on December 11,1998 in said Conference Room, and again continued by unanimous vote to a Public Hearing on. January 8,1999, in said Conference Room, the Board made the following Decisions: 1. Applicants are seeking relief by VARIANCE from the Intensity Regulation of Nantucket Zoning By-Law Section 139-16A (ground cover ratio, setbacks). Applicants propose to demolish an existing single-family dwelling and shed on a 1,390+ square-foot lot (5,000 square feet is required), with a ground cover of 701+ square feet, and which are said to be pre-existing. Applicants would construct a new 1,024+ square- foot single-family dwelling, expanding the ground cover ratio from 51+% to 74+%, with the maximum allowable ground cover ratio for an undersized lot in this district being 30%. The existing nonconforming southeasterly side yard setback of 3.0+ feet at its closest point and rear yard setback of 1.8+ feet at its closest point would be maintained, with the northwesterly side yard setback being increased from 2.6+ feet at its closest point to 1.1+ feet in a district that requires a minimum side and rear yard setback of five (5) feet. The Locus is also nonconforming as to parking with there being no parking space provided on site and none planned. In addition, Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section139-18B, waiving the one (1) required parking space. In the alternative, the Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alteration /expansion of apre-existing nonconforming structure/ use) to complete the project as proposed. The premises is located at 3 Coffin Street, Assessor's Map 42.3.1, Parcel 41, (title reference, Deed Book 229, page 17; Lot 1 on plan recorded in Plan Book 15, page 125). The property is zoned Residential-Commercial. 2. The Board's findings are based upon the Application papers, representations and testimony received at the hearings on December 11,1998, and January 8,1999, and comments from the public. At the hearings, area residents expressed concern regarding the condition of existing structures, possible traffic congestion and parking issues. The Planning Board recommended that the Variance be granted with a reduced footprint that complies with applicable setbacks and that the parking waiver Special Permit be denied. 3. The proposed project involves the demolition of the existing one-story single- family dwelling and the existing shed, and the construction of a new two-story single- family dwelling in accordance with the current Building Code and Nantucket Historic Districts Commission guidelines so as to improve the quality of the housing that he can supply and the aesthetics of the neighborhood. A site plan of the premises dated 10-5- 98 prepared by Charles W. Hart & Assoc., Inc. showing the existing structures was submitted during the hearings. Given the size of the lot (less than 1,400 square feet) and the location of the existing structure (nonconforming as to setback on three sides and as close as 1.1 feet to the lot line on the southeasterly side), a variance would be required even if the existing dwelling were to be rebuilt without expansion. Because of the economics of the situation and a desire to provide ample room to accommodate a small family in the dwelling, the Applicant sought to construct a new 1,204 square foot, two- story dwelling on the site. In response to concerns expressed, the Applicant submitted to the Board a site plan and elevation drawings for a dwelling with a proposed ground cover of 876 square feet (63%). 4. The Board finds that this lot's extremely small size and the rundown condition of the existing dwelling have created a need for the Applicant to rebuild or significantly renovate the structure, and that without relief from the ground cover and setback requirements there would be an economic hardship for the Applicant given the size structure that would result. The site is uniquely situated at the residential edge of this commercial area and is suited for the affordable-type of housing proposed by the Applicant. The situation and facts presented do not generally affect the zoning district but rather are uniquely related to the shape and location of this lot. The Board finds, based on the information presented at the hearing, that variance relief may be granted without detriment to the public good or derogation from the By-law given that the need to encourage affordable housing and upgrade the housing on this site. While the Board finds that the grant of a Variance is justified, the Board was unwilling to grant permission to exceed the ground cover that exists today (701 square feet) or to allow a new structure to extend any closer to the lot line than the closest point of the existing structure (2.6 feet along the northwesterly lot line, l.8 feet along the northeasterly lot line, and 1.1 feet along the southeasterly lot line). 5. As to the requested parking waiver, one space is required to service the dwelling unit as existing and as reconstructed. No parking spaces now exist.., or would be provided. The site is convenient to the Towri s commercial center and seasonal public transportation. The Board finds that the provision of parking on the site would compromise what little green space remains, and would be physically impossible given the size of the lot. The waiver of the parking space requirement is in harmony with the general purposes and intent of the By-law. 6. Based these findings, the Board of Appeals voted UNANIMOUSLY to grant the requested VARIANCE under Section 139-16A and SPECIAL PERMIT under Section 139-18B to demolish both structures and build atwo-story, single-family dwelling or to demolish the shed and renovate the dwelling by increasing its ground cover, finding that owing to circumstances relating to the shape of the lot and the structures thereon, and especially affecting the lot but not affecting generally the zoning district in which it is situated, a literal enforcement of the provisions of the Zoning By- law 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 Zoning By-law, subject to the following conditions: (a) The resulting ground cover shall not exceed 701 square feet (a ground cover ratio of 51 %). (b) The dwelling unit shall be no closer to the lot lines than the closest point of the existing structure to that lot line (2.6 feet along the northwesterly lot line, l.8 feet along the northeasterly lot line, and 1.1 feet along the southeasterly lot line). (c) No exterior construction shall occur on the property from May 15~ to October 15~ . Dated: w /-~ 1999 f' b' Nantucket, MA Mic el Mara i' Linda F. Williams William P. Haurihan U~~1-- IREO~1~lE® TOWN CLERK'S OFFICE NANTUCKET, MA 02554 ~.4R 1 9 1999 ~ flVi~.. -__- __3_~..~.~.~.~.._.___ ~s}}--. uLEF~K:__~~~ TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, NOVEMBER 20, 1998, in the CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the Application of the following: LARRY B. WHELDEN AND ELIZABETH M. WHELDEN, TRUSTEE OF LBW NOMINEE TRUST BOARD OF APPEALS FILE N0. 116-98 Applicants are seeking relief by VARIANCE from the Intensity Regulations of Nantucket Zoning By-Law §139-16A (ground cover ratio, setbacks). Applicants propose to demolish an existing single-family dwelling and shed on a 1,390+ square-foot lot (5,000 square feet is required), with a ground cover of 701+ square feet, and which are said to be pre-existing. Applicants would construct a new 1,024+ square-foot single-family dwelling, expanding the ground cover ratio from 51+% to 74+~, with the maximum allowable ground cover ratio for an undersized lot in this district being 30%. The existing nonconforming southeasterly side yard setback of 3.0+ feet at its closest point and rear yard setback of 1.8+ feet at its closest point would be maintained, with the northwesterly side yard setback being increased from 2.6± feet at its closest point to 1.1+ feet in a district that requires a minimum side and rear yard setback of five (5) feet. The Locus is also nonconforming as to parking with there being no parking space provide on site and none planned. In addition, Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-18B, waiving the one (1) required parking space. In the alternative, the Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-33A (alteration/expansion of a pre-existing nonconforming structure/use) to complete the project as proposed. The Premises is located at 3 COFFIN STREET, Assessor's Map 42.3.1, Parcel 41, Plan Book 15, Page 125, Lot 1. The property is zoned Residential-Commercial. ~-~C_/ Dale W. Waine, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT O~R QTHER ALTERNATIVE. FORMATS, FOR _ ASS~ISTANC;E BALL _ _._ __ - ~ c.5o~r~~~s~2~~~. _--_. -._ .__ --- - - --_-. ,. Addendum to the Application of Lawrence and Elizabeth Wheldon, Trustees of LBW Nominee Trust The Applicant is the owner of an 1,390± square foot lot located at 3 Coffin Street on which is situated asingle-family residence and a shed with a collective ground cover of 701± square feet (for existing conditions, see Site Plan dated 10- 5-98 prepared by Charles W. Hart & Assoc., Inc.). These structures pre-date zoning and are non-conforming as to setback on both sides and to the rear of the property. There is no front yard setback requirement the R-C zone. The property is also validly non-conforming as to parking requirements since no parking space exists on the property. The Applicant has used the existing building to provide affordable housing to an employee of his adjacent restaurant facility and her family. The Applicant requests permission to~ demolish the existing structures and construct a new 1,024 square foot single-family dwelling on the premises as shown on the enclosed plan, thereby improving the quality of the housing he can supply and the aesthetics of the neighborhood. To accomplish this project, the ~ / Applicant requests that a Variance be issued to allow the new structure to ~ ~~ ~Q intrude into the setback along both sides and the rear of the property, and to' expand the ground cover ratio from 51% to 74% (30% is permitted for an undersized lot in the R-C zone). Only along a portion the northwesterly side of the property will the setback intrusion be increased (from 2.6 feet to 1.1 feet); on the other two sides, the setback intrusion will be reduced. The size of the lot, its unique location to the rear of the Washington Street commercial facilities, and the condition of the existing structure means that variance relief is appropriate, especially in this case where the relief will enhance the public good and the intent and purpose of the Zoning By-law by enabling the Applicant to provide decent, affordable housing. In the alternative, the Applicant proposes to renovate the existing structure and therefore a Special Permit under Section 139-33A, and/or Variance to the extent necessary, is also requested to allow the expansion of the structure within the footprint shown on the enclosed plan. The Applicant also requests that the one parking space required for the dwelling be waived by Special Permit pursuant to Section 139-18B since the property lies within the Resident Parking District and it is impossible to provide a space on this undersized lot. Since no space has ever been provided, this waiver will not be more detrimental to the neighborhood than the existing situation. BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No. ~- APPLICATION FOR RELIEF Owner's name(s): Larry B. Whelden & Elizabeth M. Whelden. Trustees of LBW Nominee Trust u/d/t dated 5/8/85 Mailing address: P 0. Box 454. Nantucket. MA 02554 Applicant's Name:Same Mailing Address: Same Location of Lot: Assessor's map and parcel number 42.3.1- 0041 Street Address: 3 Coffin Street Registry Plan .Lot 1. Plan Book 15, Page 125 Date lot acquired: Qs5/Q~/,$5 Deed Ref 229/17 Zoning district RC Uses on lot - commercial: None or MCD?~ - number of: dwellings 1 duplex- apartments rental rooms Building date(s): all pre-8/72? X or C of 0? Building Permit appl.NOS. 11375-94 (shingle permit) Case_IJos. all BoA aoAlications, lawsuits: none State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A if Variance, 139-30A X if a Special Permit (and 139-33A ~, if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or order' appealed. OK to attach addendumZ. See Addendum A attached. Items enclosed as part of this Application: order'- addendumZ x Locus map X Site plan X showing present- +planned X structures Floor plans present- proposed- elevations- (HDC approved ) RECEIVED Listings lot area X frontage X setbacks X GCR~t parking data X TOWN CLERK'S OFFICE Assessor-certified addressee list 4 sets X mailing labels 2 sets NANTUCKET, MA 02554 $200 fee payable to Town of Nantucket x proof'-' cap' covenant 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) N 0 V 0 4 1998 I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. ~~~~~' L NOMINEE TRUST ..;`t,~~(; SIGNATURE: By: Attorney/Agent X By its Attorn y, Melissa D. Philbrick '(If not owner or owner's attorney. enclose Broof of authority) FOR B OFFICE USE Application copies recd: 4 or_ for BoA on w_/~~bY/~ One copy filed with Town Clerk on ~~/~~ by complete?L~ /~ ,n,n~ One copy each to Planning Bd and Building DeptG U/~/~by ~~~/ -`~~ $200 fee check given Town Treasurer onG~/~/~y~~~ waived? Hearing notice posted~/~/ailed G`/ ~ /G~ I&M~~/~~ ~!`/~Zf~ Hearing (s ) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/ See related cases lawsuits other ~~t n ~~ 179 ~. Y M~~ ~ M 106 s AHEM f W W K r Y ~ n 3 ~ ~ N ~ •• , N 3 lw pYl ' . I~ ~ p'' 1' •9 i LOCUS PLAN - WHELDON APPLICATION •, 0 0 0 +~ M W fl f ~i 1~ i BOA FORM PROPERTY OWNER: NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 ASSESSOR'S LIST OF PARTIES IN INTEREST Larry Whelden 2/89 APPLICANT FOR RELIEF (SAME? X ): ADDRESS OF PROPERTY: 3 Coffin Street ASSESSOR'S MAP/PARCEL: 4231 _ 0041 LIST OF PARTIES INCLUDING ADDRESSES *(OR SEE ATTACHED ): * * I certify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within three hundred feet of the property line of Owner's property, as they (and their address) appear on the most recent applicable tax list [per M.G.L. c. 40A, §ll and Zoning Code Chapter 139, §139-29D(2)]. G1 ~ ~s/G~ g ~ ~ Date Assessor's Office Town of Nantucket *NOTE: Applicant (Petitioner) should include with the lot for which zoning relief is sought, any commonly-owned abutting lots which might become involved in the zoning-.mat-ter. List map and parcels for each abutter. ~ `~ Submitted by: Melissa D. Philbrick, Attorney _ ~i ~ ~ „r Date 9/11/98 ~~ SEP ~ ~ ~~~~'~ Client . Whelden Forms/BOA '"~ 09/1/98 TOWN OF NANTUCKET 13:52:35 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 4231 0045 CRICHTON EDWARD B G014R ORANGE ST 014R ORANGE ST NANTUCKET MA 02554 4231 0102 DOWNEY ADRIENNE 0012 FRANK ST 0002 STONE AL WATERTOWN MA 02172 4231 0044 GARRISON ROBERT D & LUCINDA 9 397 WASHINGTON ST 0011 UNION ST C/0 BATTELLE DUXBURY MA 02332 4231 0101 SIBLEY ELIZABETH B TRUSTEE 15 TEASDALE CIRCLE 0009 UNION ST SI9LEY NOMINEE TRUST NANTUCKET MA 02554 4231 0146 *WATERFALL ENTERPRISES INC 7 UNION ST 0007 UNION ST NANTUCKET MA 02554 4231 0185 AYERS LESTER C JR 'cTAL PO BOX 1087 0006 UNION ST NANTUCKET MA 02554 4231 G144 JAMISON DORIS H 0420 TAULMAN RC G08A UNION ST ORANGE CT 06477 4231 0100 CAPTAINS HOUSE TRUST 0008 UNION ST 0008 UNION ST C/0 TRISTRAMS GROUP NANTUCKET MA 02554 4231 0043 BERRY MAX N E HEIDI L 2716 CHESAPEAKE ST NW 0010 UNION ST WASHINGTON DC 20008 4231 0099 BERRY MAX N TR 2716 CHESAPEAKE ST NW 0015 WASHINGTON ST MUFFET REALTY TRUST WASHINGTON DC 20002 4231 0098 BERRY MAX N & HEIDI L 2716 CHESAPEAKE ST NW 0005 COFFIN ST 'dASHINGTON DC 20008 4231 0097 LOPES NELLIE & JOSEPH M PO BOX 1131 C017 WASHINGTON ST NANTUCKET MA 02554 4231 0096 LOPES JOSEPH & NELLIE PO BOX 1131 017A WASHINGTON ST NANTUCKET MA 02554 4231 0095 ARTISTS ASSOCIATION PO BOX 1104 0019 WASHINGTON ST OF NANTUCKET NANTUCKET MA 02554 4231 0040 AMERICAN LEGION FO BOX 265 0021 WASHINGTON ST BYRON L SYLVARO POST # 82 NANTUCKET MA 02554 4231 0039 WHELDEN LARRY B TR PO BOX 454 0023 WASHINGTON ST N L T NOMINEE TRUST NANTUCKET MA 02554 4231 0038 *NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0003 COMMERCIAL S7 C/0 NE DEVELOPMENT NEWTON MA 02159 4231 0037 NANTUCKET ELECTRIC COMPANY PO BOX 470 0010 NEW WHALE ST WESTBOROUGH MA 01581 4231 0230 *NANTUCKET ELECTRIC COMPANY 2 FAIRGROUNDS RD 0006 COMMERCIAL ST NANTUCKET MA 02554 4231 0231 *NANTUCKET ELECTRIC CO 2 FAIRGROUNDS RD 0004 COMMERCIAL ST NANTUCKET MA 02554 4231 0094 SHERBURNE ASSOCIATES PO BOX 359 0002 COMMERCIAL ST NANTUCKET MA 02554 4231 0093 NANTUCKET ELECTRIC COMPANY PO BOX 470 0002 COMMERCIAL ST WESTBOROUGH MA 01581 4231 0092 NANTUCKET ELECTRIC COMPANY PO BOX 470 0001 CANDLE ST WESTBOROUGH MA 01581 4231 0091 NANTUCKET ELECTRIC COMPANY PO BOX 470 0005 CANDLE ST WESTBOROUGH MA 01581 4231 01421 LEICHTER DOROTHY M TR PO BOX 405 0008 WASHINGTON ST C/0 SUSAN THURSTON NANTUCKET MA 02554 4231 0142 REITH WILLIAM & MARY L PO BOX 92b 0010 WASHINGTON ST NANTUCKET MA 02554 PAGE 1 MUAS750 8.5 TOWN OF NANTUCKET 09/15/98 OWNER'S MAILING ADDRESS LIST 13:52:35 k Bl Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location oc Map PO BOX 926 C012 WASHINGTON ST 4231 0143 REITH MARY L NANTUCKET MA 02554 4231 0146 *WATERFALL ENTERPRISES INC 7 UNION ST 0007 UNION ST NANTUCKET MA 02554 4232 0016 FLANAGAN CHARLES E & RUTH ANN BOX 214 0013 UNION ST NANTUCKET MA 02554 4232 0017 *DUNHAM DANIEL T & THOMAS E 14 UNION ST 0014 UNION ST NANTUCKET MA 02554 PO 80X 266 0007 COFFIN ST 4232 0018 BACKUS HARRIET W C/0 ROBY DAVID M LYME NH 03768 4232 0019 BACKUS HARRIET W & JAMES A PO BOX 266 0009 COFFIN ST C/0 ROBY DAVID M LYME NH 03768 4232 0021 PRESERVATION INSTITUTE NANTUCK PO BOX 115701 0008 COFFIN ST GAINESVILL'c FL 32611-5701 4232 00211 MCCREADY RICHARD J ETAL TRSTS PO BOX 359 0006 COFFIN ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 00212 MCCREADY RICHARD J ETAL TRSTS PO 80X 359 0256 WASHINGTON ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 00213 MCCREADY RICHARD J ETAL TRSTS PO BOX 359 025C WASHINGTON ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 C022 *NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0024 WASHINGTON ST C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02159 4232 0023 PARDI RICHARD J & ELIZABETH 0026 WASHINGTON ST 0026 WASHINGTON ST NANTUCKET MA 02554 4232 00231 MARIA MITCHELL ASSOCIATIGN 0002 VESTAL ST 0028 WASHINGTON ST NANTUCKET MA 02554 4232 0072 STEARNS SCOTT M JR i5 UNION ST 0015 UNION ST NANTUCKET MA 02554 4232 0071 MANDELL SEYMOUR G & MIRIAM G 0114 DELANCEY ST 0017 UNION ST PHILADELPHIA PA 19106 4232 C073 EBERT MICHAEL & HARKLESS CATHE 12815 KANES RD 0016 UNION ST LONG GREEN VALLEY GLEN ARM MD 21507 4232 0074 BIGGS JUDITH A 0136 OLD WESTFORD RD G018 UNION ST CHELMSFORD MA 01824 4232 0075 RUTTENBERG MARGARET B & JOHN C 8 HOLLY ROAD 0020 UNION ST NEWTON MA 02168 4232 0076 *OTTAVIANO JOSEPH JR & MARY L 251 CHESWOLD LANE 0018 COFFIN ST HAVERFORD PA 19041 4232 0077 HALBERSTAM DAVID & JEAN 0027 W 67TH ST 0012 COFFIN ST NEW YORK NY 10023 4232 0079 NOYES ROBERT K & GRACE T 0010 COFFIN ST 0010 COFFIN ST NANTUCKET MA 02554 4232 0080 NOYES ROBERT K & GRACE T 0010 COFFIN ST 025R WASHINGTON ST NANTUCKET MA 02554 4232 0081 NOYES GRACE TUTTLE & ROBERT K 0010 COFFIN ST 0027 WASHINGTON ST NANTUCKET MA 02554 4232 0138 CLIFFORD CLARK M & MARGERY K 9421 ROCKVILLE PIKE 0022 UNION ST BETHESDA MD 20814 4232 0136 HALSEY CAROLYN B 197 DANS HIGHWAY 0019 UNION ST NEW CANAAN CT 06840 PAGE 2 MUAS750 8.5 NUMBER OF RECORDS = 51 --...L S ~~ t~~~ --~ c1 - tl] Q~ ~_ -.~ ,~ r ~ ~a~ ~~ ~~ ~~ ~ ~~~ .. f to- S .~ o ~~ ~~ ,~ ~v ,~, e-, r~~r ~- ~ N I ~' ~-~ O ~ ' ~1.~ l r ~ i ~~- or- - - - -~ --- o ~ -, ~l ~ ~ ~, ;~~ 1 -~ ~ ~, ~ ~; ~ ,~ _ _ ~ ; // _ - _~ . ~; , ~~ ~~ ~ f 8 N ~ ~_ c ~ ~- - ~- ~ ~ ~ ~ _ ~- ~ ~ ~,~, ~--- -- ~ ~~ ! ~ -G- --- --~~ ~ _ cao'8a ~,~ .- ~--"`_' ., ,~ 0 J a ~' ~ 1 >~i g ~ ~~~ ~~ _~ ~fl ~ ~~ ~~ ~ -- {{o~ ~L ~3 ~' ,a ~~ ~, 'l_ ~- ~~ t -- r'r ~ E.~ ~~ r1 ~~ ~~ ~~ oQ ~ ~~ ~~ ~~ -"1i K v~ n~~ v~~ ~~I O N ~~ ~~ N O •~ ,-, 4 ~1 ~x vl ~1 u- `, ~ ~ ~o .. al l ~I ~ti J~ ~ ~ ~ O _ 11 r1 11 o` ~~ ~ ~ ~~, ~ ~ ~ ~ u . ~~ , ~ ~ ~. ~~ ° ~~ ~ > ~ ~ ~ ~~ . ~~ ~ ~ v+ x ~4IV ~ ti. a ~~`~ o ~~ ~ ~ ~ ~ ., ~-, ., ~ ~, .. ,. .. a ~ ~~ ~~+K ~ ~ ~ ~-,~ ~~~ ~~~~~ ~~~ ~~~~ °~ MELISSA D. PHILBRICK, P.C. Post Office Box 148 Zero Main Street, Second Floor Nantucket, Massachusetts 02554 Melissa D. Philbrick BY HAND Dirk G. Roggeveen, Administrator Nantucket Zoning Board of Appeals 37 Washington Street,1St Floor Nantucket, MA 02554 October 7,1998 Re: 3 Coffin Street, Nantucket Dear Dirk: Emily Avery Enclosed for filing please find the original and three copies of the completed Application for Relief with Addendum A attached, along with our check in the amount of $200 for the filing fee. I have also enclosed the original abutters list plus 3 copies, 2 sets of mailing labels, the locus map and existing site plan. Please give me a call if you have any questions or require additional information. Enc. cc: Mr. Larry Whelden (w/enc.) Mr. Mark Poor (w/enc.) r. Charles W. Hart (w/enc.) own Clerk (w/enc.) Tel: (508) 228-5151 Fax: (508) 228-5155 Si erely, RECE~~,~EC T~~NN CLER;; ;; pFFICE NANTUG~~ ~ ~~ OCT ~ 9 i99$'S54 TIME: CLERK:_ -_ BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 APPLICATION FOR RELIEF Case No. - Owner's name(s): rarer, B Whelden & Elizabeth M Whelden Trustees of LBW Nominee Trust u/d/t dated 5/8/85 Mailing address: p ~ Box 454 Nantucket MA 02554 Applicant's Name:Same Mailing Address: Same Location of Lot: Assessor's map and parcel number 42.3.1- 0041 Street Address: 3 Coffin Street Registry Plan Lot 1 Plan Book 15 Page 125 Date lot acquired: ,Q~,/9.~/8~ Deed Ref 229/17 Zoning district RC Uses on lot - commercial: None or MCD? n~ - number of: dwellings 1 duplex- apartments rental rooms Building date(s): all pre-8/72? X or C of 0? Building Permit appl.Nos. 11375-94 (shinggpermit) State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A if Variance, 139-30A ~_ if a Special Permit (and 139-33A _~ if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or order' appealed. OK to attach addendumZ. See Addendum A attached. Items enclosed as part of this Application: order'- addendumZ x Locus map X Site plan X showing present- +planned X structures Floor plans present- proposed- elevations- (HDC approved ) Listings lot area 7C frontage X setbacks X GCR~_ parking data X Assessor-certified addressee list 4 sets mailing labels 2 sets X $200 fee payable to Town of Nantucket x proof'_'cap' covenant 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. L NOMINEE TRUST SIGNATURE: By:_ Attorney/Agent X By its Attorn y, Melissa D. Philbrick '(If not owner or owner's attornev enclose ,proof of authority) FOR BoA OFFICE USE Application copies reed: 4_ or_ for BoA on _/_/_ by One copy filed with Town Clerk on_/_/_ by complete?_ One copy each to Planning Bd and Building Dept_/_/_ by $200 fee check given Town Treasurer on_/_/_ by waived? Hearing notice posted-/_/_ mailed-/_/_ I&M_/_/_, _/_/_ Hearing (s ) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_ See related cases lawsuits other Addendum to the Application of Lawrence and Elizabeth Wheldon, Trustees of LBW Nominee Trust The Applicant is the owner of an 1,390± square foot lot located at 3 Coffin Street on which is situated asingle-family residence and a shed with a collective ground cover of 701± square feet (for existing conditions, see Site Plan dated 10- 5-98 prepared by Charles W. H~a &oAetback o )bothesides and to the reartof the zoning and are non-conforming property. There is no front yard setback requirement the R-C zone. The property is also validly non-conforming as to parking requirements since no parking space exists on the property. The Applicant has used the existing building to provide affordable housing to an employee of his adjacent restaurant facility and her family. The Applicant requests permission to~ demolish the existing structures and construct a new 1,024 square foot single-family dwelling on the premises as shown on the enclosed plan, thereby improving the quality of the housing he can supply and the aesthetics of the neighborhood. To accomplish this project, the Applicant requests that a Variance be issued to allow the new structure to intrude into the setback along both sides and the rear of the property, and to expand the ground cover ratio from 51% to 74% (30% is permitted for an undersized lot in the R-C zone). Only along a portion the northwesterly side of the property will the setback intrusion be increased (from 2.6 feet to 1.1 feet); on the other two sides, the setback intrusion will be reduced. The size of the lot, its unique location to the rear of the Washington Street commercial facilities, and the condition of the existing structur f w 11 enhance the publicigood a nd the ate, especially in this case where the relie intent and purpose of the Zoning By-law by enabling the Applicant to provide decent, affordable housing. In the alternative, the Applicant proposes to renovate the existing structure and therefore a Special Puested to allow the expansion of the structuree to the extent necessary, is also req within the footprint shown on the enclosed plan. The Applicant also requests that the one parking space required for the dwelling be waived by Special Permit pursuant to Section 139-18B since the property lies within the Resident Parking District and it is impossible to provide a space on this undersized lot. Since no space has ever been provided, this waiver will not be more detrimental to the neighborhood than the existing situation. __.L S N~ ~~ IA N - N v ,.~ ~~~~ ~~~~ N I .~ .~ O ~ ~ ~. o~ N = .3 N ~ ~ ,(~ ~ ; . ~~~ ~ ~~ i `i I i ~ - l._ I or - _ - l ~ r- - - °--~ ' Y~ m~ .1~ +sz ~ n. yy N ~~~y ~~~ ~ 8 ~ I ~ d n ~yE2 d ~'1 ~ j 3 ~ ~ ~ ~~ ~~__ _~ ~ i g~~ . ~- ~--. ~-- ., s 0 J ~ ~' ul i ~ ai 9 ~ ~~~ s ,~ ~~ ~, ~~ ~~ 2~ ~ ,a ~c ~~ 3 >- 3 ~ ~ O ~ ~_ ~ ~.ll ~II~ ~~ ;, N °o ~~ ., a V ~1 S ~~ ti li ~ ~ ~ r~ ~ o „ ,~ ~~ ~ C ~ ~ ~ °~ ~ ~N ~ ~ Vu v ~ ~~ ~ ~ ~~° 2 ~~ ~~ ~ ~ ~ ~ a~~ K ~~~ ~~ s o a` ~ , ~ ~ on~~ ~ -~ .. Q~ ~~ ~ ~ a ~ }-~ I'~ O Y~ 'I~'~ ~ -L ~ ~ ~ 1r ~ ~~~ y ~~ ~.~ ~o N O ~ ~ ~ Q ~ -, ~~ ~ _ ~z ~ 3 ~~ v v ~' ~ ~ _~ 0 ~~ ~~ ~~ ~n ~~ ~~ II~ 4C ~ ~~ O Z tt ` leo W t,~ tom- ~~r - •• ~ ei ' lw p`(1 ~ ` a~ } ; I~ ~ a 7 A 1:• r i ~.r.. ~ ~ •~ o% lez EES ~ R ~• ~~. f. A ec~ N ~• 1 5 .I tctt . s • ` s ,,,.~ , .per lee ~~~ + s p~.Eµ ~ •~ CAI LOCUS PLAN - WHELDON APPLICATION ~e3 -- `e4 _/ r .; Y u1 /fit / . ~s1 ~ Y 4 Z ul ~ •~ t /~ ~ N O IAi O 6 1• :10 \e~ O 2 ~ v s1 • N d 1 I ~ ~ 3 a j r. `a3 `. y Y ~1 9t , u1 ' a tae ~ pg~MEMS 'f ~ Py 1 ,Y, E U ~r 14A i ~, 4S Z]1 i7 r s f1/ '' NcrO •~ '~ " ~ SS~~E `0 l 0 0 N , ~o~ c 2 • r i~ . !L ~p~. i AMERICAR ;: 1 96 LEGION O •a = 43 ~ 9e 40 3• ~ ~~ Se O - `~ ~ ~~ HS ¢10 0~ ~ 41 F~ Q~ 4O~~C az. t^~, .n a.z-zl ~z.a.z-z2 103 000 w •2. 3.2.16 'qy 42.3.2-20 _ _ _ - _. _. I.. ~ 9 V L• - ~ ~ 1 s , I• '~7T t on ~ nMl i ~ 9 ~ I 17 M 4i ~Q~ 9 ~ Iry 1. ~.y u, w , ~. , 1• sl O ~•, is ~ 21.1 ~ ~ G I. • Tz \S ~ ~ .e ~ . ~t1.i I n `o~F~ , I ,,s, f• • f 11 r ) 21.b 3j4 'i tG ~ •0 GI , N~ j3G 1L 1~ ~ ~~ 4t.t.7~ i S~ ~~ / ~~ 6 •F it ~ A ~s ~~ .: / 131 y (l Gs.i / .Sy ~ ~ ! ~ ~ ~ I y• ~ s ~ ~ :~ ~ l ~ Iy. w~ g~~ / / 1~~ Fr ( 'LS I ~P `~/ ,, G J~~~ / / 11 . ~ ., .• \ Edward B. Crichton Adrienne Downey Robert D. & Lucinda B. Garrison 14R Orange Street 12 Frank Street c/o Battelle Nantucket, MA 02554 Watertown, MA 02172 397 Washington Street Duxbury, MA 02332 Elizabeth B. Sibley, Trustee Sibley Nominee Trust 15 Teasdale Circle Nantucket, MA 02554 Doris H. Jamison 420 Taulman Road Orange, CT 06477 Max N. Berry Heidi L. Berry 2716 Chesapeake Street NW Washington, DC 20008 American Legion Byron L. Sylvaro Post #82 P.O. Box 265 Nantucket, MA 02554 Nantucket Electric Company P.O. Box 470 Westborough, MA 01581 William Reith Mary Reith P.O. Box 926 Nantucket, MA 02554 Daniel T. Dunham Thomas E. Dunham 14 Union Street Nantucket, MA 02554 Waterfall Enterprises, Inc. 7 Union Street Nantucket, MA 02554 Captains House Trust c/o Tristrams Group 8 Union Street Nantucket, MA 02554 Nellie Lopes Joseph M. Lopes P.O. Box 1131 Nantucket, MA 02554 Larry B. Whelden, Trustee N L T Nominee Trust P.O. Box 454 Nantucket, MA 02554 Nantucket Electric Company 2 Fairgrounds Road Nantucket, MA 02554 Mary L. Reith P.O. Box 926 Nantucket, MA Lester C. Ayers, Jr. etal P.O. Box 1087 Nantucket, MA 02554 Max N. Berry, Trustee Muffett Realty Trust 2716 Chesapeake Street NW Washington, DC 20008 Artists Association of Nantucket P.O. Box 1104 Nantucket, MA 02554 Nantucket Commercial St. LLC c/o N.E. Development One Wells Avenue Newton, MA 02159 Dorothy M. Leichter, Trustee c/o Susan Thurston P.O. Box 405 Nantucket, MA 02554 Charles E. Flanagan Ruth Ann Flanagan 02554 P.O. Box 214 Nantucket, MA 02554 Harriet W. Backus c/o David M. Roby P.O. Box 266 Lyme, NH 03768 Harriet W. & James A. Backus c/o David M. Roby P.O. Box 266 Lyme, NH 03768 Preservation Institute Nantucket Richard J. McCready etal, Trsts. Richard J. Pardi P.O. Box 115701 Winthrop Nantucket Nom. Trust Elizabeth Pardi Gainesville, FL 32611-5701 P.O. Box 359 26 Washington Street Nantucket, MA 02554 Nantucket, MA 02554 Maria Mitchell Association Scott M. Stearns, Jr. Seymour G. Mandell 2 Vestal Street 15 Union Street Miriam G. Mandell Nantucket, MA 02554 Nantucket, MA 02554 114 Delancey Street Philadelphia, PA 19106 Michael Ebert Catherine Harkless 12815 Kanes Road Glen Arm, MD 21507 Joseph Ottaviano, Jr. Mary Ottaviano 251 Cheswold Lane Haverford, PA 19041 Clark M. Gifford Margery K. Gifford 9421 Rockville Pike Bethesda, MD 20814 Judith A. Biggs 136 Old Westford Road Chelmsford, MA 01824 David Halberstam Jean Halberstam 27 West 67~ Street New York, NY 10023 Carolyn B. Halsey 197 Dans Highway New Canaan, CT 06840 Margaret B. Ruttenberg John C. Ruttenberg 8 Holly Road Newton, MA 02168 Robert K. Noyes Grace T. Noyes 10 Coffin Street Nantucket, MA 02554 `0 { BOA FORM 2/89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 ASSESSOR'S LIST OF PARTIES IN INTEREST PROPERTY OWNER : Larry Whelden APPLICANT FOR RELIEF (SAME? x ): ADDRESS OF PROPERTY: 3 Coffin Street ASSESSOR' S MAP/PARCEL: 4231 _ 0041 * LIST OF PARTIES INCLUDING ADDRESSES * (OR SEE ATTACHED ) I certify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within three hundred feet of the property line of Owner's property, as they (and their address) appear on the most recent applicable tax list [per M.G.L. c. 40A, §li and Zoning Code Chapter 139, §139-29D(2)] ~s/~ ~ ~ ~ ~ Date Assessor s Office Town of Nantucket *NOTE: Applicant (Petitioner) should include with the lot for which zoning relief is sought, any commonly-owned abutting lots which might become involved in the zoning matter. List map and parcels for each abutter. Cr-1 ' -- - ~i~ - Submitted by: 'i i Date: Sip ~ ~ ~~~"~~ Client . Forms/BOA' ~ Melissa D Philbrick Attorney 9/11/98 Whelden 09/1/98 70WN OF NANTUCKET 13:52:35 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Loca tion 4231 0045 CRICHTON EDWARD B C014R ORANGE ST 014R ORANGE ST NANTUCKET MA 02554 4231 0102 DOWNEY ADRIENNE 0012 FRANK ST 0002 STONE AL WATERTOWN MA 02172 4231 0044 GARRISON ROBERT D & LUCINDA B 397 WASHINGTON ST 0011 UNION ST C/0 BATTELLE DUXBURY MA 02332 4231 0101 SIBLEY ELIZABETH B TRUSTEE 15 TEASDALE CIRCLE 0009 UNION ST SIBLEY NOMINEE TRUS? NANTUCKET MA 02554 4231 0146 *WATERFALL ENTERPRISES INC 7 UNION ST 0007 UNION ST NANTUCKET MA 02554 4231 0185 AYERS LESTER C JR ETAL PO BOX 1087 OOOb UNION ST NANTUCKET MA 02554 4231 0144 JAMISON DORIS H 0420 TAULMAN RC GO8A UNION ST ORANflE CT 06477 4231 0100 CAPTAINS HOUSE TRUST 0008 UNION ST 0008 UNION ST C/0 TRISTRAMS GROUP NANTUCKET MA 02554 4231 0043 BERRY MAX N & HEIDI L 2716 CHESAPEAKE ST NW 0010 UNION ST WASHINGTON DC 20008 4231 0099 BERRY MAX N TR 2716 CHESAPEAKE ST NW 0015 WASHINGTON ST MUFFET REALTY TRUST WASHINGTON DC 20002 4231 0098 BERRY MAX N & HEIDI L 2716 CHESAPEAKE ST NW 0005 COFFIN ST 'dASHINGTON DC 20008 4231 0097 LOPES NELLIE & JOSEPH M PO BOX 1131 0017 WASHINGTON ST NANTUCKET MA 02554 4231 0096 LOPES JOSEPH & NELLI= PO EOX 1131 017A WASHINGTON ST PANTUCKET MA 02554 4231 0095 ARTISTS ASSOCIATION PO BOX 1104 0019 WASHINGTON ST OF NANTUCKET NANTUCKET MA 02554 4231 0040 AMERICAN LEGION FO BCX 265 0021 WASHINGTON ST BYRON L SYLVARO POST # 82 NANTUCKET MA 02554 4231 0039 WHELDEN LARRY 8 TR PO BOX 454 0023 WASHINGTON ST N L T NOMINEE TRUST NANTUCKET MA 02554 4231 0038 *NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0003 COMMERCIAL ST C/0 NE DEVELOPMENT NEWTON MA 02159 4231 0037 NANTUCKET ELECTRIC COMPANY PO BOX 470 0010 NEW WHALE ST WESTBOROUGH MA 01581 4231 0230 *NANTUCKET ELECTRIC COMPANY 2 FAIRGROUNDS RD 0006 COMMERCIAL ST NANTUCKET MA 02554 4231 0231 *NANTUCKET ELECTRIC CO 2 FAIRGROUNDS RD 0004 COMMERCIAL ST NANTUCKET MA 02554 4231 0094 SHERBURNE ASSOCIATES PO BOX 359 0002 COMMERCIAL ST NANTUCKET MA 02554 4231 0093 NANTUCKET ELECTRIC COMPANY PO BOX 470 0002 COMMERCIAL ST WESTBOROUGH MA 01581 4231 0092 NANTUCKET ELECTRIC COMPANY PO BOX 470 0001 CANDLE ST WESTBOROUGH MA 01581 4231 0091 NANTUCKET ELECTRIC COMPANY PO BOX 470 0005 CANDLE ST WESTBOROUGH MA 01581 4231 01421 LEICHTER DOROTHY M TR PO BOX 405 0008 WASHINGTON ST C/0 SUSAN THURSTON NANTUCKET MA 02554 4231 0142 REITH WILLIAM & MARY L PO BOX 926 0010 WASHINGTON ST NANTUCKET MA 02554 PAGE 1 MUAS750 8.5 09/1/98 TOWN OF NANTUCKET 13:52:35 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Loca tion 4231 0143 REITH MARY L PO BOX 926 0012 WASHINGTON ST NANTUCKET MA 02554 4231 0146 *WATERFALL ENTERPRISES INC 7 UNION ST 0007 UNION ST NANTUCKET MA 02554 4232 0016 FLANAGAN CHARLES E & RUTH ANN BOX 214 0013 UNION ST NANTUCKET MA 02554 4232 0017 *DUNHAM DANIEL T & THOMAS E 14 UNION ST 0014 UNION ST NANTUCKET MA 02554 4232 0018 BACKUS HARRIET W PO BOX 266 0007 COFFIN ST C/0 ROBY DAVID M LYME NH 03768 4232 0019 BACKUS HARRIET W & JAMES A PO BOX 26b 0009 COFFIN ST C/0 ROBY DAVID M LYME NH 03768 4232 0021 PRESERVATION INSTITUTE NANTUCK PO BOX 115701 0008 COFFIN ST GAINESVILLE FL 32611-5701 4232 00211 MCCREADY RICHARD J ETAL TRSTS PO BOX 359 0006 COFFIN ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 00212 MCCREADY RICHARD J ETAL TRSTS PO BOX 359 0258 WASHINGTON ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 00213 MCCREADY RICHARD J ETAL TRSTS PO BOX 359 025C WASHINGTON ST WINTHROP NANTUCKET NOM TRUST NANTUCKET MA 02554 4232 0022 *NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0024 WASHINGTON ST C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02159 4232 0023 PARDI RICHARD J & ELIZABETH 0026 WASHINGTON ST 0026 WASHINGTON ST NANTUCKET MA 02554 4232 00231 MARIA MITCHELL ASSOCIATIGN 0002 VESTAL ST 0028 WASHINGTON ST NANTUCKET MA 02554 4232 0072 STEARNS SCOTT M JR i5 UNION ST 0015 UNION ST NANTUCKET MA 02554 4232 0071 MANDELL SEYMOUR G & MIRIAM G 0114 DELANCEY ST 0017 UNION ST PHILADELPHIA PA 19106 4232 0073 EBERT MICHAEL & HARKLESS LATHE 12815 KANES RD 0016 UNION ST LONG GREEN VALLEY GLEN ARM MD 21507 4232 0074 BIGGS JUDITH A 0136 OLD WESTFORD RD 0018 UNION ST CHELMSFORD MA 01824 4232 0075 RUTTENBERG MARGARET B & JOHN C 8 HOLLY ROAD 0020 UNION ST NEWTON MA 02168 4232 0076 *OTTAVIANO JOSEPH JR & MARY L 251 CHESWOLD LANE 0018 COFFIN ST HAVERFORD PA 19041 4232 0077 HALBERSTAM DAVID & JEAN 0027 W 67TH ST 0012 COFFIN ST NEW YORK NY 10023 4232 0079 NOYES ROBERT K & GRACE T 0010 COFFIN ST 0010 COFFIN ST NANTUCKET MA 02554 4232 0080 NOYES R08ERT K & GRACE T 0010 COFFIN ST 025R WASHINGTON ST NANTUCKET MA 02554 4232 0081 NOYES GRACE TUTTLE & ROBERT K 0010 COFFIN ST 0027 WASHINGTON ST NANTUCKET MA 02554 4232 0138 CLIFFORD CLARK M & MARGERY K 9421 ROCKVILLE PIKE 0022 UNION ST BETHESDA MD 20814 4232 0136 HALSEY CAROLYN B 197 DANS HIGHWAY 0019 UNION ST NEW CANAAN CT 06840 PAGE 2 MUAS750 8.5 NUMBER OF RECORDS = 51