HomeMy WebLinkAbout057-11 Douglas J. Hepworth and Cecelia I. HepworthTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
APPLICATION
Fee: $300.00 File No. 011 -11
Owners' naives: Douglas J. Hepworth and Cecilia L. Hepworth
C
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Mailing address: c/o Glidden & Glidden, P.C.
37 Centre Street, Post Office Box 1079, Nantucket, Mass. 02554
Phone Number: 508 - 228 -0771 E -Mail: jessie @gliddenandglidden.com
Applicant's naive Douglas J. Hepworth and Cecilia L. Hepworth
Mailing Address: c/o Glidden & Glidden, P.C.
37 Centre Street, Post Office Box 1079, Nantucket, Mass. 02554
Phone Number: 508 - 228 -0771 E -Mail: jessie@gliddenandglidden.com
Locus Address: 2 Center Street, Siasconset Assessor's Map /Parcel: 7324 / 2
Plan and Lot Reference: Plan Book 22, Page 110 Zoning District: Sconset Old Historic
Title Reference: Book 1208, Page 16
Uses on Lot- Commercial ?: No If yes, describe
Residential: Number of dwellings on lot Two Number of dwelling units: Two
Duplex ? No Accessory Apartments? No
Date of Structures: all pre -date 7/72? No If not, when built? Main house built 1800s
Cottage built 1986; c/o issued 6/28/90
Building Permit Numbers: 4800 -86; 632 -00; 928 -10
Previous Zoning Board Application Numbers: 018 -85; 019 -90; 014 -11
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
The subject property consists of a 1 story main house (built in the 1800s) and a 1 `/2 story
cottage (certificate of occupancy issued June 28, 1990). The total ground cover of the
existing buildings is 1,579 + s.f. (main house 1,018 and cottage 561) as shown by Existing
Conditions Site Plan prepared by Island Surveyors, LLC, dated August 10, 2011, a copy of
which is filed herewith as Exhibit A. The cottage was constructed pursuant to Special Permit
dated March 25, 1985, and recorded with the Nantucket Registry of Deeds in Book 229,
Page 186, as modified by Special Permit dated May 18, 1990 and recorded with said
Registry in Book 347, Page 33.
The subject property is located in the Sconset Old Historic District, which provides for a
minimum lot size of 5,000 square feet, minimum frontage of 50 feet, front yard setback of
zero feet, rear /sideline setback of 5 feet, and a ground cover ratio of 30% (since the Lot is
pre- existing, nonconforming, and under 5,000 s.£).
The subject property is nonconforming as to lot size as it has an area of 3,866+ s.£;
nonconforming as to rear /sideline setback, as shown on the plan attached hereto As Exhibit
A; nonconforming as to ground cover ratio with a current ratio of 40.84 %.
PROPOSAL
A. Applicant proposes to renovate and shift the main house (shown as #4 on the
attached exhibits) by lifting it, moving it 16'6" to the southwest (away from the shared
property line with 6 Center Street), and placing a foundation underneath the building. At the
time of this application, Applicant has applied to the HDC for said renovations, but has not
yet obtained a Certificate of Appropriateness. It is anticipated that Applicant will have
obtained said Certificate of Appropriateness from the HDC by the time this application is
heard by the ZBA. Applicant will provide a copy of such Certificate as well as the approved
plans to ZBA staff once same are available. As a result of placing a foundation under the
building, the height of the building will be increased by not more than ten inches (10 "), and a
bulk -head entrance to the basement will be added, all as shown on Proposed Site Plan,
prepared by Island Surveyors, LLC, dated August 10, 2011 (attached hereto as Exhibit B).
By shifting the building ( #4) 16'6" to the southwest as shown on Exhibit B, the dwelling will
comply with the current setback requirements, with the exception of the patio roof (approved
by Variance granted at File No. 014 -11, recorded in Book 1278, Page 80).
B. Applicant also proposes to remove the cottage (shown as #2 on the attached
exhibits) and to construct a carriage house in its place. The newly constructed carriage
house, as shown on the attached plans, will be one and one -half stories and will comply with
the front, side, and rear yard setbacks, and would also comply with the requirements that the
main house and secondary dwelling be separated by a minimum of 10 feet. The ground
cover of the cottage being removed is 561; the ground cover of the proposed carriage house
is 388, a reduction of 173 square feet. As a result of said reduction in ground cover, the
ground cover ratio at Locus will be reduced from 40.84% to 36.37 %.
Applicant has applied to the HDC for the removal of the existing cottage from Locus, and
the construction of a new carriage house, but has not yet obtained Certificates of
Appropriateness for same. It is anticipated that Applicant will have obtained said
Certificates of Appropriateness from the HDC by the time this application is heard by the
2 Fairgrounds Road Nantucket Massachusetts 0 25 54
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
ZBA. Applicant will provide a copy of such Certificates as well as the approved plans to
ZBA staff once same are available.
C. In Special Permit No. 019 -90, the Board included a restriction (paragraph 9 of the
decision) that "(a) the Locus never be subdivided, and (b) the secondary dwelling remain in
the same ownership as the principal dwelling and never be leased separately from the
principal dwelling ". Applicant requests that said restriction be removed inasmuch as the
offending building is being removed from the Locus and replaced with a more appropriate
building. As a practical matter, Locus cannot be subdivided, and the primary and secondary
dwellings must remain in the same ownership, because to separate the ownership would be a
zoning violation. However, the restriction that the secondary dwelling never be leased
separately from the primary dwelling seemed to be a product of the neighborhood
displeasure with the cottage when it was first constructed. The proposed renovations at
Locus are more in keeping with the neighborhood. It is the intention of the applicant to use
the main dwelling and the carriage house together for their family. However, future
generations may want to lease the houses separately and Applicant wishes to remove said
restriction for that purpose.
RELIEF REQUESTED
A. Applicants request relief by Special Permit under By -law § 139- 33.A(4) and/or (5),
for the alteration and relocation of the existing main house ( 44) on Locus, as shown on
Exhibit B attached hereto.
B. To the extent necessary, Applicant requests relief by modification of decision in
File No. 014 -11, which granted variance relief for the construction of the proposed patio roof
located 0.2' from the rear lot line, said modification to approve the patio roof in the location
shown on Exhibit B attached hereto.
C. Applicants request relief by Special Permit under By -law §139-33.A(9), for
removal of the existing cottage and construction of a carriage house in its place, said carriage
house to be compliant with front, rear, and side yard setbacks, separation between primary
and secondary dwelling, but nonconforming as to ground cover, as shown on Exhibit B
attached hereto.
D. Applicant requests relief by modification of decision in File No. 019 -90 to delete
the restriction set forth in paragraph 9 of said decision, as discussed above.
E. In the alternative, Applicant requests variance relief pursuant to the intensity
regulations set forth in Section 139 -16 of the Nantucket Zoning By -Law.
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: Dou as J. epworth and Cecelia L. Hepworth, Owner*
By: /
Applie t /Attorney /Agent*
M. Glidden, Attorney
2 Fairground /Road Nantucket Massachusetts 02554
508 -2 8 -7215 telephone 508- 228 -7298 facsimile
OFFICE USE ONLY
Application received on:_ /_ /_ By: Complete: Need Copies:
Filed with Town Clerk:—/—/— Planning Board:_ /_ /_ Building Dept.:—/—/— By:_
Fee deposited with Town Treasurer:_/_/_ By:_ Waiver requested:
Granted:—/—/— Hearing notice posted with Town Clerk:—/—/— Mailed:_ /_ /_
I &M_ /_ /_ &_ /_ /_ Hearing(s) held on: _ /_ /_ 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
CURRENT ZONING CLASSIFICATION
Residential Old Historic (SR —OH)
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 50 FT.
FRONT YARD SETBACK: none
REAR /SIDE SETBACK: 5 FT.
GROUND COVER % : 50%
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JE *v 1ev�-
A
LOT AREA
1,744± S.F.
EXISTING \
2 STY W/F
BUILDING
883± S.F.
(FOUNDATION)
RIDGE ELEVATION = 51.4±
STONE \`
STEP
v
EXISTING
1 STY W/F
BUILDING i
1,018E S.F.
(FOUNDATION) s{�
RIDGE ELEVATION = 479±
30.7 x
EXISTING
1 112 STY W"', BUILDING i
561 ± S.F.
(FOUNDATION) /l2
/1�
31.3 x
LOT AREA
3,866± S.F.
LECEND
31.7 x DENOTES EXISTING SPOT ELEVATION
I CERTIFY, AS OF : .6.1 �U (zD // . , THAT
THE BUILDING(S) IS /ARE`LOCATED ON HE
G D AS SHOWN HEREON.
PROFESSIONAL LAND;.; SURVEYOR
ASSESSOR MAP:. 73.3.1 . . . PARCEL:
ASSESSOR MAP: . 73.2.4 . . . PARCEL:
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APPROVED
—� PORCH
REC. 1278 -80
BENCHMARK.
CONCRETE BOUND
EL.= 32.00 (G.I.S.)
EXISTING CONDITIONS
SITE PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"-- 25' DATE: AUGUST 10, 2011_
Owner: DOUGIAS,J. A CECILIA.L. HEPWORTH, .
Deed: ..1208716 ... Plan: BOOK.22 PAGE 110
Locus:... 2, 4, & 6 CENTER STREET SIASCONSET
ISLAND SURVEYORS, LLC
Professional Land Surveyors
90 OLD SOUTH ROAD
31 NANTUCKET, MASS. 02554
2 .
(508) 228 -2720
K -223
Fxf(,2, T
CURRENT ZONING CLASSIFICATION:
Residential Old Historic (SR —OH)
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 50 FT.
FRONT YARD SETBACK: none LOT AREA
REAR /SIDE SETBACK: 5 FT. 1,744± S.F.
GROUND COVER % : 50%
EXISTING
2 STY W/F BUILDING
ELEVATED AND NOT MOVED
883± S. F.
(FOUNDATION)
RIDGE ELEVATION = 51.4±
LOT AREA
3,8661 S.F.
EXISTING
1 STY W/F BUILDING
TO BE MOVED
1,018± S.F.
(FOUNDATION)
RIDGE ELEVATION = 47.9±
30.7 x
PROPOSED
1 112 STY W/F
BUILDING
388± S.F.
(FOUNDATION)
31.7 �j
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32.8 x
o?
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I CERTIFY, AS OF : I!�1. J1 THAT
THE BUILDINGS) IS /ARE LOCATED ON THE
GR !D AS SHOWN'_ HEREO1jl
PROFESSIONALLAND`SURVEYOR
ASSESSOR MAP: 73.3.1. PARCEL:
ASSESSOR MAP: 73.2.4 . . . , PARCEL:
9
BENCHMARK:
CONCRETE BOUND
EL.= 32.00 (G.LS.)
PROPOSED
SITE PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1`_— 25' DATE: AUGUST 10, 2011
Owner: . DOUGLAS,J. &. CECILIA,L, HEPWORTH. , , .
Deed: .. .1208 -16 , . , Plan: BOOK 22 PAGE 110
Locus:... 2, 4, & 6 CENTER STREET, SIASCONSET
. . . ....
ISLAND SURVEYORS, LLC
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31 NANTUCKET, MASS. 02554
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COMPILED FROM AERIAL PHOTOGRAPHS. DEEDS. - =o
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AND PLANS OF RECORD AND 15 NOT TO BE -
- CONSTRUED AS HAVING SUFFICIENT -ACCUR-
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,�f 5-0, 00
Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
AUG 0 8 2011
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER.. 4.9 G! ... E . ) (l.t.l..... 'i � C 1, � (.ti— ..........
40 t.0 �. - -
s
MAILING ADDRESS............
PROPERTY LOCATION...... ..41..E.......... .
ASSESSOR MAP/PARCEL ... 7 .... off- . /.. sad-- ...... ...............................
1'
SUBMITTED BY...C�. Q.�.6 �`.C�... ...........
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 abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(2)•
DATE
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ASS SSOR'S OFFICE
TOWN OF NANTUCKET
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: November 10, 2011
To: Parties in Interest and Others concerned with the Decis' n of
The BOARD OF APPEALS in the Application of the following: `n
Application No:
Owner /Applicant:
057 -11
DOUGLAS J. HEPWORTH AND CECELIA L. HEPWORTH
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with the office of the Nantucket Town Clerk.
An Appeal from this Decision may be taken pursuant to Section 17
of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by filing a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
z /," - 4, %.l Cis)
Edward S. Toole, Chairman
cc: Town Clerk
Planning Board
Building Commissioner /Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY -LAW SECTION 139 -30 (SPECIAL PERMITS); SECTION 139 -32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508 - 228 -7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 73.2.4, Parcel 2
2 Centre Street, `Sconset Plan Book 22, Page 110
Sconset Old Historic Book 1208, Page 16
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday
September 8, 2011 and Thursday October 13, 2011, at 1:00 P.M., at 4 Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following decision on the application of Douglas
J. Hepworth and Cecilia L. Hepworth, c/o Glidden & Glidden, P.C., 37 Center Street, Post Office
Box 1079, Nantucket, Massachusetts 02554, File No. 057 -11:
2. The Locus is situated at 2 Center Street, Sconset, is shown on Nantucket Tax
Assessor's Map 73.2.4 as Parcel 2, is shown on Plan Book 22, Page 110, and title is recorded at
the Nantucket County Registry of Deeds in Book 1208, Page 16. The property is zoned Sconset
Old Historic.
3. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139- 33.A.(4) (alteration of preexisting nonconforming structures) in order to renovate
the existing main dwelling by lifting the building to construct a basement thereunder and to add a
bulkhead entrance to the basement. As a result of placing a basement underneath the building,
the ridge- height of the main dwelling will be increased by not more than nine (9) inches.
Applicant is also requesting to move the dwelling on -site by shifting the building to the
southwest (away from the shared property line with 6 Center Street). Applicant initially
requested that the main dwelling be moved sixteen and one -half (16.5) feet away from the shared
lot line with 6 Center Street. After hearing comments from the Board, from the Historic Districts
Commission, and the neighbors, Applicant proposes to move the building two and one -half (2.5)
feet away from said property line. By placing the main dwelling two and one -half (2.5) feet
away from said property line, the dwelling will continue to violate the side set back as a
minimum set back of five (5) feet is required in this district. The main dwelling will comply
with the front and rear setbacks, in its proposed location, with the exception of the patio roof
(approved by Variance granted at File No. 014 -11, recorded in Book 1278, Page 80). Applicant
has obtained approval from the Historic Districts Commission for the renovations proposed (see
Certificate of Appropriateness Number 56994).
4. Further, Applicant is requesting Special Permit Relief pursuant to Nantucket
Zoning Bylaw Section 139- 33.A.(9) (removal and reconstruction of any or all of the preexisting
structure(s) or any portion(s) thereof with ground cover in excess of the permitted ground cover)
to remove the existing 2 "d dwelling at the Premises and to replace it with a smaller 2 "d dwelling
with a full basement. The existing 2 "d dwelling has a ground cover of 561 square feet, and the
proposed 2 "d dwelling, has a ground cover of 384 square feet, a reduction in ground cover of 177
square feet. Applicant has obtained approval from the Historic Districts Commission for said
11
move off (see Certificate of Appropriateness Number 56995) and for the new 2 dwelling (see
Certificate of Appropriateness Number 57079). The new 2 "d dwelling as proposed by Applicant
will be conforming as to front, side, and rear setbacks, complying as to separation between main
dwelling and 2nd dwelling, and will only be nonconforming as to groundcover. By removing the
existing 2„ d dwelling and replacing it with the proposed 2nd dwelling, the ground cover ratio at
Locus will be reduced from 40.84% to 36.26 %, still in excess of the 30% groundcover allowed
for preexisting nonconforming lots in the zoning district.
5. The proposed renovations are shown on plan entitled "Proposed Site Plan of Land
in Nantucket, Mass. dated August 10, 2011, Revised October 6, 2011 ", prepared by Island
Surveyors, LLC, and attached hereto as Exhibit A.
6. 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 matter of planning concern was presented. The Board of
Appeals received several letters from abutters. Some of these letters were in support and others
in opposition to Applicant's proposal; several abutters appeared at the public hearing to voice
their concerns about the project.
7. Attorney Jessie M. Glidden represented the Applicants. Attorney Glidden stated
that the Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139- 33.A.(4) (alteration of preexisting nonconforming structures) in order to renovate
the existing main dwelling by lifting the building to construct a basement thereunder and to add a
bulkhead entrance to the basement. As a result of placing a basement underneath the building,
the ridge- height of the main dwelling will be increased by nine (9) inches. Applicant is also
requesting to move the dwelling on -site by shifting the building to the southwest (away from the
shared property line with 6 Center Street). Applicant initially requested that the main dwelling
be moved sixteen and one -half (16.5) feet away from the shared lot line with 6 Center Street.
Attorney Glidden advised the Board, that after hearing comments from the Board, from the
Historic Districts Commission, and the neighbors, the Applicant has revised the proposal to
move the building two and one -half (2.5) feet away from said property line. By placing the main
dwelling two and one -half (2.5) feet away from said property line, the dwelling will continue to
violate the side set back as a minimum set back of five (5) feet is required in this district. The
main dwelling will comply with the front and rear setbacks, in its proposed location, with the
exception of the patio roof (approved by Variance granted at File No. 014 -11, recorded in Book
1278, Page 80). Applicant has obtained approval from the Historic Districts Commission for the
renovations proposed (see Certificate of Appropriateness Number 56994)
8. Attorney Glidden went on to describe the proposed changes to the existing 2nd
dwelling on Locus; Applicant is requesting Special Permit Relief pursuant to Nantucket Zoning
By -Law Section 139- 33.A.(9) (removal and reconstruction of any or all of the preexisting
structure(s) or any portion(s) thereof with ground cover in excess of the permitted ground cover)
to remove the existing 2nd dwelling at the Premises (moving it to another location on- island) and
to replace it with a smaller 2nd dwelling with a full basement. The existing 2nd dwelling has a
ground cover of 561 square feet, and the proposed 2nd dwelling, has a ground cover of 384
square feet, a reduction in ground cover of 177 square feet. Applicant has obtained approval
oil
from the Historic Districts Commission for said move off (see Certificate of Appropriateness
Number 56995) and for the new 2 "d dwelling (see Certificate of Appropriateness Number
57079). The new 2nd dwelling as proposed by Applicant will be conforming as to front, side, and
rear setbacks, complying as to separation between main dwelling and 2nd dwelling, and will only
be nonconforming as to groundcover. By removing the existing 2nd dwelling and replacing it
with the proposed 2nd dwelling, the ground cover ratio at Locus will be reduced from 40.84% to
36.26 %.
9. The subject property is nonconforming as to lot size, having approximately
3,866+ square feet in a zoning district that requires a minimum lot size of 5,000 square feet;
nonconforming as to side and rear setbacks (i) as the main dwelling is sited as close as 0.1 feet
from the side yard lot line and 3.9 feet from the rear lot line (with the front patio porch being
sited as close as 0.2 feet from the rear line (said siting approved by Variance dated March 30,
2011, recorded with the Nantucket Registry of Deeds in Book 1278, Page 80), and (ii) the
existing 2nd dwelling being sited as close as 4.5 feet from the rear lot line; and, nonconforming as
to ground cover ratio having a ground cover ratio of 40.84% in a zoning district with a maximum
ground cover ratio of 50% (30% for undersized lots).
10. In the alternative, Attorney Glidden informed the Board that 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) for the work proposed.
11. There was public comment from abutters at both the hearing in September and
again at the October hearing. These comments expressed general dissatisfaction with the
proposed renovations as well as concerns including construction noise, protection of the
surrounding roads (Center Street, Main Street, and Shell Street), storage of construction
materials and tools during the project, parking of construction vehicles, and maintaining the
historic street -scape of Sconset. The Board expressed concern regarding the construction
methodology, especially with regard to the work to construct the foundations (basements and /or
crawlspaces) underneath the buildings, due to their proximity to the surrounding roads and the
abutters' properties.
12. Therefore, after discussion with Counsel for the Applicant, the Board finds that
such a Special Permit may be granted to approve (i) the alteration of the preexisting
nonconforming structure in order to move the main dwelling on -site so that it is sited 2.5 feet
from the shared property line with 6 Center Street, to place a foundation underneath the main
dwelling, raising the ridge height of the main dwelling no more than nine (9) inches; and (ii) the
removal and replacement of a preexisting structure with ground cover in excess of the permitted
ground cover in order to remove the existing 2nd dwelling and to replace it with a new 2nd
dwelling inasmuch as the proposed alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities on the Locus.
13. Accordingly, by a unanimous vote of the board, the Board of Appeals made the
finding that the proposed alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities and allowed the proposed alterations, removal
and construction to be done in substantial conformity with the plan entitled "Proposed Site Plan
3
of Land in Nantucket, Mass" prepared by Island Surveyors, LLC, dated August 10, 2011,
Revised October 6, 2011, attached hereto as "Exhibit A" with the following conditions:
a. The renovation shall be done substantially in conformance with Historic Districts
Commission Certificates of Appropriateness Nos. 56994, 56995, and 57079, as outlined above;
b. No exterior construction to be performed between May 15th and October 1St and
there shall be no work performed on Sundays during any year. It is the intention of the Board
that this restriction on exterior construction be interpreted to mean that exterior "work- stations"
and exterior use of power tools shall also be prohibited.
C. Applicant shall have the siting of the foundations surveyed once completed, prior
to placing the main dwelling on the foundation, or constructing the new 2nd dwelling, in order to
confirm the siting of the buildings and to alleviate the need for coming back to the Board to
request further relief to address errors in siting of the buildings.
d. Applicant shall work with a licensed structural engineer to be sure that Applicant
is taking the necessary precautions regarding safeguarding the roads surrounding Locus in the
course of construction; said engineer's report to be filed with the Building Department prior to
the issuance of a Building Permit for such work;
e. Applicant shall perform the work in accordance with the construction
methodology attached hereto as Exhibit B;
f. Applicant shall construct the foundation beneath the main dwelling on Locus in a
terraced fashion, such that the foundation within five (5) feet of the property line shall be a
crawl -space depth, and the balance of the foundation may be the standard and customary depth
for a full basement;
g. Applicant shall not use vibrated driven steel in the project, but shall use drilled,
pile driven steel in order to protect the surrounding roads as well as the property of the
surrounding neighbors;
h. The restriction imposed upon Locus by Special Permit 019 -90, providing, in
relevant part, "(a) the Locus never be subdivided, and (b) the secondary dwelling remain in the
same ownership as the principal dwelling and never be leased separately from the principal
dwelling ", remain in effect; and
i. In the event Applicant places the main dwelling not less than 2.3 feet nor more
than 2.7 feet from the shared property line with 6 Center Street, no further relief from this Board
shall be required.
SIGNATURE PAGE TO FOLLOW
IN
Dated: ' wti lu .2011
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss
On the [ 0 day of �UN✓� , 2011, before me, the undersigned notary public,
personally appeared Vui", N414 , one of the above -named
members of the Zoning Board of Nantucket, Massachusetts, personally known to me to be the
person whose name is signed on the preceding document, and acknowledged that Wsigned the
foregoing instrument voluntarily for the purposes therein expressed.
Notary Public; . C4
My Commission Expires: I/ /I IZ4 1y
5
/txk -, J A,.
CURRENT ZONING CLASSIFICATION:
Residential Old Historic (SR —OH)
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 50 FT.
FRONT YARD SETBACK: none
REAR /SIDE SETBACK: 5 FT.
GROUND COVER % : 50%
LOT AREA
1,744± S.F.
EXISTING
2 STY W/F BUILDING
ELEVATED AND NOT MOVED
883± S.F.
(FOUNDATION)
RIDGE ELEVATION = 51.4±
RAISED 10" - EL.= 52.2±
h
o%
LOT AREA r�
3,866± S.F. 1
O�
y
os
ExlsnNC A / #4
1 STY W/F BUILDING / v
TO BE MOVED /
1,018± S.F. /
(FOUNDATION)
RIDGE ELEVATION = 47.9±
RAISED 9" _ EL. 48.6±
i
30.7 x
PROPOSED
1 112 STY W/F
BUILDING
( S.
FOUNOUN DATION F.) #2
Sow
LEGEND
31.7 x DENOTES EXISTING SPOT ELEVATION
1 CERTIFY, AS OF : . . . . . . . . . , THAT
THE BUILDING(S) IS /ARE--LOCATED 0 THE
GjOffNQ AS SHOWN HERR�:
.Yr
�V
32.8 x
02 ,�
33.4 x
F32.
PORCH �✓
REC. 7-80
BENCHMARK:
CONCRETE BOUND
EL.= 32.00 (G.I.S.)
PROPOSED
SITE PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: l-- 25' DATE. AUGUST 10, 2011
REVISED: OCTOBER 6, 2011
Owner: DOUGLAS, J. & CECILIA.L. HEPWORTH, ,
Deed: r 1208 -16 , . . Plan: BOOK. 22. PAGE .110
Locus:... Z. 4, . & 6 CENTER STREET SIASCONSET
PROFESSIONALI�AN'b ,SU) VEYOR % ISLAND SURVEYORS, LLC
\ Professional Land Surveyors
_ 90 OLD SOUTH ROAD
ASSESSOR MAP: 73.3.1. ,PARCEL: 31 NANTUCKET, MASS. 02554
ASSESSOR MAP: 73.2.4 . . . , PARCEL: 2 ... (508) 228 -2720
Tl-
Verde Nantucket Green Build Oct. 10, 2011
Construction Plan Center St. Siasconset
1. Remove landscape features including fencing and hedge
-Hedge material has been deemed non - transplant grade so it will be disposed
-Fence and brick will be stored at landscape shop, off site
2. Prepare #2 for removal /move off
3. Move #2 to new location
4. Lift and move #4 to southern property line
- Creating room to work #6 excavation /foundation from within property
S. Lift #6 in place
-Will remain in exact location as per survey
6. Excavate #6 accessed from south where former #4 occupied
- Topsoil and spoils to be trucked off site
--7.- Construct- new- shallowfoundation- for - #6
-Per drawing a3
- Shallow foundation will require no steel sheet retention, may need 4x4 and
plywood retention
8. Place #6 onto new foundation and secure
-New foundation will increase height 10" to bring structure to grade
9. Excavate for new 8' foundation for #4
- Topsoil and spoils to be trucked off site
- Proper methods will be used to ensure no damage to roadway
- Drilled pile and steel plate to protect the roadway where needed
10. Construct new foundation
-Per drawing a1
11. Place #4 onto new foundation
-New foundation will increase ridge height 8" to bring structure to grade
12. Excavate for 10' foundation at new building location #2
- Topsoil and spoils to be trucked off site
- Proper methods will be used to ensure no damage to roadway
- Drilled and steel plate to protect roadway where needed
13. Construct new foundation
-Per drawing a2
14. Assemble post and beam structure
15. Complete exterior work on all buildings
16. Re- install fencing
17. Hard cape
- Picket fence to be re- installed
18. Landscape
- Privet hedge to be re- installed
Off site parking has been secured at 12 Shell St.
-Noted on attached GIS map
Off site storage has been secured with landscape contractor and at project located at
19 Cannon bury Lane.
-Noted on attached GIS map
It is the opinion of the sub - contract electrician and plumber that all existing feeds ie
sewer, electric, and water are of adequate supply and should need no road work to
upgrade.
Contractor will apply International Building Code Chapter 33 Safeguards During
Construction.
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 057 -11, 058 -11
Owner /Applicant:
Douslas J. Hepworth and Cecilia L. Hepworth; Jessie M. Glidden, Trustee of Sconset House
Realty Trust
Enclosed is the Technical Amendment of the BOARD OF APPEALS which
as this day been filed with the office of the Nantucket Town
Clerk.
Edward Toole, Chairman
cc: Town Clerk
Planning Board
Building Commissioner /Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY -LAW SECTION 139 -30 (SPECIAL PERMITS); SECTION 139 -32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508 - 228 -7215.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
Assessor's Map 73.2.4, Parcel 2
2 Centre Street, `Sconset
Sconset Old Historic
Assessor's Map 73.1.3, Parcel 31
6 Centre Street, `Sconset
Sconset Old Historic
Date: April 13, 2012
To: Catherine Stover, Town Clerk
Plan Book 22, Page 110
Book 1208, Page 16
No Record Plan
Book 1292, Page 195
From: John B. Brescher, ZBA Administrator
Re: ZBA Decisions 057 -11; 058 -11 — Douglas J. Hepworth and Cecilia L. Hepworth; Jessie M.
Glidden, Trustee of Sconset House Realty Trust
Dear Catherine,
At the April 12`" 2012 monthly meeting of the Zoning Board of Appeals, by a vote of 4 -0, the Board
found that the Applicant's request to modify the construction methodology as described in "Exhibit B"
of Zoning Board of Appeals Decision Nos. 057 -11 and 058 -11 is a technical amendment that does not
require public hearing or new public notice because said amendment doest not constitute a substantive
change to said decisions. The Board found that the order in which the proposed work is completed is
not a substantive aspect of said decisions.
This is a technical correction that will not restart the appeal period.
Sincerely,
�z Bre
John B. rescher
Zoning Board of Appeals Administrator
Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile