HomeMy WebLinkAbout062-10 Boesky, Marianne(Holly Farm R.T.) 0
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TOWN OF NANTUCKET ~ 'y
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BOARD OF APPEALS , :-
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NANTUCKET, MA 02554 A
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.APPLICATION
Fee: $300.00
File No. ~~l~'~D <:
Owner's name(s):' Ht11~t farm #3€~lty Trt~~t.U~d~t Oct 4; 200.7.
Mailing address: 511 West 24th- St.~eet, flew York; : NY 1..0011
Phone Number ~ E-Mail: ~ - -
Applicant's name(s):'.. > : Mariar~ne~:~, Boesky; Trustee: cat Ho{I~ farm RT;:> :.
same ::
Mailing Address::'
Phone Numberr ~ ~ - E-Mail:
Locus Address ' 290:P~~piS .Rd~ '. Assessor's Map/Parcel `: 25L3:
Land Court Plan/Plan Book & Page/Plan File No 4025.7 ~ :: ;(Lpt 1) .
22706 ::' Zoning District:... LtJG-3
Deed Reference/Certificate of Tide
Uses on Lot- Commercial: None XYes (describe) `.
Residential: Number of dwellings " '"2''; Duplex Apartments
Date of Structure(s): all pre-date 7/72 _~ or
Building Permit Numbers:
Previous Zoning Board Application Numbers:;":=`::'; ;-'I~'lA
2 Fairgmuads 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.
~A~~l~,c~J/9v /~,'rPiu~
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE , - Owner*
.--
SIGNATURE: _ ~' '° 'Applicant/ ttorney/Agent
*If an Agent is representing th ner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:. /_/_, By ~ ~ Completer ~ Need Copies::
Filed with Town Clerk:_/_/_ Planning Board:J,_ Building Dept.:_/,_ By: ~_
Fee deposited with Town Treasurer:J~_ Bye Waiver requested:: '
Granted ' / /_, Hearing notice posted with Town Clerk:_/_/_; Mailed: /__, /;
I&M. /_/ `. &_` /`,/ ~ Hearing(s) held onr_/_/_; Opened on :',` /_/_-
Continued to: /_; /_~Withdrawn /_/_ Decision Due By_%'_/_
Made:. _ / /" Filed w/Town Clerk: , /> ' / :Mailed: -- / . / : ?
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM TO ZONING APPLICATION
HOLLY FARM REALTY TRUST - 290 POLPIS ROAD
The applicant, Holly Farm Realty Trust u/d/t October 4, 2007, Marianne S.
Boesky and William S. Culman, Trustees (hereinafter the "Applicant"), requests Special
Permit relief for its property located at 290 Polpis Road (the "Property"), Parcel 3 on
Nantucket Town Assessor's Map 25, Lot 1 on Land Court Plan 40267-A.
The Applicant is seeking relief by Special Permit under Nantucket Zoning By-law
139-33(A)(4). The Applicant proposes to renovate the existing single family secondary
dwelling on the Property. Specifically, the Applicant proposes to build a 174 square foot
addition to the first .floor of the existing secondary dwelling on the south side of the
house conforming to the side yard setback. The Applicant also proposes to incorporate
four (4) dormers into the roof on the second floor of the second dwelling, two on the
east and two on the west. The dormers will each be four feet in width by two feet deep.
The two dormers on the east side of the second dwelling will conform to the side yard
setback, while the two dormers on the west will encroach on the side yard setback but
will be no closer than 14'-6" to the lot line. The structure is currently located 14'-6" from
the westerly lot line and has been in this location since well prior to 1971.
The proposed renovation and addition to the existing footprint of the secondary
dwelling is in accordance with and pursuant to the Certificate of Appropriateness No.
49845 issued by the Nantucket Historic District Commission on January 30, 2007, as
revised by Certificate of Appropriateness No. 52744 issued on August 12, 2008 copies
of which are attached hereto as Exhibits "A" and "B" and also in accordance with the
architectural plans prepared by BPC Architecture, a copy of which is attached hereto as
Exhibit "C".
Additionally, the Applicant obtained a Building Permit (No. 196-01) for renovation
of 970 s.f. of the existing second dwelling on February 13, 2001. This Permit was fully
signed off and closed out and a corresponding Certificate of Occupancy was granted by
the Nantucket Building Department on June 16, 2010 (copies of which are. attached
hereto as Exhibit "D").
The Applicant also has obtained a Certificate of Appropriateness (No. 52899)
from the Nantucket Historic District Commission to construct agarage/studio building on
the Property. The garage/studio will be fully compliant with the Zoning By-Law.
The subject property is located in the Limited Use General - 3 (LUG-3) Zoning
District. The structures on the property were erected well prior to 1971; see Exhibits "F"
and "G" hereto. By way of historical background, after the Nantucket Zoning by-law was
created, the intensity regulations of the LUG-3 Zoning District changed several times
through the years from no side/rear yard setback required, to a rear and side yard
setback of ten (10) feet, to the now current twenty (20') foot side yard setback. The
attached plot plan from Bracken Engineering, Exhibit "E" hereto, shows that the existing
secondary dwelling on the Property is located as close as fourteen feet six inches (14'-
6") from the westerly lot line and within the required twenty (20) foot side yard setback.
Additionally, a shed is shown as close as 0.1' from the westerly lot line and within the
required twenty (20') foot side yard setback. There are no proposed changes to this
structure by the Applicant.
Both the lot and the structures on the Property are pre-existing non-conforming
and are grandfathered with respect to the current requirements of the LUG-3 Zoning
District as they were all erected in their current locations well prior to 1971. The main
dwelling, secondary dwelling, and shed are shown on the Plot Plan prepared by
Bracken Engineering, dated February 25, 2010, Exhibit "E" hereto.
Attached as Exhibit "F" is a zoning affidavit from Jane Lamb, who has lived at 38
Wauwinet Road, for over eighty-one (81) years. Mrs. Lamb's affidavit confirms that the
structures on the Premises, including the main house, cottage and shed have been in
their present locations for over fifty (50) years. Also attached, as Exhibit "G" is a copy of
~~
a portion of the book entitled Nantucket, A Camera Impression" by Samuel
Chamberlain, from 1955 showing a picture of the main dwelling and second dwelling on
the Property in their current location. Accordingly, all structures on the locus are
considered pre-existing, non-conforming.
Granting the proposed Special Permit will not be substantially more detrimental
to the neighborhood than the pre-existing, non-conforming secondary dwelling on the
Property. The proposed renovation and addition to the existing secondary dwelling is
moderate in size and will not be any closer to the westerly lot line than the already
existing 14'-6". 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.
In the alternative, the Applicant requests a Variance for the above-proposed work
on the Premises pursuant to Section 139-32 due to the shape and topography of the lot
and the structures thereon such that the literal enforcement of the current 20' side yard
setback and because granting this relief does not involve substantial detriment to the
public good or a derogation of the intent of the By-law.
The Applicant respectfully requests that the Board grant it the requested Special
Permit under section 139-16(C)(2) or alternatively, a Variance under Section 139-32.
~~ N-i S IT `` ~"
CERTIFICATE NO: 4~ DATE ISSUED:-~
Applicatlon to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, fora •
G6RTIFICATE OF APPROPRIATENESS
• for structural work
Afl blanks must be hied in usirrg BLUE OR BLACK INK (rro pencil) or marked WA
NOTE It le strongly racotnmended dtat the eepppticaM be /am9iar wMh the HDC gumNinse, rdJd4lg wltlr Nantucket M Mlrrd prior to eubmntal bf app9cetlon.
Please ses'other sltle foraubtnittat roquhemems. Ineomplste appllcatlons wgl not bs rovlswed by fire HDC.
This is a eontreduel agresmerd end must be filled ouC M Ink An spplkgtlon is hersYy made for Issuance ~ a CertlflCate of Appropriateness under Chapter S95 0l the Acts sad
Resolves of Mesa., 1970, for proposed work ag deeaihed herein end on plans, drawings arul phofagrephs aooompertytng 11th applkatlal and.made a part hereof by re(ererrce.
The certMicnte k valkl br tfree years kom date Af issuance. No atnxxuro may differ kom tl1e approved applbaflon. Hiola9on may Yrrpede ieeuanoe of Certlfleete of Oaarpsrwy.
PROPERTY DESCRIPTION
TAX MAP N°: 'Z 5 PARCEL N°. 3
Sheet d Number of Proposed Work; 2~ O ,~0'1 O t s 12o ac(
Owner ofrewrd;: Nlar~dr,ne ~~pCSk.
Matting Address: ~0 9 LV. ~ ~l ~Lr 5~ .
Nr~oYk,~Ny ~/~(L-f
Telephone: (onlsiertd)212-(nAU-98Aq (ottlsland)
ppEN1' INFORMATION (if applicable)
Name: i~i°(' RYr_Lt 1 •~•P r-11.rn~
Malting Address: rZl~ rn Gu,{ ~•
N~aln-fVckPf f MA 025>
Telephone: 'I'[A- 2 ~ 2Z (on islantl) (off kland)
OR PRCE USE ONLY
a~
Date eppAcatlon received: Fee Peld: S ~_
Must be acted on by: '3~//. ~~r.
Extended to:
Approved: Disapproved:
grdnnarc .....
Member: a
Member.
Member.
Member. ~ ~ ~ - } o -e
Notes - Comments - Reshic@o
• DESCRIPTION OF WORK TO BE PERFORMED •
~/ See reversefolroquireddocumenlatbn. /p...LJ
O New Dslelling hd Addition ^ Garage ^ GaragelApertment ^ Commercial ^ Historical RenovaAon p~ Deck ^ Steps ^ Shed
^ Color Change ^ Fence ^ data I~P~Ny~ P ^ Move Bugling ^ Demditlorr ^ Revisions to previous CerL No.
^ Other (please specify) a.{j
Stze of sfntclure or AddHfon: Length: _ ~? Sq, Footage 1 et floor. ~_ t]ecks: Size: qi X 1 L_ __ _ ist floor ^ ?.gd floor
Width: ~'/ tiq.footage 2ndfloor.• Slze: ~~x~-~ ^tattloor ~/2td4oor
Sq.lootege 3rdtloor.
Difference between existing grade and proposed finish grade: North - South -- East r West "' _
Heigfd of ridge above final finish grade: North South East '- • West
~ REVISIONS• 1..raat Elavagcn a d d ~ ~ +n , ; r!` L. U ~OVrYOr`r I .Yr ~- •
HLetodcNeme: .. .~ .. .. d (desaY>e)) 2.'>~of~thEierletiohA~gr~;i-rl, 9a'U cr•mrw,tS,rrloi'r r•tu~,A,ry .
• "Original Date: 3. West Elevation ~~c l ., qJ~I~ tl Gl r rt't uSr Oca~r ~GYV
Original Builder. 4. Nortfi t]avation Pa'cL,r9abl~ d~ ~PVS r mow dv~•s, nrw rj~'2
le Ihare an tfDC survey form for this building? ^ Yea ^ Na •goud.at drowlrrge and aubmR phgtog of axial elevatlona,
.~.r'(• '• ;, ~ ,. DETAIL OF ~IQRK (~) PERFORMED
Fa+ndatlor(; Height E'>~oaed ~ ^ Bloc, ^ Block Perged uU Brldc t y ourod Concrete ^ Plere
Masonry Chimney: ^ Block Parged ^ 13riclc (type) O~Other
F~of Pitch: Mein Mass _~t2 Secondary Mass ~_/12 Dormer ~l12 Other sour ti - w / I a-
Roogng material: ~~^~~Asphalt Manufacturer ~ Fence: Height
glWoad '(Type: Red Cedar, to Cedar, Shakes, etoJ Typa:
^ Other ManWacturer 4englh:
SkylfghU (flat only): Manufacurer Rough OpeNrg Size Locator
Manufacturer Rough Oponing Size Location
Gutters: ^ Wood (type) ^ Aluminum
Leaders (material end alzs); ,
Sidawall: ~'4Vhite cedar shingles
D Other
^ Copper
Dgepboard(exposuro: Inches) Front^ SIdeD
Tnm: A. Wood ^ Pine ^ Redwood .^ Cedar El~Clther Pun 1 a ~
S. Troatment . ~eiM O Stein-sated ^ Natural to wealrer D Clear oil finish
C. pimerwion:: Fasaa Rake /x b Soffit (Overhang) ~-_ Comer boards...L~_ Frieze
Window Casing SAY y Door Frame Sr'r x y Columns/Pasts: Round ar ~ rr
Windowie': ,,~,LDOUdeHurg ^Caaemant ~AII Wood ~Olhar •QUIHi ncY
rs~rrue Divided lJgMc(mrmrins) ^ SDL's (Simulated Divided Lights) '
Door.' (type and materiel): • Fwnf ~ Rear Side 1 r~~ t~•~ r u ~r r~0ad
Garege Door(s): Type Material J
Lsndeeapsmeterlats: Driveways ~ ~ StltpOrweye bduFSl-o,,. ~ Wage .
'Note: Complete door and wdtdow schedules era required. ~ ~ • Fd+,'o
• .COLORS
Sidewal ~F!`r4'('r-~fh Q~ Claphoard (fl appgcaMe) Root 1 k •h,v+
Trim felt '; r e ~ Sash •(n l h!-{P Doors /.1l a ~rr •
p~~ InJ•..hap Fbu(atation;Alnh.(na~ -Ranae•1elYlr'fe strutters
Alacti manufacturer's color samples II color Is not from HDC approval IIsL ~°S)'s
tltodze the agent named above to act on my behalf to make changes In Ute spedtlcations or the plans contained in This application in order to brkg the
IMo compllattce with the HDC guidelines. !hereby agree to abide by end campy with and condtbns of Ws appik;ation. I hereby agree That the
d any revislorrs to this application will InMata a new sixty-day review Rericld. l
~X~ ~ gar ,t-g fl
- C.' DATE ISSUED: -~ ~% ~'~ ~.~ %~
CERTIFICATE NO: .; ;' %~:`
Application to the HISTORIC DISTRICT COMMISSION, Nantucket, Massachusetts, fora '
CERTiF{CATE OF APPROPR{ATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked NIA.
NOTE: It is strongly recommended that the applicant be familiar with the HDC guidelines, Building wJth Nantuckef in Mind, prior to submittal of application.
Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HDC.
This Is a contracWal agreement and must be filled out in ink. An application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of [he Acts and
Resolves of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanying this application and made a part hereof by reference.
The certificate is validtor three years from date of issuance. No structure may tliffer from the approved application. Violation may impede issuance of Certificate of Occupancy.
PROPERTY DESCRIPTION
TAX MAP N°: PARCEL N°. ~-
Street 8 Number of Proposed Work: "~
Owner of record: ,_~ ':
Malting Address: `^;'%
Telephone: (on island). -- - '.' (off island)
AGENT INFORPJlATION (if applicable)
Name:
Mailing Address: ' /~ -..:` - -
_
Telephone: %' ~°s r .~ -
r_______;~' % (on island) (off island)
f:
C New Dwelling ~~'Addition
^ Color Change I_~ Fence
Other (please specify)
Size of Structure or Addition; Length: Sq. Footage 1st floor: Decks: Size: ^ 1st floor ^ 2nd floor
Width: Sq. footage 2nd floor: Size: '_' 1st floor ^ 2nd floor
Sq. footage 3rd floor.
Difference between existing grade and proposed finish grade: North South East West
Height of ridge above final finish grade: North South East West
Additional Remarks REVISIOIJS' 1. East Elevation .. - ~ -
Historic Name: (describe) 2. South~Elevafion - ,
. ... ~.
Original Date: 3. West Elevation • . r. ~~ _ . -
! :'i_
Original Builder: 4. North Elevation ,
Is there an HOC survey Conn for this building? ^ Yes '= No 'Cloud on drawings and submit photographs of existing elevations.
DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed ~ ~ Block L' Block Parged ' ^ Brick {type) ^ Poured Concrete G Piers
Masonry Chimney: t- Block Parged ^ Brick (type) L' Other
Roof Pitch: Main Mass .. /12 Secondary Mass /12 Dormer /12 Other -
Roofing material: ~ AJspfialt Manufacturer Fence: Height: -
f_slVJood (Type: Red Cedar,-Wftite Cedar. Shakes, etc.) Type:
^ Other Manufacturer Length:
Skylights (flat only): Manufacturer Rough Opening Size Location
Manufacturer Rough Opening Size Location
Gutters: L: Wood (type) r` Aluminum ^ Copper
Leaders (mateflal and size):
Sldewall: 'White cedar shingles ^ Clapboard (exposure: inches) Front^ Side ^
L Other
Trim: A. Wood r! Pipe J Redwood 4' Cedar l-Other
B. Treatment -'Paint .Stain-solid ^ Natural to weather CI Clear oil finish
. C. Dimensions: Fascia,: ':• k' Rake.'`'r'• Soffit (Overhang) ~ Corner boards Frieze
~: Window Casing - Door Frame -`~<' •~ Columns/Posts: Round _ Square
Windows':.t1 Dduble Hung r_ Casement -'All Wood Other
True Divided Lights(muntins) rl SDL's (Simulated Divided Lights)
Doors' (type and material): Front Rear Side
Garage Door(s):. Type Material
Landscape materials: Driveways Walkways Walls
' Note: Complete door and window schedules are required.
% COLORS
Sldewall - Clapboard (H applicable) Roof - ~ ri""
Trim Sash Doors
Deck Foundation . --'i Fence Shutters
' Attach manufacturer's color samples if color is not from HDC approval List.
hereby autfi'odie the agent named above to act on my behalf to make changes in the specifications or the plans-contained in this applfcaflon in order to bong the
application into compliance with [he HDC guidelines. I hereby agree to abide by and comply with the terms and conditions of this application. I hereby agree that the
su.bmission pf apy revisions to this application will initiate a new sixty-day review period, •;: . ' --' "
_ " -~...
Date ~~ I"ir~' Signature of owner of record r ^ Slaned under penalties of cerlurv
FOR OFFlCE USE ONLY
Date application received: Fee Pald: $
Must be acted on by:
Extended to: '
Approved: Disapproved:
Chairman: - - _
Member. '
Member:
Member: ~
Member: - ~ ~ i -- h
Notes - Commeri{s -Restrictions - Cpndilions ,
i
1 i
- --
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
Garage ^ Garage/Apartment ^ Commercial ^ His[cdcat Renovation n Dack ^ Steps ^ Shed
L; Gate ^ Paving ! ~ Move Building ,Demolition ~.v' Revisions to previous Cert. IJO. ~` ~"~ t .`~
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LOCUS ,790 POLP/S ROAD a
MAP 25 PARiGL2 3
ONlVER.• HOLLOW FARM R. T.
39 N[a47H MO[WE 6A
NEW Yt7YPK, NEW Yt~'PK 10013
DEED REf.• C3ERT /19536 fA'ed os DOC /(89912
PLAN REF LCC /40267-A
ZANE.• LUG-3
ZON/NG REQU/REMENTS
.~
MAP 25
PARCEL 3
732, 8601 s.f.
3.051 acres
c /town+-~
cd~°
rdf0"
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ZONE.• LUG-3 REQU/RED EX/SUNG
1 PROPOSED
LOT AREA: 120, 000 s f. 132, 860E ~ f. 132, 860E s f.
FRONTAGE.• 200' 209't 209't
FRONT YARD.• 35' 56' 43.7'
S/DE YARD.• 20' 0' 0'
REAR YARD.• 20' 380't 350't
COVERAGE.': 3.T (MAX) 2.5.T 2.99.T
(3, 985 s. f.J (3, 294 s. f.) (3, 974 s. f.J
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EOCE pr pAY£AIEIVT
~zes Paws Rao
NAP 75 PARCEL 50
laMN ~ NAN7U[YCEr
~ Prepared By. '
~~ ~~1 Engineering -Surveying
® ~ . Environmental Permitting
19 Old South Road, P.O. Box 3525
Nantucket, MA 02584
Phone: 508-325-0044 Fax: 508-833-2282 ,
rre~ Paws Ra+o
NAP 13 PARCEL !9
roxN a<NANruorEr
SITE PLAN
IN NANTUCKET, MA
Prepared For:
HOLLY FARM REALTY TRUST
290 POLPIS ROAD
MAP 25 PARCEL 3
Date: OCTOBER 13, 2010 Job No.: 41
Drawn By. DFB Checked By. JRF Scole:l", 40'
. Drawfnq Name: ZBA plan.dwq
~X~~g IT `~~,~
Y
! Certificate No: OP-2010-0193
Building Permit No.: BP-2003-1115
Commonwealth of Massachusetts
Town of Nantucket
Building Electrical Mechanical Permits
This is to Certify that the RENOVATION located at
-----------------------------------------------------
Dwelling Type
- 290 POLPIS RD ~ the TOWN OF NANTUCKET
-- -------- - ----- - ---- ------Address ---------- ------------------------- ----- ---------------------------ry--------------- - --------------
Town/Ci Name
IS HEREBY GRANTED A PERMANENT CERTIFICATE OF
OCCUPANCY
Renovate 970sf of existing 2nd dwelling, new dormers
CO for permit 196-01 M/P 25-3
This permit is granted in conformity with the S ~atutes and ordinances relating thereto, and
expires _____________________________________________ unless sooner suspended or revoked.
Expiration Date
-------------------------------------------------------------------------------
Issued On: Wed Jun 16, 2010 -------------------------------------------------------------------------------
-------------------------------------------------------------------------------
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc. --------------~-------------------
Certificate No: OP-2010-0193 Building Permit No.: BP-2003-1115
Commonwealth of Massachusetts
Town of Nantucket
Building Electrical Mechanical Pem~its
This is to Certify that the RENOVATION located at
-----------------------------------------------------
Dwelling Type
290 POLPIS RD in the TOWN OF NANTUCKET
------------------- - --------------Address --------------------------------- --------- - ------------------ ~ ---- ------------------------------
Town/Ci Name
IS HEREBY GRANTED A PERMANENT CERTIFICATE OF
OCCUPANCY
Renovate 970sf of existing 2nd dwelling, new dormers
CO for permit 196-01 M/P 25-3
This permit is granted in conformity with the Statutes and ordinances relating thereto, and
expires _____________________________________________ unless sooner suspended or revoked.
Expiration Date
Issued On: Wed Jun 16, 2010 -------------------------------------------------------------------------------
-------------------------------------------------------------------------------
GeoTMS® 2010 Des Lauriers Municipal Solutions, Inc. -------------------------------------------------~--------~-----~----------
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AFFIDAVIT
I, JANE LAMB, hereby depose and say:
I am an individual and reside and 38 Wauwinet Road, Nantucket, Massachusetts
02554 and tfa~e resided in Nantucket for eighty one (81) years.
2. I make this affidavit of my own personal knowledge and belief.
3. I have been familiar with that certain parcel of land, together with the buildings
thereon, located in Nantucket, Nantucket County, Massachusetts, now known
and numbered as 290 Polpis Road (the "Premises") for over fifty (50) years as I
previously visited the former owners of _ the Premises for various social
engagements.
4. Both the lot and the structures on the Premises, including the main house,
cottage and shed, as shown on the building location plan drawn by Michael S.
Bachman, dated July 14, 2000, a copy of which is attached hereto as Exhibit A,
have existed in their current locations and configurations since at least 1971.
Signed under the pains and penalties of perjury on March ~, 2007.
J E LAMB
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss.
March ~, 2007
E}n this ~ day of March 2007, before me, the undersigned notary public,
personally appeared JANE LAMB a d proved to me through satisfactory evidence of
identifrcation, which were pcYS'6rra..~ ~N~<<Q(5-e to be the person whose name is
signed on the preceding or attached document, and acknowledged to me that he signed
iiv~voluntarily for its stated purpose.
•~'•~ ''
~` ' 1~AH~~,~~Ff'~E!'.STEfINA
Commonwealth MasSachiisetts
qty Corgi mi ion Expires
• Jsn~ary. 7, .2011
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My 1ommission Expires:
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PU4N REFE1iF]KE: LGPI_40267-A
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Town of Nantucket
Zonin,~ Board of Appeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER. , , , ,Holly Farm Realty Trust, Marianne S. Boesky and William S. Culman, Trustees
............................................................
' •'c/o Vaughan, Dale, Hunter, Stetina and Beaudette, P.C.
MAILING ADDRESS .. .................................................................
PROPERTY LOCATION..... ?so Polpis Road ... . .
............................
ASSESSOR MAP/PARCEL...... zs/s ........................ .
M.J. Stetina, Esq.
SUBMTTTED BY ...........................................................................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abuttexs and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
~2)'
DATE J
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Easy Peel® Labels i • t~ Bend along line to ~ Q A~RY® 5260TM
Use Avery® Template 5160® j Feed Paper ~~ expose Pop-Up Edger'" j 1
Bayberry Farm LLC Nantucket Islands Land Bank John C Lovell Trst Etal
22 Broad Street 50 Bloody Brook Road
C/O David A Gilbert Esq Nantucket, MA 02554 Hampstead NH 03841
1 Financial Center 40th FI
R~stnn. MA (12111
County of Nantucket
16 Broad Street
Nantucket, MA 02554
James I Coddington Jr Trst Etal
C/O Charles Schwep
725 Terra Ave #46A
Ashland, OR 97520
Amy and Ambler Thompson Trst
C/0 Karin Maclellan
37 Dukes Road
Nantucket, MA 02554
Gracie Island LLC
288 Polpis Road
Nantucket, MA 02554
Nantucket Conservation Foundation
PO Box 13
Nantucket, MA 02554
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Use Avery® Template 51fi0® ~ Feed Paper ~~ expose Pop-Up EdgeT1A ~ j
Bayberry Farm LLC Nantucket Islands Land Bank John C Lovell Trst Etal
22 Broad Street 50 Bloody Brook Road
C/O David A Gilbert Esq Nantucket, MA 02554 Hampstead NH 03841
1 Financial Center 40th F{
Rnston. MA X2111
County of Nantucket Amy and Ambler Thompson Trst Nantucket Conservation Foundation
C/O Karin Maclellan PO Box 13
16 Broad Street 37 Dukes Road Nantucket, MA 02554
Nantucket, MA 02554 Nantucket, MA 02554
James I Coddington Jr Trst Etal Gracie Island LLC
C/O Charles Schwep 288 Polpis Road
725 Terra Ave #46A Nantucket, MA 02554
Ashland, OR 97520
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: December 7, 2010
:~
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
062-10
Owner/Applicant: MARIANNE S. BOESKY, TRUSTEE OF
HOLLY FARM REALTY TRUST
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 o the Town Clerk so
as to be received within such TWENTY ~~d.
ec: Town Clerk (/
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 25, Parcel 3 Plan File No. 40267-A, Lot 1
290 Polpis Road Certificate of Title No. 22766
Limited Use General - 3
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, November 18, 2010, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of MARIANNE S. BOESKY,
TRUSTEE OF HOLLY FARM REALTY TRUST, 511 West 24t'' Street, New
York, NY 10011, File No. 062-10:
2. Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of
preexisting nonconforming structure) in order to renovate the
existing single-family secondary dwelling on the property.
Specifically, the Applicant proposes to build a 174 square foot
addition to the first floor of the existing secondary dwelling on
the south side of the house conforming to the side yard setback.
The Applicant also proposes to incorporate four (4) dormers into
the roof on the second floor of the secondary dwelling. Two of
these dormers will be west side will encroach into the side yard
setback; but, will be no closer than 14' 6" to the side yard lot
line in a zoning district that requires a twenty foot side yard
setback. The structure is currently located 14'6" from the
westerly lot line and has been in this location prior to 1971.
In the alternative, the Applicant is requesting Variance relief
pursuant to Nantucket Zoning Bylaw Section 139-32 from the
intensity regulations in Section 139-16 (intensity regulations -
setbacks) in order to perform the work requested. The Locus is
situated at 290 Polpis Road, is shown on Nantucket Tax Assessor's
Map 25 as Parcel 3, is shown on Plan File 40267-A as Lot 1, and
is registered as Certificate of Title No. 22766 in the Nantucket
1
County Registry District of the Land Court. The property is
zoned Limited Use General - 3.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. There were no letters received in favor of or in
opposition to the application.
4. Attorney Jeff Stetina represented the Applicant at the
hearing. Attorney Stetina explained to the Board that the
Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Section 139-33.A.(4) in order to renovate
the existing single-family secondary dwelling on the Locus.
Attorney Stetina explained that the Applicant proposes to build a
174 square foot addition to the first floor of the existing
secondary dwelling on the south side of the house. This addition
will not encroach into the side yard setback. The Applicant also
proposes to incorporate 4 dormers into the roof on the second
floor of the second dwelling, two on the east and two on the
west. The two dormers on the east side will conform to the side
yard setback, while the two dormers on the west side will
encroach into the side yard setback but will be no closer than
14.5 feet to the lot line. The structure is currently located
14.5 feet from the westerly lot line and has been in this
location prior to 1972.
Additionally, there is a shed shown as close as 0.1' from the
westerly lot line in a zoning district that requires a 20 foot
side yard setback. There are no changes proposed to this
structure by the Applicant.
5. Therefore, after a discussion with Counsel for the
Applicant, the Board finds that such a Special Permit may be
granted to approve the alteration of the preexisting
nonconforming structure as the alteration will not intrude into
the setback any further than what presently exists. The Board
determined that this type of alteration would not be
substantially more detrimental to the neighborhood than the
existing nonconformity on the Locus.
6. Accordingly, by a unanimous vote of the sitting Board,
the Board of Appeals made the finding that the proposed
alteration to the preexisting nonconforming structure would not
be substantially more detrimental to the neighborhood than the
existing nonconformity and allowed the proposed alteration to the
structure to be done in substantial conformity with the plan
entitled "Site Plan in Nantucket, MA," prepared by Bracken
2
Engineering, Inc., dated October 13, 2010, attached hereto as
"Exhibit D."
SIGNATURE PAGE TO FOLLOW
3
Dated: ~j _ '7 2010
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. ~~"`~~' 2010
n this ~ day of ~~ 2010, before me, the undersigned Notary Public, personally appeared
who is personally known to me, and who is the person whose
name is signe on the preceding or attached document, and who acknowledged to me that he/she signed it voluntarily
for its stated purpose.
i
Notary Public: {~{Sgq /L.. A1aJ-'"f
My commission expires: ~y~r (1 ~t 7p j'~
4
~~f1~8IT ''D'~
LOCUS /290 POLP/S ROAD
AG7P 25 PARCQ J
ONNER• Nd10W FARM R.T.
J9 NOR7N MOLi4£ 6A
NEW YL6YK NEW YQ4K 10013
DEID REF.• CERT /19536 lded os DOC /89912
PLAN REF.• LCC (40267-A
Za/E• LUC-J
ZON/NG REQU/REMENTS
ZONE.• LUG-3 REQU/RED EX/ST/NG PROPOSED
LOT AREA.• f20, 000 sf. f3Z 86P1~ sf. 132860E tf.
fRONTAb~• 200' 209't 209'J~
FRONT YARD: 35' S6' 43.7'
S/DE YARO.• ~ 20' O' O'
REAR YARD: 20' SBO't 350 t
CDVERAGE.•: 3X (MAX) 2.SX 2.99X
(3, 9B5 s/) (3,194 sl.) (3,974 s/)
Prepared By.
KAV.K~N. Engineering-Surveying
~" Environmental Permitting
19 Old South Road, P.O. Box 3525
Nantucket,' MA 02584
Phone:508-325-0044 Fax:508-833-2282
.,...,,.~cr I ~>..wnoa-.
SITE PLAN
IN NANTUCKET, MA
Prepared For:
HOLLY FARM REALTY TRUST
290 POLPIS ROAD
MAP 25 PARCEL 3
Name:
POLP/S ROAD