HomeMy WebLinkAbout009-11 Rigdon, V. Bruce & Mary(Rigdon Family Revocable Trust)
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee:'$300.00
File No. 0 O'\...l'
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Owner's name(s): V. Bruce Rigdon and Mary S. Rigdon, Trustees of The Rigdon Family Revocable Trust
clo Vaughan. Dale, Hunter, Stetina and Beaudette
M2iling address: 2 Whaler's Lane. P.O. Box 659. Nantucket. MA 02554
Phone Number: 508-228-4455
E-Mail: lori((nvaughandaleandhunter.com
Applicant's name(s): same
Mailing Address: same
Phone Number: same
E-Mail:
same
Locus Address: 5 Towaddv Lane
Assessor's Map/Parcel: 49.3.2/14.6
Land Court Plan/Plan Book & page/Plan File No.: Plan File No. 9E. Lot 14
Book 1143,
Deed Reference/Certificate arTicle: Page 15 Zoning District R-2
Uses on Lot- Commercial: None-ll- Yes (describe)
Residential: Number of dwellings 1 Duplex
Apartments
Date ofStructure(s): all pre-date 7/12
or 1981
Building Permit Numbers: 2057-81. 7956-91
Previous Zoning Board Application Numbers: none
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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State below or attach a separate addendum of specific special permits or variance relief applying for:
Please see Addendum. attached hereto.
I certify that the in(onnation contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE:
Ownet*
SIGNATURE:
'J' j'
'-~t'L'-i,l '(U)( l~
Lori L. D'Elia
*If an Attomey or other Agent is representing the Owner or the Applicant, please provide a signed
proof of agency.
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Applican{/Attomey / Agent*
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OFFICE USE ONLY
Application received on:-! -! _ By:_ Complete:_ Need Copies:_
Filed with Town QerlcJ J _ Planning Board:J J _ Building Dept.:J J - By:_
Fee deposited with Town Treasurer:J J _ By:_ Waiver requested:_
Granted:-! -! _ Hearing notice posted with Town Oerk:....I...1_ Mailed;-! -! -
I&M.....J -! _ &-! -! _ Hearing(s) held on:-I -I_Opened on :-1 -!-
Continued to:-! -! _ Withdtawn:-! --1_ Decision Due By:-! -! -
Made:-! -! _ Filed w/Town Cletk:-! -! _ Mailed:-! -!-
2 Fairgrounds Road Nantucket Ma.sachusetts 02554
508-228-721'5 telephone 508-228-7298 facsimile
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ADDENDUM TO ZONING APPLICATION
v. Bruce Ril!don and Marv S. Ril!don. Trustees of the Ril!don Familv Revocable Trust
5 TOWADDYLANE
The applicant, Rigdon Family Revocable Trust u/d/t June 3, 2008, V. Bruce Rigdon and
Mary S. Rigdon, Trustees (hereinafter the "Applicant"), requests Special Permit relief for its
property located at 5 Towaddy Lane, Nantucket, Massachusetts 02554 (the "Property"), Parcel
14.6 on Nantucket Town Assessor's Map 49.3.2, Lot 14 on Plan File 9E at the Nantucket
Registry of Deeds.
The Applicant is seeking relief by Special Permit under Nantucket Zoning By-law 139-
33(A)(4) and (A)(5). The Applicant proposes to renovate the existing single family dwelling on
the Property. Specifically, the Applicant proposes to build an addition and porch to the back
(east side) of the building with a new roof and a new second floor in this area A portion of the
new deck and second floor on the southerly side of the property will encroach on the southerly
side yard set back but will be no closer than 6.6 feet from the southerly lot line. The structure is
currently located 6.6 feet from the southerly lot line and has been in this location since before the
1984 zoning change from R-l to R-2 in Siasconset, which rendered the dwelling pre-existing
non-confonning. The Applicant also proposes to add on to the front deck. The front deck
currently encroaches on the northerly side yard set back, but the applicant proposes to cure this
minor non conformity and to create a conforming front deck as part of this application. The
proposed renovations will add a total of approximately 165+/- square feet to the dwelling,
keeping the dwelling within the allowable ground cover for the property.
The proposed renovation and addition to the existing footprint of the dwelling is in
accordance with and pursuant to the Certificate of Appropriateness No. 53982 issued by the
Nantucket Historic District Commission on July 21,2009, a copy of which is attached hereto as
Exhibit "A "; the architectural plans prepared by Nantucket Architecture Group, Exhibit "B"; and
the ZBA permit plot plan of the proposed conditions, dated January 11, 2011, prepared by
Nantucket Surveyors LLC, Exhibit "C". While the approved HOC plans show a small portion
of the proposed front deck encroaching on the northerly side yard set back, the applicant plans to
eliminate this non-conformity in accordance with Exhibits "B" and "C". The proposed
renovations will conform to the plans approved by the HOC in all other respects.
The subject property is currently located in the R-2 Zoning District. The dwelling on the
property was erected in 1981. By way of: historical background, in 1984, the intensity
regulations for the property changed from R-l to R-2. Please see Article 20, "Siasconset
Rezoning," adopted at the April 3, 1984 Annual Town Meeting, a certified copy of which is
attached here to as Exhibit "D". This zoning change altered the side yard set back requirement
for the property from five (5') feet to ten (10') feet, rendering the dwelling pre-existing non
conforming as to the R-2 side yard set back requirements. This zoning change also changed the
minimum lot size for the property from 5,000 square feet to 20,000 square feet rendering the lot
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size of the property pre-existing non conforming with respect to the R-2 minimum lot size
requirement.
The attached as-built plot plan of the existing conditions for the Property prepared by
Nantucket Surveyors, LLC, dated January 10,2011, Exhibit "E" hereto, shows that the existing
dwelling on the Property is located as close as 6.6 feet from the southerly lot line and within the
required ten (10') foot side yard set back. The as-built also shows that the existing dwelling is
6.1 feet from the northerly lot line and within the required ten (10') foot side yard set back. No
changes are proposed to the northerly side of the dwelling. The existing front deck is shown as
close as 8.8 feet from the northerly lot line and within the required ten (10') foot side yard set
back. The fonner owner of the property constructed the front porch in 1991, subsequent to the
zoning change in 1984. However, as previously mentioned, the applicant proposes to cure the
non-conformity created by the front porch as part of this application and in accordance with the
architecture plans by Nantucket Architecture Group attached hereto as Exhibit "B" and the ZBA
permit plot plan of the proposed conditions prepared by Nantucket Surveyors LLC, attached
hereto as Exhibit "C".
The dwelling on the Property is pre-existing non-conforming and grandfathered with
respect to the side yard set back requirements in the R-2 zoning district. The dwelling was
erected in its current location in 1981, in compliance with the zoning regulations in effect at that
time (R-l). The 1984 zoning change from R-l to R-2 rendered the property pre-existing non
confonning with respect to the R-2 side yard set back requirements. Attached as Exhibit "F", is
the 1981 building permit application for the dwelling as well as a mortgage plot plan prepared by
Charles W. Hart and Associates, Inc. dated April 15, 1993, which states that the north side of the
structure was constructed approximately six (6'+/-) feet from the northerly lot line and that the
south side of the structure was constructed approximately seven (7'+/-) feet from the southerly
lot line, as it exists today. Please also see the Zoning Affidavit by Mary S. Rigdon, Exhibit "G",
attached hereto.
Additionally, the property's lot size is pre-existing non-conforming with respect to the
current R-2 intensity regulations. Please see Exhibits "E" and "F" which show that the lot size of
the property was 8,513 square feet in 1981, as it exists today. Under Section 139-33E(2)(b), the
permitted ground cover for the property is 1,500 square feet. The total ground cover for structure
with the proposed renovations is 1,463 square feet, and within the allowable ground cover for the
property.
Granting the proposed Special Permit will not be substantially more detrimental to the
neighborhood than the pre-existing, non-conforming dwelling on the PrOJ1P.rfy The proposed
renovation and addition to the existing dwelling is moderate in size and will not increase the non
confonning distance of the current set back violations. More specifically, the proposed
renovation will not be any closer to the southerly lot line than the already existing 6.6 feet. No
new non-conformities will be created and the applicant proposes to cure the non conformity
created by the front porch on the northerly side of property. 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.
2
In the alternative, the Applicant requests a Variance for the above-proposed work on the
Premises pW'Suant to Section 139-32. Due to the shape and topography of the lot and the
structures thereon, the literal enforcement of the current ten (10') foot side yard set back would
create a substantial hardship for the applicant. Further, 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 139-33(A)(4) and (A)(5) or alternatively, a Variance under Section 139-32.
3
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CERTIFICATE NO:, J I 0' 0'- ' DATE ISSUED:
Applic,ation 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 pencil) or marked N/A. '
, NOTE,: It Is st;ongly recommended that the applicant be familiar with the HDC guidelines, Building with Nantucket In Mind, prior to submittal of application.
Please Slle other side for submittal requirements. Incomplete applications will not be reviewed by the HOC. '
This is' a' contractual agreement and must be filled out in ink, An application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of the Acts and
Resolves of Mass., 1970, for proposed work as described herein and on p!ans, drawings and photographs accompanying this applicatiOn and made a part hereof by reference,
The, certificate is 'valid for three years from date of issuance, No structure may differ from the approved applicatiOn. Violation may impede issuance of Certificate of Occupancy.
7/ '2//D[2;1
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FOA OFFICE USE ONLY
PROP,ERTY DESCRIPTION ;~.//.< '{ c -:j.c, .--
Date application received: Fee Paid: $ ,
TAX MAp NO: ,:\-:\ ' '} 1- 'PARCEL NO, \",:,:,\ ':." Must be acted on by: ' "
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Street & Number of Proposed Work: .' r:),;..;.;..'\' II y,{ 1.,>'\ Extended to:
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Owner of record: ',t,'>.!I'VL ','\:';IF ; ~t.l'l.: 1 :\,I-\\~'.'( \':"'.1_:1,--;;":'.4"..1, Approved: : Disapproved:
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Mailing Address: ,'il) t},: 01.1' q" ',}4i:1 f'>\');',h,\..., Chairman: , . ,". -'-1 \,~, ,t, .. Y)I - j
(7-,,~.-{~.,~: i .. " " / /'; j/ .-
'~AN"",; C' ,t);.', ) }J~ Member: ... , "
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Contact Phone #: 'iJ-::.:j - jJ~';.J."\ 1..1:\ E.mail: Member:
AGENT INFORMATION (if applicable) Member:
Member: ..\ \ ~ ') ! : \
Name: .. iF.IF ": I.\',"','r. ' I , '
Majling Address: " ",-"I!!"":! Notes - Comments" Restrictions - CoI1ditions
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Contact Phone #: "}-,,!.j;.} /~'- ','\(1 E-mail: ..
C: New Dw!ll\ing :If Addition
C Color Change tJ Fence
:~ Roof =: Other
Size of Struetur.e or Addition: Length:
Width:
~ Garage
:; Gale
DESCRIPTION OF WORK TO BE PERFORMED
See'reverse for required documentation,
:: Garage/Apartment 0 Commercial G Historical Renovation :J Deck
o Paving 0 Move Building ;:; Demolition C Revisions to previous Cert. No.
':::-iSteps
:J Shed
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<. {l,
:,1<..1 st floor ':' 2ric{ Rood ' , ".,'-" \ '
Q.1stfloor '~J 2nd floor! " I L")
SQ_ Footage 1 st floor:
Sq_ footage .- 2nd floor:
Sq. footage 3rd floor:
Difference beiween e~lsting grade and proposed finish grade: North
Height of ridge above Iinal finish grade: .North
, , Additional ',Remarks
,;,,!(':.'::.:
Decks:
Size: \
Size:
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South
West
:,. '11-1
East'
South
East
West
Historic Name:
REVISIONS'
(desc:ibc}
1, East Elevation
Origirial Date:
Onginal Builder:
2. South Elevatiori
3. West Elevation
4. North Elevation
I.sthere a~ HOC surVey iorm for this building attached? 'Cl Ves ::; N/A
'Cloud on drawings and submit photographs of existing elevations,
".' " DETAIL OF WORK TO BE PERFOF.lMED
Foundation: Height Exposed ' " , 0 Biock LJ Block Parged :J Brick (type) ,"
Masonry Chimney: 0 Block parged 0 Brick (type) 0 Other
Roof Pitch: Main Mass ~12_ Secondary Mass _/12_ Dormer _/12_ Olher
Roofing material: 0 Asphalt: C3-Tab 0 Architeetural
o Wood (Type: Red Cedar, White Cedar, Shakes. etc,)
= Poured Concrete
'J Piers
Fence: Height:
Type:
Length:
Location
Location
Skylights (flat only): Manufacturer
Manufacturer
Gulters:' 0 Wood ,0 Aluminum LJ Copper
Lellders (material and size):
Sidewall: 0 ""hile cedar shingles
o Other
'", Rough Opening
Rough Opening
[j Leaders (material)
Size
Size
::J'Clapboard (exposure:
inches)
Front L:
Side '-:-J
Trim' A W.aod ,
B. Treatment
C, Dimension's:
;-, Pine
o Paint
Fascia
Cl Redwood Deedar :J Other
O.Natural to weather 0 Other
Rake
Soffit (Overhang) Comer boards " '
,_ ' Columns/Posts: Rou,nd _ Square ~
Frieze
Window Casing
Windows': '0 Doljble Hung 0 Casement
o True Divided Lights(muntins)
DOo~~ (type and material): Front
Garage Door(s): Type
Hardscape materials: ' Driveways
. Note: Complete door and window schequles are required.
Door Frame
LJ All Wood ';:; Other
Q.SDL's (Simulated Divided Lights),
Rear
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Manufacturer
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Side
Material
, Walkways
Walls
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COLORS
Clapboard (if applicable)
Sash J '. ,
Roof
Doors
Fence
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Sidewall I,
Trim '. '
Deck'
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Foundation
Shutters ,,-"
.. Atlac1:l ~anufacture~s color samples if color is not from HDC approval list.
I h.ereby auttiorize the agent named above to act on 'my behalf to inake changes in the specifications or the plans contained in this application in order to bring the
application fnto compliance with the HOC guidelines. I hereby agree to abide by and comply with the terms and conditions of this application, I hereby agree that the
SUbmissl~1'l of any Jevisions tll this application will. in~iate a new sixty-day review period.
Oaia' ' ", i , " Sionature of owner of record " SiOned under oenall.ies 01 oeriurv
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Town of Nantucket
...........
OFFICE OF THE
TOWN & COUNTY
CLERK
16 Broad Street
NANTUCKET, MASSACHUSETTS 02554-3590
Catherine Flanagan Stover, MMC, CMMC
Town & County Oerk
(508) 228-7217
FAX (508)325-5313
Home: (508) 228-7841
Email: towncJerk@nantueket-ma.gov
January 4,2011
I, Catherine Flanagan Stover, duly elected Clerk of the Town and County of Nantucket,
hereby certify that the April 3, 1984 ANNUAL TOWN MEETING adopted Article 20:
"Siasconset Rezonina" at the April 3, 1984 session.
ATM84
Article 20
Page 1 of 2
...........
TO WHOM IT MAY CONCERN:
AMENDMENT FROM THE FLOOR:
VOTE: A voice vote was taken on Linda Holland's motion to amend Article 20. It was not
adopted.
VOTE: The vote on the motion pursuant to Article 20 as recommended bv the
Plannina Board. was bv Maioritv Vote: Yes-123. No- 20
Catherine Flanagan Stover, CMC, CMMC
Town and County Clerk
ATTEST: A TRUE copy
~
NANTUCKET TOWN CLERK
'..,
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Article 20
SIASCONSET REZONING
To see if the Town will vote to amend the Nantucket Zoning map to change the
Siasconset area within the following boundaries from the present R-I Zoning
district to an'R-2 Zoning district.
Beginning at the intersection of Burnell Street and Coffin Street, running
northerly along Burnell Street (separating the present R-I Zoning district
from the existing R-2 Zoning district) to the intersection of an east/west
line separating the present R-l Zoning district from the existing LUG-3
Zoning district. Running easterly along said east/west lizeto the inter-
section of a north/south line separating the present R-I Zoning district
from the existing LUG-3 Zoning district. Rwming northerly along said
north/south line to the interseotion ot an east/vest line 8eparating the
present R-l Zoning district from the existing LUG-3 Zoning dis.trict. Run-
ning easterly along said east/west line to Sankaty Ayenue. Running northerly
along Sankaty Avenue \,' (separating the present R-l Zoning district from the
existing LUG-3 Zoning distriot) to the interseotion ot an east/vest line
separating the present R-l Zoning distriot from the' exist1ng LtJG-, Zoning
distriot. Running easterly along said east/vest line to .the 1nt~rs.eot.J.oD
of a north/south' line separating the present R-I Zoning distriot from the
existiDB LUG-3 Zoning distriot. Running northerly along mid north/s~h
line to the interseotion of an east/vest line separatiDB the present &-1
Zoning district trom the existing LUG-3 ZonJ.pg distriot. ftum1.!ng eas~erly
along said east/vest line to :Baxter Road; Running norther17 along Baxter
Road (separating the present R-l Zoning district from the existing LUG-3
Zoning district) to an east/vest line separating the present R-l Zoning
district from the existing LUG-3 Zoning district. Running easter17 along
said east/west line to the east boundary line (200- from the Atlantic
Ooean) of the present R-l Zoning distriot. Running southerly along said
east boun~ line to the point where the said boundar,y line is distanced
300' from the Atlantio.Ooean; thence northwesterly to the east end of
Nose~ Lane. Running westerly along Nosegay Lane to the intersection of
Shell Streett Sankaty Avenue and Nosegay Lane/COffin Street. Running westerly
along Coffin Street to the beginning point at the intersection of Burnell
Street and Coffin Street.
.~-
(George BUCkingham, et a1.)
.
~
.~~~/
lln.E NOTE:'
SAID LAND IS SUB.ECT TO DEED RESlRlCllONS AS SET FORTH IN DEEDS RECORDED
WITH THE NANlUCKET DEEDS IN BOOK 197. PAGE 277. AS AFFECTED BY A PARllAl.
RELEASE OF RESlRICllONS RECORDED WITH NANlUCKET DEEDS IN BOOK 405. PAGE 343.
SEE Al.SO ASSENT TO SANKATY VILLAGE HOMEOWNERS ASSOCIAllON lRUST
BOOK 479, PAGE 219, SEE DECLARAllON OF lRUST BOOK 4-79. PAGE 196.
w
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N/F
GREGORY D. &
AUSON T. COKORINOS
49.3.2-14.5
ELEC:1IlIC
W =
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POST . RAIL FENCIE
CEO< TO
BE REMOVED
..
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149.35'
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STEPS ----- Z,..
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I <(l!:l
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LOT 1 4 BENCH
8.513:i: S.F.
POST . RAIL FENCIE
N/F
MARCIA A. CASEY
49.3.2-14.7
.wm.s:..
1. SUBJECT LOT WAS ZONED R-1 AT llME OF CREAll0N.
APPROVAl. REQUIRED PLAN DATED 11/17/80.
APPROVED BY PLANNING BOARD 2/9/81.
FOR PROPERTY LINE DE'IENlIlAllON lHIS PLOT PLAN
REUES ON CURRENT DEEDS AND PLANS CE RECORD.
'o'ERIFIED BY FIELD 1ilEASUREUEN1S AS SHOWN HEREON.
lHlS PLAN IS NOT REPAESENlED TO BE A 1In.E
ElCAUINA 1ION OR II RECORDAIII.E SURI/EY.
N.B. 315/21 COPYRIGHT BY NANTUO<ET SUR\lEYORS, LLC,
ZSA PERMIT PLOT PLAN
IS TOWADOY LANE
IN
NANlUCKET. MASSAOiUSETTS
SCALE: 1"-20' DAlE: 1/11/11
DEED REFERENCE:Dd. Bk. 114-3. Pg. 15
PLAN REFERENCE: PLAN FILE NO. 9-E
ASSESSOR'S REFERENCE:
MAP: 49.3.2 PARCEl: 14-.6
PREPARED FOR:
THE RIGDON F -'MIL Y REVOCABlE lRUST
NANlUCKET SURVEYORS LLC
5 WINDY WAY
NANlUCKET, MA. 02554-
CURRENT ZONING: SR-20
MINIMUM LOT SIZE: 20.000 S.F.
MINIMUM FRONTAGE: 75'
FRONTYARD SE18ACK: 30'
SIDE AND REAR SETBACK: 10'
ALLOWABLE G.C.R.:12.5X S.F. (1.500 S.F. LOT OF RECORD)
EXlSllNG G.C.R.: 1.298:1: S.F.
PROPOSED G.C.R.: 1.4-98:1: S.F.
N-9968
nn.r NOTE'
SAID LAND IS SUBJECT TO DEED RESTRICTIONS AS SET FORlH IN DEEDS RECORDED
\WlH lHE NANTUCKET DEEDS IN BOOK 197, PAGE 277, AS AFFECTED BY A PARTIAL
RELEASE a:- RESTRICTIONS RECORDED \WlH NANTUCKET DEEDS IN BOOK 405, PAGE 343.
SEE AlSO ASSENT TO SANKA TV VILLAGE HOMEOWNERS ASSOCI A TION TRUST
BOOK 479, PAGE 219. SEE DECLARATION a:- TRUST BOOK 479, PAGE 196.
IIJ
I
GO
d
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2
N/F
GREGORY D. &
ALISON T. COKORINOS
49.3.2-14.5
ELEC11IC
W ==
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N/F
MARCIA A. CASEY
49.3.2-14.7
tiQIES:..
1. SUBJECT LOT WAS ZONED R-1 AT TIME a:- CREATION,
APPROVAL REQUIRED PLAN DATED 11/17/80,
APPROVED BY PLANNING BOARD 2/9/81.
FOR PROPERTY UNE 1lE1ERNlNA1ION lHIS PLOT PlAN
RE\JES ON CURRENT IIEDlS ,., PLANS (s RECORD.
\OlFlED BY FIELD MEA!IUREIlENTS AS SHOIIl HEREON.
1HIS PlAN IS NOT REPRESEN1ED 10 BE A linE
EXANlNATlON OR A RECORDAILE ~.
N.B. 3I!l/2ll COPYRIGHT BY NANruCKET SURVEYORS, LLC,
AS-BUILT PLOT PLAN
15 TOWADOY LANE
IN
NANTUCKET, MASSAOiUSEITS
SCALE: 1--20' DAlE: 1/10/11
DEED REFERENCE: Dd. Bk. 1143, Pg. 15
PLAN REFERENCE: PlAN FILE NO. 9-E
ASSESSOR'S REFERENCE:
MAP: 49.3.2 PARCEl: 14.6
PREPARED FOR:
lHE RIGDON FAUlL Y REVOCABLE TRUST
NANTUCKET SURVEYORS LLC
5 \wNDY WAY
NANTUCKET, MA. 02554
CURRENT ZONING: SR-20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75'
FRONTVARD SETBACK: 30'
SIDE AND REAR SETBACK: 10'
ALLOWABLE G.C.R.:12.5X S.F. (1,500 S.f. LOT a:- RECORD)
EXISTING G.C.R.: 1,298:1: S.F.
N-9968
v-
~Tlf
1.:
I.
,;)CJS7- g- /
A??liCATlON FOR
?LAN EXAMIN A TIO:-! A~J D
BlliD:NG ?ERft:1T
r
1
. r--
!.'i1PORTANT-
Applicant /0 cCiT'plete 011 items in Sections:' 1,2.3,4. end 5
!
---- --.------- - . --- ..-.-:
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181-_t67__________
'3/2 S/8t_____
Lal"lo C~urt Plan No.__ "r""!/a__________.________
:,ar:'"le of ?rev!ous C\":ner:_Gene~ Ir-;i~
C-clc Lo:' ?:;rC:-.2!-ed:
Scott
SU3D:V:Si':.!: ~~':FO~:l'.ATIO~J
Name ~f C'w;"1er:
Sar~&t~_Vills~e Realtv 1rust
:'-'e 0' ~...-c'l:-:-~rv C:,.L ;; . p; --:_~ :::>. -', ' "? /,., 2/80
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? /0 IRL__
, ~,
AR X
--
D2:e cf :;efinitive P:a" Approval:
Planni:tS B~ard :=ife No. 9E
Is :he Su=d:\;s;,~n s\;:,je::t te a Co\'e...,a;"\l: YES---X-___
NO
Is a Release rec;;,;;red: YES--X-_
NO
D.I~.~ENS \ ONS
D:s'ti2Jrlce fro:r: P':'"o;:e:"ty Lines:
FRONT
67
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UIN. AREA: . . . .~O"o.~o. ~'.r.:
MIN. FRONTAGE: . . . . . ~..r .P.T.
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TO: .17f?S.r:o.Af'. ~("~. ~S . ~V(,.y!O..5 . .
8ANK ri 5.0. ,l,NO,-o #0 or~:
I CERTIfY. TO THE BEST OF MY KNOWLEDGE. THAT THE PREYJSES
SHOWN .ARE lOCATED .IN A.OOD HWRD ZONE: . C. . ..DE\.KAlED
ON fJ.JUl. / COMUUNIIY PANB. NUWBER: 250230-00. OY. .c, Ff(
THE FEDERAl EMERGENCY MANAGEMENT NDCY. EFFEC11IJE DATE
or IlAPs: JUNE 3. 1986, AND AS PERIODICAIl.Y REVlsm.
OF lAND IN
NANTUCKET, MASS.
SCALE: 1.=.::30' DATE: Ar'..e/k ~/99-3
Owner: I(.eYIH',:r.. &: $1/ I'/.~K $: cAsey.
Deed: 8)S" PO: .~~: ~ Pion: ~ M.r./Y"
THIS PLOT PLAN WAS PREPARfD FOR AlORTGAGE PlJRPOSrs
ONLY AND IS NOT TO BE CONSIDERED A FlJU INSJRUAlENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTASUSH Tax Map: ~..3':-? . . . Locus:.$" TQI,(A,DLJY.
PROPERlY UNrs. FENCES, HEDGES OR ANY ANaLI.ARY .LAN.e:
STRUCJURrs ON lHE PREMISES. lHE PROPERTY UNf:S SHOWN CHARLES W. HART & ASSOCIATES, Inc.
my ON CURRENT DEEDS AND P1>>lS OF RECORD.
THIS PlOT PLAN IS NOT A CERTflCATIOH AS TO lHE TIllE OR SANFORD BOAT BUILDING
OWNERSHIP OF' THE PROPERTY SHOWN. OWNERS OF' ADJOINING 49 SP ARKS AVENUE
'PROPERTIrs ARE SHOWN ACCORDING TO CURRENT ASSESSOR NANTUCKET, )lASS. 02554-
RECORDS OF' THE TOWN OF' NAHTUCKET. . NOT TO BE RECORDED. (508) 228-8910 H- 39L~
C:\JIIBS\CMl\.....
" "
, .
'.
AFFIDAVIT
I, Mary S. Rigdon, hereby depose and say:
1. I am an individual and reside at 911 West Fullerton Avenue, Chicago IL 60614.
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 5 Towaddy Lane (the "Premises") since May 17, 1993.
4. The structures upon the Premises, as shown on the as-built plot plan drawn by
Nantucket Surveyors LLC, dated January 10, 2011, a copy of which is attached
hereto as Exhibit "A", have existed in their current location and configuration,
with no material exterior alterations since May 17, 1993.
Signed under the pains and penalties of perjury on January_, 2011.
/s/
MARY S. RIGDON
State of Illinois
County, 55.
January_,2011
On this_day of , 2011 before me, the undersigned notary
public, personally appeared Mary S. Rigdon and proved to me through satisfactory identification
evidence, which. was D photographic identifieation '.vith signature issued by a f-ederal or state
governmental agency, [] oath or affirmation of a credible witness, [] personal knowledge of the
undersigned, to be the person whose name is signed on the preceding document, and
acknowledged to me that he signed it voluntarily for its stated purpose.
Notary Public
My Commission expires:
',,~ "
EXHIBIT A
,'~
TIRE NO~'
SAID LAND IS SUBoECT TO DEED RESlRlCTIONS AS SET FORTH IN DEEDS RECORDED
WITH THE NANTUCKET DEEDS IN BOOK 197. PAGE 2n. AS AFFECTED BY A PARTIAL
RELEASE OF RESTRICTIONS RECORDED WITH NANTUCKET DEEDS IN BOOK 405. PAGE 343.
SEE ALSO ASSENT TO SANKA TY VIlLAGE HOMEOWNERS ASSOCIATION TRUST
BOOK 479, PAGE 219. SEE DEa..ARATION OF TRUST BOOK 479, PAGE 196.
,,; 47.0' W
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GREGORY D. &
ALISON T. COKORINOS
49.3.2-14.5
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: 149.35'
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N/F
MARCIA A. CASEY
49.3.2-14.7
~
1. SUBoECT LOT WAS ZONED R-1 AT TIME OF CREATION,
APPROVAL REQUIRED PLAN DATED 11/17/80,
APPROVED BY PLANNING BOARD 2/9/81.
CURRENT ZONING:SR-20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75'
FRONTYARD SETBACK: 30'
SIDE AND REAR SETBACK: 10'
ALLOWABLE G.C.R.:12.5X S.F. (1.500 S.F. LOT OF RECORD)
EXISTING G.C.R.: 1,298:i: S.F.
FOR PROPERTY UNE DE1ERIllNIIllON lHlS PLOT PI.AH
RELIES ON CURRENT DEEDS AND P\.AHS aF RECORD,
\OIFlED BY FIELD MEASUREMENlS AS SHClMil HEREON.
tHIS PI.AH IS NOT IlEPRESEN1ED 10 BE A l1lLE
ElCAMIiIAllOH OR A RECORDAaE SUR\a'.
N.B. 385~ COP'rRIGHT BY NANTUCKET SURI.EYORS, LlC.
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AS-BUILT PLOT PLAN
15 TOWADOY LANE
IN
NANTUCKET. MASSACHUSETTS
SCALE: 1"-20' DATE: 1/10/11
DEED REFERENCE: Dd. Bk. 1143. Pg. 15
PLAN REFERENCE: PLAN FILE NO. 9-E
ASSESSOR'S REFERENCE:
MAP: 49.3.2 PARCEL: 14.6
PREPARED FOR:
THE RIGDON FAMILY REVOCABLE lRUST
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET. MA. 02554
N-9968
. RC-CE!Vf..D
BOAF.D OF A9aESSORS
JAN 0 6 REC'D
TOWN OF
NANTUCKET. MA
1ft ~ (JO
TOWN OF NANTUCKET
CONSBRV A TION ,COMMISSION
LIST' OF PARTIES IN INTEREST IN TIm MATTER OF THE' PETITION' 9F
Rigdon V Bruce Trst
PROP ER TY OWNER:......_.............. ..... ....:...... .~..::.:. ............. ..'17..'(;......... ....
MAILING ADDRES S:........................ .....Ii. .If~.~-.!.:;-::... !-:l..~....... ............. .
. PROPERTY LOCATION... .._.... .._.~.:..... .._..~.!.~~~.~.~y..~~.~.~........ .................
ASSESSORS MAPIP ARCEL:............... ..................... ................ ................... .........
I . D.'a::r
SUBMmED BY: ......,.,.,Q.(1. ..h-.J~.......................... .....................
SEEATIACHED PAGES
I certify the foregoing is a list of persons wllo are O\\'D.ers of land directly abutting the property on
whioh theproposcd activity will occur (the locus), owners of land separtltcd a distance of one
hundred feet or less from the locus by a public or' private street or way or stream and owners of
1ai1d separated a distance three hundred feet OT less from the locus by a body of water, all as the)'
appear on the most recent applicable tax list.
. U 02.0/1
. ... .......... ....j., ....................
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TOWN OF NANTUCT<ET
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Sandra J. Comeau
PO Box 69
Siasconset, MA 02564
Marcia A. Casey .
61 Prince Street #3G
Boston, MA 02113
Eugene F. and Nancy B. Yeates and
'Elizabeth Ueland
PO Box 213- Route 10-Main S
Orford, NH 03777
John V. Shea and Melissa Macleod
PO Box 398
Siasconset, MA 02564
Frank A. Bender
C/O William R. and Ashley Gebhardt
Queens Drive, Oxshott, Leatherhead
Surrey KT 22 OPF
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Daniel Wick West
PO Box 56
Siasconset, MA. 02564
Louis S. and Janet W. Zimmerman
3312 Duval St.
Austin, TX 78705
Sarah Ann Miller
PO Box 881
Barnegat Light, NJ 08006
Michael R. Bridges
5903 Lyceum Lane
Manassas,. VA 20112
Helen Willard Chapin Trustee
C/O Alyson Chapin
14414 Salinger Rd
Orlando, FL 32828
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Gregory D. and Alison T. Cokorinos
11 Bennington CT
Tenafly, NJ 07670
Fairjack LP
C/O John J. Stiglmeier Jr.
PO Box 106
Palm Beach, FL 33480
Allen R. Comeau
C/O Katherine MurPhy
21 Burnell Street
Sconset, MA 02564
Anthony J. and Martha M. Ian Trust
45 East End Ave. #10C
New York, NY 10028
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Sandra J. Comeau
PO Box 69
Siasqonset, MA 02564
Marcia A. Casey
61 Prince Street #3G
Boston, MA 02113
Eugene F. and Nancy B. Yeates and
Elizabeth Ueland
PO Box 213- Route 10-Main S
Orford, NH 03777
John V; Shea and Melissa Macleod
POBox 398
Siasconset, MA 02564
Frank A. Bender
C/O William R. and Ashley Gebhardt
Queens Drive, Oxshott, Leatherhead
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11 Bennington CT
Tenafly, NJ 07670
Fairjack LP
C/O John J. Stiglmeier Jr.
PO Box 106
Palm Beach, FL 33480
Allen R. Comeau
C/O Katherine Murphy
21 Burnell Street
Sconset, MA 02564
Anthony J. and Martha M. Ian Trust .
45 East End Ave. #lOC
New York, NY 10028'
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Daniel Wick West
PO Box 56
Siasconset, MA. 02564
Louis S. and Janet W._ Zimmerman
3312 Duval St.
Austin, TX 78705
Sarah Ann Miller
PO Box 881
Barnegat Light, NJ 08006
Michael R. Bridges
5903 Lyceum Lane
Manassas, VA 20112
Helen Willard Chapin Trustee
C/O Alyson Chapin
. 14414 Salinger Rd
Orlando, FL 32828
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VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE
PROFESSIONAL CORPORATION
EnWAlID FOLEY V A.UGHAN
KEvIN F. DALE
WII.LIAXF.HUNTBR
MARTIN JEFFREY STETINA.
RIClWID P. BEAUDETTE
LomD'Ew.
ATTORNEYS AT LAw
WHALER'S L..um
P.O. Box 659
NANTUCKET, MA.ssA.cmrsETrs 02554
TEL: (508) 228-4455
PAX: (508) 228-3070
January 13, 2011
John Brescher, Esquire
Nantucket Zoning Board of Appeals
Fairgrounds Road
Nantucket, MA 02554
Re: Special Permit Request
V. Bruce Rigdon and Mary S. Rigdon, Trustees of the Rigdon Family
Revocable Trust
5 Towaddy Lane
Nantucket, Massachusetts 02554
Dear John:
On behalf of my clients, V. Bruce Rigdon and Mary S. Rigdon, Trustees of the
Rigdon Family Revocable Trust, enclosed is an application for Special Permit relief with
supporting documentation attached. The purpose of this application is to permit the
renovation and addition of the pre-existing non conforming family dwelling on the
property located at 5 Towaddy Lane, Nantucket, MA 02554.
The existing dwelling intrudes into the southerly and northerly side yard set backs
on the property. A minor portion of the proposed addition is located in the southerly side
yard set back on the property. The proposed addition will not increase the distance of the
existing set back violationS on the Property, nor create any new non conformities.
1
John Brescher, Esquire
January 13, 2011
Page 2 of2
Additionally, the applicant proposes to cure the set back violation created by the front
deck on the northerly side of the property as part of this application.
Please note that four (4) duplicate counterparts accompany the original
application. Please also note that I reserve the right to supplement this application with
further materials at a later time. I have also enclosed the filing fee required by the Town
of Nantucket in the amount of $300.00.
Please mark this matter for hearing by the Nantucket Zoning Board of Appeals at
its February 10,2011 Public Hearing. Thank you for your help in this matter. Please feel
free to call me should you have questions.
Sincerely,
, . /-1
;..' '.YI /'1/ rl ,&
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Lori D 'Elia
LLD/
Enclosures
Cc: Bruce and Mary Rigdon
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPUCATION REQUIREMENTS
1. FoUr (4) separate application packets, which shall include a minimum of the following:
. Complete application page
. Addendum (if necessary)
. Locus Plan from the Nantucket Tax Assessor's Map Book
. Surveyed plot plan of existing conditions
. Surveyed plot plan of proposal (if applicable)
. Abutters List (including the original stamped assessor's copy)
. If you are not the owner or applicant, a written statement of agency is
required
2. Two (2) s~parate sets of addressed mailing labels based on the abutter list provided by the
Tax Assessor's office. Mailing labels must be 1" x 2 5/8"
3. A check for $300.00 made payable to the Town of Nantucket.
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Town of Nantucket W~IS - Map Page
Additional Info
Town or Nantucket Web GIS
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____ Parcels ____
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Property ID 49.3.2 14.6
Location 5 TOWADDY LN
Owner RIGDON V BRUCE TRST
8 Co-Owner
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. ~ Owner Address 911 WEST FUlleRTON AV
, z: CHICAGO, IL 60614
Last Sale Date 06/24/2008
Last Sale Price $0
Book/Page 01143/0015
Lot Size 0.19 acres
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Land Use 1 Code 1010
Land Use 1 Desc Single Fam MOl
Land Use 1 "10 100
Land Use 2 Code
Land Use 2 Desc
Land Use 2 Ofo 0
Page 1 of 1
Printable
Map
Use 01 this ladllly is dependent upon acceptance and understanding 01 Use Conditions and Dala Ca_ contained on !he Homo & _1_ _,
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Out Building $0
Value
Ex. Feature Value $2,900
Improvement $283,500
Value
Total Exempt $0
Total Value $1,031,100
Utility
Land Class R
Zone R2
http://host.appgeo.com/nantucketma/Map.aspx
1/5/2011
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
;::::>
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ex>
Date:
February 18, 2011
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
009-11
OWner/Applicant:
Bruce
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 ) ys.
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.
<~. .." '
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NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 49.3.2, Parcel
14.6
5 Towaddy Lane
Residential - 20
Book 1143, Page 15
Plan File No. 9E, Lot 14
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, February 10, 2011, at 1:00 P.M., at 2
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of V. Bruce Rigdon and Mary
S. Rigdon, Trustees of Rigdon Family Revocable Trust, c/o
Vaughan, Dale, Hunter, Stetina, and Beaudette, 2 Whaler's Lane,
PO Box 659, Nantucket, MA 02584, File No. 009-11:
2. Applicants are requesting Special Permit relief pursuant
to Nantucket Zoning Bylaw Section 139-33.A. (4) and (5)
(alteration of preexisting nonconforming structures) in order to
renovate the existing single family dwelling by constructing an
addition and porch to the rear of the structure with a new roof
and to add a new second floor to this area. A portion of the new
deck and second floor on the southerly side of the property will
encroach into the southerly side yard setback no closer than 6.6
feet from the southerly lot line. The structure is presently
si ted as close as 6.6 feet from the southerly lot line and as
close as 6.1 feet from the northerly lot line in a zoning
district that requires a 10 foot side yard setback. The
applicant also proposes to add on to the dwelling's front deck.
The font deck presently encroaches into the northerly side yard
setback; but, the Applicant proposes to cure this nonconformity
and create a conforming deck as part of this application. In the
alternative, the Applicant is requesting Variance relief pursuant
to Nantucket Zoning Bylaw Section 139-32 (variances) from the
intensity regulations in Section 139-16 (intensity regulations -
setbacks). The Locus is situated at 5 Towaddy Lane, is shown on
1
I
Nantucket Tax Assessor's Map 49.3.2, Parcel 14.6, is shown on
Plan File No. 9E, Lot 14, and title is recorded at the Nantucket
County Registry of Deeds in Book 1143, Page 15. The property is
zoned Residential - 2.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. There was no abutter comment either in favor of
or in opposition to the application.
4. Attorney Lori
Attorney D' Elia explained
requesting Special Permit
Bylaw Section 139-33.A. (4)
existing structure.
D'Elia represented
to the Board that
relief pursuant to
and (5) in order
the Applicant.
the Applicant is
Nantucket Zoning
to renovate the
Specifically, Attorney D' Elia explained to the Board that the
Applicants propose to build an addition and a porch to the
easterly side of the structure and to add a new roof and a new
second floor in this area. A portion of the new deck and second
floor will be sited in the southerly side yard setback but will
be no closer than 6.6 feet from the southerly lot line. The
structure, as presently sited, is approximately 6.6 feet from the
southerly lot line and 6.1 feet from the northerly lot line and
has been in this location since before the 1984 zoning change
from R-l to R-2 which rendered the Locus nonconforming.
Additionally, the applicant proposes to add on to the front deck.
The front deck currently encroaches on the northerly side yard
setback; but, the Applicants propose to cure this nonconformity
and create a conforming front deck as part of this application.
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 "ZBA Permit Plot Plan #5 Towaddy Lane" prepared by
2
Nantucket Surveyors, LLC, dated January 1, 2011, attached hereto
as ~Exhibit A." The Board further finds that the non conforming
portions of the addition and existing dwelling shall maintain the
benefits of a pre existing non conforming structure.
SIGNATURE PAGE TO FOLLOW
3
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Dated:
~t'l~ to
, 2011
K
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Ma'r Poor
~~~
COMMONWEALTH OF MASSACHUSETTS
Nantucket,ss. ~,2011
On this I U ~f ~ 2011, before me, the ondersigoed Notary Poblic, persooaUy appeared
4~ 1 , 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~/she signed it voluntarily
for its stated purpose.
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TIRE NOTE:
SAID LAND IS SUB.ECT TO DEED RESTRICTIONS AS SET FORTH IN DEEDS RECORDED
WITH THE NANTUCKET DEEDS IN BOOK 197, PAGE 277, AS AFFECTED BY A PARTIAL
RELEASE OF RESlRICTIONS RECORDED WITH NANTUCKET DEEDS IN BOOK 405, PAGE 343.
SEE AlSO ASSENT TO SANKA TY VILLAGE HOMEOWNERS ASSOCIATION lRUST
BOOK 479, PAGE 219, SEE DECLARATION OF lRUST BOOK 479, PAGE 196.
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GREGORY D. &
AlISON T. COKORINOS
49.3.2-14.5
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MARCIA A. CASEY
49.3.2-14.7
t:lQ.IES;.
1. SUB.ECT LOT WAS ZONED R-1 AT TIME OF CREATION,
APPROVAL REQUIRED PlAN DATED 11/17/80,
APPROVED BY PLANNING BOARD 2/9/81.
FOR PROPERTY UNE llE1EIlIINAlION lHlS PLOT PLAN
REIJES ON CUlIRENT DEEDS AND PI.AHS OF RElXlRD.
\UIFlED BY FIELD IlEASURDlENTS AS SHCNIl HEREON.
1HlS PLAN IS HOT REPRESEN1ED TO BE A 1I1LE
EXAN"A 1IOH OR A RElXlRDAIILE SURIIEY.
NoB. 3115/21 COPYRIGHT BY NANTUCKET SURVEYORS. LlC,
ZBA PERMIT PLOT PLAN
15 TOWADDY LANE
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1-.20' DATE: 1/11/11
DEED REFERENCE: Dd. Bk. 1143, Pg. 15
PLAN REFERENCE: PlAN FILE NO. 9-E
ASSESSOR'S REFERENCE:
MAP: 49.3.2 PARCEl: 14.6
PREPARED FOR:
THE RIGDON FAMILY REVOCABLE TRUST
NANTUCKET SURVEYORS LLC
5 WINDY WAY
NANTUCKET, MA. 02554
CURRENT ZONING: SR-20
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75'
FRONTYARD SElBACK: 30'
SlOE AND REAR SElBACK: 10'
ALLOWABLE G.C.R.:12.5'l: S.F. (1,500 S.F. LOT OF RECORD)
EXlSllNG G.C.R.: 1,298:!: S.F.
PROPOSED G.C.R.: 1,498:1: S.F.
N-9968