The URL can be used to link to this page

Home My WebLink About15-16 13 Massachusetts AveFee: $450.00 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Owner's name(s): Madaket Wheelhouse LLC Mailing address: c/o Cohen & Cohen Law PC APR, 2 0 6 �P sown CierK Town & County BuildinG, 16 Broad St Nantucket, MA 02554 File No._ Phone Number: 508- 228 -0337 E -Mail: Steveng_CohenLegal.net Applicant's name(s): Mailing Address: Post Office Box 786, Nantucket, MA 02554 Phone Number: E -Mail: Locus Address: 13 Massachusetts Ave Assessor's Map /Parcel: 60 - 75 Deed: Book 1494 Page 39 Plan.: None COT: 25696 LC Plan: Lots 12 -15, Block 29 on LCPlan 2408 -Y Zoning District: VR Uses on Lot- Commercial: Residential house and cottage /garage Residential: Number of dwellings 2 Duplex 0 Apartments 0 Date of Structure(s): all pre -date 7/72 Yes or Building Permit Numbers: Previous Zoning Board Application Numbers: 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228 -7215 telephone 508 - 228 -7298 facsimile Special permits or variance relief applying for: The locus is a lot of about 30,277 + / -SF in the Village Residential (VR) zoning district, which requires 20,000 SF of lot area. The locus contains a pre- existing, nonconforming single family dwelling and garage /cottage. The dwelling has about 1708 + / -SF of ground cover and the ancillary garage has about 540 + /- SF of ground cover, for a total ground cover ratio of about 7.4% where 10% is allowed. The dwelling is sited as close as 4.4 feet from the western/side lot line at its closest point where the minimum side yard setback is 10 feet. The garage /cottage is located as close as 2.9 feet from the eastern/side lot line and as close as 5.7 feet southerly /front lot line, at its closest points, where 10 feet and 20 feet are required respectively. These nonconformities pre -exist the 1972 adoption of the Nantucket Zoning By -law. The locus and structures thereon are conforming in all other respects. Applicant proposes to alter and expand the dwelling to add two small additions at the interior side of the lot, totaling about 252 + / -SF of ground cover and an outdoor shower (ODS) to the east with a surround as close as 0.5 feet from the eastern lot line, as per the attached plans. Applicant also proposes to alter the garage /cottage add about 32 +/- SF of ground cover; to relocate it to outside of eastern setback, and further outside the front yard setback, as close as 6.0 feet from the southerly lot line its closest point; and to convert the structure to a 1.5 story structure, as per the attached plans. The proposed ground cover ratio is 8.4 %. The proposed alterations and expansion of the structures would have no ground cover in the zoning setback that is closer to the lot lines than exists now. The two interior additions to the existing house are outside of the setbacks. The surround for the ODS contains no ground cover but it is a new structure in the setback and is a greater encroachment then now exists. However, adding the shower this way is required to satisfy Wetland Protection rules now applicable to this property due to the installation of a tight -tank. In practical terms, the ODS is no more impactful than the fence that runs along a large portion of the eastern boundary within the setback. The garage is proposed to get slightly larger and taller, but the side yard setback encroachment would be cured and the front yard encroachment will be reduced. The only expansion in the setback is a roof overhang, but it is not closer to the lot line than exists now. The siting of the garage /cottage is based on siting guidelines for older structures and the requirement for 10 feet of building separation (i.e., the garage cottage cannot move completely out of the setback). Accordingly, Applicant requests relief by Special Permit under Section 139 -33.A for the alteration of a pre- existing nonconforming structure where the change is not more nonconforming and not substantially more detrimental to the neighborhood than the existing nonconformities, and also requests relief by Variance under Section 139- 32, to the extent necessary, owing to the soil conditions, topography and that literal enforcement of the bylaw would involve a substantial hardship on the Applicant and relief may be granted without substantial detriment to the public good or nullifying or substantially derogating the intent or purpose of the Bylaw. 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: Madaket Wheelhouse LLC, a Massachusetts limited liability company Owners, By: 0/)— A SIGNA' Steven L. Cohen, their OFFICE USE ONLY Application received on:_ /_ /_ By: Complete: Need Copies: Filed with Town Clerk:–/–/– Planning Board:_ /_ /_ Building Dept.:–/–/– By:_ Fee deposited with Town Treasurer:–LL 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 Town and County of Nantucket, MA April 11, 2U16 6010 5 6083 9 608 11 6075 13 60.3.1 317 60.3.1 315 15 - ...... 60 3.1 ._...v .. 2JR 17 f 603 60 3 1 313 19 6031312 €, 3 ss` '• ' 603:P311 t i 603184 ' • 60.3.183 f � . ° we :. 27 25 13 .. 4 Massad}.i.c - 6oz •... P � husel l Ave n, ! .a I.0 Ave .. • - ,,fn5 qe+ - 602.41 iwa7 .... 8 60.3.1336 • .. .. +ve - 6033 332 10 , . _ `n 60.3.1328 12 } 60.3.1326 1a., ` _._- 16 60.2.49 .. n *1.344, 1 3 ,6031116 603 6091114 2: ,v 6031321 �. ; 603.11348- "_ 7 ' 60 3 1 351 .; ` ti0 3.1363 - 1 -• Rhtlde 1sirnd Ave ..: `_ . I�lanil Ave -i _ 1 y0.h.,tli. I..t3. 17 �i>W 60 1 385 60.3.1381 60.3.1383 3 6 1ihOde Is!a•1d A:'e . _ . 60.3.1379. 8 6 60.31387 Go gl6 _ - 60.3.1371 10 1Gmu Temao .r Property Information w _ Property 60 75 I Di Location 13 MASSACHUSETTS AV Owner HANO GAIL S TRST MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT Town and County of Nantucket, MA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map. Parcels updated December, 2014 Properties updated January, 2015 CURRE!R 2UNINO CIASSIFICATIDN: PARCEL 3 Villoce PnNJnnliol (V- R) F3 MINIMUM LL +1' SIZE: 20,000 S.F. MINIMUM FRONTAGF-' 1 W FT. ,W,).? 7 )) ST.' SEC' PUN ,.NT YMD SE RMCK: 20 TV REM /SIDE SETBACK: 10 FT. GROUND CDVER R IDF SEi PUN SFE Hµ ).1Y CB FWD KIT ��R�oR 60.3.1 -326 N/F JENNIFER DAWN MAHYEW A< BRIAN CLEARY OIYNER'S (NFORMATFOAf MMAKE'I WHEELHOU6F LLC CER1. OF RTLE 125696 LC.C. 2400 -Y LOTS 12 -15, BLOCK 19 DEED BL /PO.: 1494/79 UNITFUSTFRED PARCEL- NO PLAN ASSESSOR'S MAP 60, PARCEL 75 113 MASSACHUSETTS AVENUE I \JFFF 26 JOB 96 V: \DAAWWIFS \8M42 \28 -1.q 4/11/1016 11:17:29 AM EDT EDGE �— AVE• DIRT ROAD— \ G0.3.1 -335 60.3.1 -332 N/F N HANSON REALTY REVOCABLE INUENTURC OF TRUST TRUST OF GAIL S. NANO JEFFREY L. BLACKWELL No.35SGG SHEET 1 OF 2 PARCEL 3 lEFEL✓P UNREGISTERED BROAD CREEK AREA DENOTES O011CUM OOINID FOUND GDS \ DEED 6K. 1494 PG. 39 IHF 14 0 DENOTES NEILANO FLAG FOUND, \. N DENOTES E105T. 1l - OF BRUSH BEACH PATH W1 F -5 .. WLF' -5 WLF -4 VA.F -3 C, a WE -1 o—.._ 60 80 60.3.1 -317 LAWN -. HANSON REALTY - TRUST N/F ALAN SNIFF, TRUSTEE .. --- -DECK " -- tOQC' CAROL SNIFF, TRU51'EE ; -... -I --' -" I I I FENCE 5.3'1 1 S'TY W/F STRUCTURE °. 1,7042 S.F. A DECK OI I 3' PLANI< zl FENCE a \� ✓�� - 2.92 of �I 1 stt, SHELL STRUCTURC 540t S.F. DRIVEWAY 3.2't T 100.0' 60.3.1 -326 N/F JENNIFER DAWN MAHYEW A< BRIAN CLEARY OIYNER'S (NFORMATFOAf MMAKE'I WHEELHOU6F LLC CER1. OF RTLE 125696 LC.C. 2400 -Y LOTS 12 -15, BLOCK 19 DEED BL /PO.: 1494/79 UNITFUSTFRED PARCEL- NO PLAN ASSESSOR'S MAP 60, PARCEL 75 113 MASSACHUSETTS AVENUE I \JFFF 26 JOB 96 V: \DAAWWIFS \8M42 \28 -1.q 4/11/1016 11:17:29 AM EDT EDGE �— AVE• DIRT ROAD— \ G0.3.1 -335 60.3.1 -332 N/F N HANSON REALTY REVOCABLE INUENTURC OF TRUST TRUST OF GAIL S. NANO JEFFREY L. BLACKWELL No.35SGG SHEET 1 OF 2 Existing Conditions Site Plan of Land in Nantucket, MA Prepared for MADAKET WHEELHOUSE, LLC 5'ce1c: 1- 15' APRIL 11, 2/110 BLACENELL k ASSOCIATES, 1110. PraJusraenl Lend Swv T- 20 TEASDALE CIRCLE NANTUCKET. MASS. 02554 (508) 218 -9026 GRAPHIC SCALE � � 1 B8042 N lEFEL✓P CD � FND DENOTES O011CUM OOINID FOUND GDS 00I.M.5 4Im— 910V.TR IHF 14 0 DENOTES NEILANO FLAG FOUND, OFNOIES RESDURGE MEA INIUNDMT DENOTES E105T. 1l - OF BRUSH Existing Conditions Site Plan of Land in Nantucket, MA Prepared for MADAKET WHEELHOUSE, LLC 5'ce1c: 1- 15' APRIL 11, 2/110 BLACENELL k ASSOCIATES, 1110. PraJusraenl Lend Swv T- 20 TEASDALE CIRCLE NANTUCKET. MASS. 02554 (508) 218 -9026 GRAPHIC SCALE � � 1 B8042 CURRENT 20NINC CVu51F10A'IIUN: llll004 Pc.itlenliel (V -R) B MINI— LET SIZE: 20,ODD S.F. 5U. ST., MINIMUM RDNTALE: 100 R. SEE PVN RJUNT YARD SETBACK: 20 FT. 5S FUV REAR /SIDE SETMLK: 1R R. SEE FLMJ LROUNU CUVER X LUX 613 KET x�R�pR -�kAp LH FNO 1�1 3' PLANK -'ar FENCE PORCH 11,01± RENOVATED AND o' Ilo a RELOCATED STRUCTURE ,II 572± S.F. '� 17 711 PROPOSED SHELL URIVE " - -- — 1 AVE. MASSACHUSETTS DURT ROAD 60.3.1 -328 N/F JENNIFER DAWN MAI'IYEW h BRIAN O'LEARY REG'GR'S INPORMAT'ION MADAKET W41EELHOUSE, LLC CERT OF TITLE 125696 L.C.C. 2400 -Y LOTS 12 -15. BLOCK 29 DEED B4./Pg.: 1494/39 UNREGISTLRED PARCEL- NO PLAN ASSESSOR'S MAP 60. PARCEL 75 011 MASSACHUSETTS AVENUE T: \JEFF 2ti LOH % V \UHAWFI.E5 \83042 \20A.dwg 4 /I1 /ZCI6 11:11:21 P.M GET 60.3.1 -336 60.3.1 -332 N/F "A HANSON REALLY REVOCABLE INDENTURE OF TRUST TRUST OF GAIT- S. HAND /0JEFFREY L. cam` S ELACKWELL m �\v -0No.38Se8 y P \`lgy6FFSS10r'�P super = SHEET 0 OF 2 LEGEXQ FIN D DENOTES CCIJCNET BOND FOUND Nw DOS OEN01. OLTDOOR SHUWER "t W DENOTES WF-U40 FLAG FOUND —OTES PE54 . AREA —ARY DEN0IES EXIST. EDGE OF U. Proposed Conditions Site Plan of Land in Nantucket, MA Prepared for MADAKET WHEELHOUSE', LLC Scale; 1 15' APRIL 11, 2016 BLACKWELL k ASSOCIATES, 1- P,pf.Aenal Land S—ry 20 TEASDALE CIRCLE NANTUCATT YAS.6. 02664 (608) 228-9026 GRAPUIC SCALE �� B8042 PARCEI. 3 ` "'REGISTERED BROAD CREEK AREA _ DEED \ \\ DEED BK. 1494 PC. 39 \ N 1+ BEACH PATH �U'. V/ F -4 VILE -} � WLf -2 w- F -i �..� 60 -60 60.3.1 -317 LAM } HANSON REALTY TRUST IJ�F .. ALAN SFT TRUSTEE CAR01_ SNIHIFF, TRUSTEE FENCE 5.3'3- RENOVATED STRUCTURE 1960} S.F. LH FNO 1�1 3' PLANK -'ar FENCE PORCH 11,01± RENOVATED AND o' Ilo a RELOCATED STRUCTURE ,II 572± S.F. '� 17 711 PROPOSED SHELL URIVE " - -- — 1 AVE. MASSACHUSETTS DURT ROAD 60.3.1 -328 N/F JENNIFER DAWN MAI'IYEW h BRIAN O'LEARY REG'GR'S INPORMAT'ION MADAKET W41EELHOUSE, LLC CERT OF TITLE 125696 L.C.C. 2400 -Y LOTS 12 -15. BLOCK 29 DEED B4./Pg.: 1494/39 UNREGISTLRED PARCEL- NO PLAN ASSESSOR'S MAP 60. PARCEL 75 011 MASSACHUSETTS AVENUE T: \JEFF 2ti LOH % V \UHAWFI.E5 \83042 \20A.dwg 4 /I1 /ZCI6 11:11:21 P.M GET 60.3.1 -336 60.3.1 -332 N/F "A HANSON REALLY REVOCABLE INDENTURE OF TRUST TRUST OF GAIT- S. HAND /0JEFFREY L. cam` S ELACKWELL m �\v -0No.38Se8 y P \`lgy6FFSS10r'�P super = SHEET 0 OF 2 LEGEXQ FIN D DENOTES CCIJCNET BOND FOUND Nw DOS OEN01. OLTDOOR SHUWER "t W DENOTES WF-U40 FLAG FOUND —OTES PE54 . AREA —ARY DEN0IES EXIST. EDGE OF U. Proposed Conditions Site Plan of Land in Nantucket, MA Prepared for MADAKET WHEELHOUSE', LLC Scale; 1 15' APRIL 11, 2016 BLACKWELL k ASSOCIATES, 1- P,pf.Aenal Land S—ry 20 TEASDALE CIRCLE NANTUCATT YAS.6. 02664 (608) 228-9026 GRAPUIC SCALE �� B8042 MADAKET HARBOR PARCEL 3 UNREGISTERED BROAD CREEK AREA DEED BK. 1494 PG. 39 N N Crl I+ LOCUS LIES ENTIRELY WITHIN LAND SUBJECT TO COASTAL STORM FLOWAGE. BASE FLOOD ELEVATION FOR ZONE AE IS 10.4 '34 HTL. RESOURCE AREA BOUNDARY PER SE48 -2825 [ISSUED BY THE NANTUCKET CONSERVATION COMMISSION. WELL & SEPTIC SYSTEM LOCATIONS SHOWN PER FIELD SURVEY AND RECORD FILES AT THE NANTUCKET HEALTH DEPT. LEG 0 P Ci Ci CB DENOTES CONCRETE BOUND FOUND FND ODS DENOTES OUTDOOR SHOWER W4F,y4 0 DENOTES WETLAND FLAG FOUND ' DENOTES RESOURCE AREA BOUNDARY 5 - — - DENOTES EXIST. GRADE CONTOUR DEN07ES EXIST. EDGE OF BRUSH C. 0. DEN07ES ENS77NG CLEANOUT NOTES THIS PLOT PLAN WAS PREPARED FOR THE TZWN OF NANTUCKET HEALTH DEPARTMENT ONLY AND SHOULD NOT BE CONSIDERED A PROPERTY UNE SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES, FENCES, HEDGES OR ANY ANCILLARY STRUCTURES ON THE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. BEACH PATH WLF -6 WLF -5 WLF -4 WLF -2 WLF -1 - 5isr. TIGHT TANK AS -BUILT X - LAW wIST ® SCHEDULE OF ELEVATIONS EXIST. 00.0' 01/21/16 WELL ® - --------- DECK —5-_ E9 INSTALLED BY: P +M REIS TRUCKING, INC. ONE A -_ - -- --- - ZZONE x INV. AT CLEANOUT 1 6.84 3' PLANK /� INV. AT CLEANOUT 2 5.94 FENCE FENCE- - INV. AT CLEANOUT 3 5.86 IWS /F INV. INTO TIGHT TANK 5.33 i ' STRUCNRE EXISTING 4,000 GAL. TIGHT TANK MASS CB FND T: \JEFF 26 JOB 96 V: \DRAWFILES \8804 C.O. 0 :CTRICAL/ C.O. ALARM /\ ao 1 STY W/F RUCTURE )' 100.0' CITE BENCHMARK: 12' SPK EL :814 .- ',lo 0 _ .REF...•34 -HTL io AV E DGE J5TTS DIRT ROAD .. - MR ss PARNING 6 8:11.07 SAM EST u REFERENCE MASS DEP SE48 -2825 ORDER OF CONDITIONS ISSUED ON SEPTEMBER 30, 2015 RECORD PLAN OF A SUBSURFACE SEWAGE TREATMENT & DISPOSAL SYSTEM WITH A TIGHT TANK in Nantucket, MA Prepared for AMDAKET XHEELHOUSE, LLC Cart. 25,696 L.C.C. 2406Y,• BLOCK 29, LOTS 12 -15 Deed Bk./Pg.: 1494139 NO PLAN ASSESSOR'S MAP 60, PARCEL 75 113 MASSACRUSEMS AVE. Scale: 1'= 20' February 4, 2016 BLACKWELL & ASSOCIATES, Inc. Professional Land Surveyors 20 TEASDALE CIRCLE NANTUCKET, MASS. 02554 (508) 228 -9026 GRAPHIC SCALE EEL- ( IN rear ) 1 men - 20 rL B8042 V, HDC Submission TF 04,72.76 i3 10 A I pm;� wk t - C i 77" C CD W') C.) =r c=n Q) CD N CO C.n 0, CD CD ti Erg P_f :2 r'3 PIP a, 2 cD ff > < cD n I ' i3 10 A I pm;� wk t - C i 77" C CD W') C.) =r c=n Q) CD N CO C.n 0, CD CD ti Erg P_f :2 r'3 PIP a, 2 cD ff > < cD HDC Submission 04.12,16 ajig 1 1 i 1t fill > NIT CD 04.12,16 ajig 1 1 fill > NIT CD '10j EF IJ ajig 1 1 fill > NIT CD Town of Nantucket Zoning Board of Appeals RECEIVED BOARD OF ASSESSORS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF; APR 0 6 2016 TOWN OF NANTUCKET MA PROPERTY OWNER ,..... p ..:............................. ............................... MAILING ADDRESS.,.,, �,..'.�;.,,, �!C.... $0(.....N. n t4 OZ5 �y PROPERTY LOCATION.... 3 ... q S S Gh S 2 ,¢vet AX, n ,ck, -�, ASSESSOR MAP/PARCEL .... �00�............................................ ......... SUBMITTED BY, -Cgken ..La`,)... P(-,........ "... 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 3 00 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)• ' ao /10 DAT � ASSESSOR'S OFFIC TOWN OF NANTUCKET U' z Q) H a jF] N x u w � F F wz a F > a > a a a a >a > a >> a a > > > a a a a Q E F N F F F F F F F F F ❑ ❑> O P❑ >> y o w y� w w a N W w y W w y w w za ,yam ❑jj a s y❑ � a�� z� a a„ x ❑ y ° D � ❑ � � ❑ � � a .n H a H N ai ai rt Z W nU P 2 P❑ > 5 x S S S T S Y 2„ H .] H H H Q N N x u S x x F a u u u U U u U u U H a ❑ U y U U U a y N y y y y y y H w W w W w W J rN� rye rN� qN O 4] N O 20 S o 5 a O O xO ❑ ° ❑ H ry Td S o t a£ w w£ x F w a H F as N a a fi a oa Z N r ord� r °r�� ❑ °££ L £ a £ F U Z U z£ U£ 2 Z££££ a Q p Y' w iL O y O w C w W z a W w C O a a M C a Y O Z a Y Y U o W a M 0 z O W m z 0 2 W m U a 0 0 0 U U U U W O O a O m 0 a O N N O O N N O a P E N P P W w❑ P P❑ a F a F r wr�� a F a F F a O P a o y W£ E 2 F 2Q H S T F F F F l0 A 2 m .a] .w] 2. z F Z E Z Z Z m Wm z Z z z O a W m Oa' Q a Q y wy ° w m 0 a a ❑a .Z] Q > w N G N O W H P N y❑ P a 2 a N F a z W a Z Q a a H N N z N z ❑ 0 O z > F > z Z O N a s N N ti N r O M ❑ P W m„ O w x M N a N x Z . °a off °a r a °a o ° °P °❑ O x O a a Q W x U X a Q a x a a x Oa a a Q a 0 0 0 0 F m m a o 2 a O Om m w a Om m 3 w U m Om 3. E r m m m m a m m P N,on o °o F K r N W N W G z U F a F a a a a a E a£ a a O a E b O F ❑ Q - H N a a F O F O a e a z� a❑ F P F F u W W W- >. a£ zQ F Q W E P N F 3 � H Z 2 a O O vai £ H N W K N w 5 0 N W £ W IF•1 d W C C W �U/1 F OF F U z U F H Z F a R a F W Z F W z Z z Z Q a KK F F Z z W Q 2 a 2 �.l h WX Q C h ... U a Q N 4 a 4 h 4 a U iL 4 ❑ t7 U tL a a' U Z Z a a Z 3 Ka M N U U U P R 7 N z >' S a a a N a W a N W N w N Z W W w P . O D F F a a Z Z W W Z S O a w 5 Z 2 N N F F F F Z z o z z a a a a y o> u o> � N�(( z R za z o a Nq u u z z z z a z o z s E N z ti z o G I txii O D£ z 5 K Q d£ >> T m z z z Z m v m a a E F a F W N F O£ O O F N W Z Z U W W y N a £ � ❑ O ££ F O O ❑ 0 = za U .ri U O O F N W N W G z U F a F a a a a a E a£ a a O a E b O F ❑ Q - H N a a F O F O a e a z� a❑ F P F F u W W W- >. a£ zQ F Q W E P N F 3 � H Z 2 a O O vai £ H N W K N w 5 0 N W £ W IF•1 d W C C W �U/1 F OF F U z U F H Z F a R a F W Z F W z Z z Z Q a KK F F Z z W Q 2 a 2 �.l h WX Q C h ... U a Q N 4 a 4 h 4 a U iL 4 ❑ t7 U tL a a' U Z Z a a Z 3 Ka M N U U U P R 7 N z >' S a a a N a W a N W N w N Z W W w P . O D F F a a Z Z W W Z S O a w 5 Z 2 N N F F F F Z z o z z a a a a y o> u o> � N�(( z R za z o a Nq u u z z z z a z o z s E N z ti z o G I txii O D£ z 5 K Q d£ >> T m z z z Z m v m a 60 6031 6031 NANTUCKET COUNTY OF DAVIS ANNE S & LAURA & EMILIE PERENNIAL PROPERTY LLC 16 BROAD ST 538 BRIDGEVIEW DR 100 POCONO RD NANTUCKET, MA 02554 LEMOYNE, PA 17043 MOUNTAIN LAKES, NJ 07046 60 OKONAK J THOMAS PO BOX 110 LATROBE, PA 15650 60 NANTUCKET ISLANDS LAND BANK 22 BROAD ST NANTUCKET, MA 02554 60 HANSON ANN M TRST HANSON REALTY TRUST 415 GLYNWYNNE ROAD HAVERFORD, PA 19041 60 MURPHY RUTH TAYLOR 112 PERKINS ST MELROSE, MA 02176 60 LEARY FAMILY REALTY CO LLC 140 HALIDON ROAD WESTBROOK, ME 04092 6024 MURPHY JEAN ETAL 112 PERKINS STREET MELROSE, MA 02176 6024 STANLEY ALFRED T & GUIDO KATHLEEN A 1409 HARDOUIN AVE AUSTIN, TX 78703 6024 MNP LLC C/O MEINKE LORI 15 DOGWOOD LANE WESTPORT, CT 06880 6031 ALGER SARAH F TRST 17 MASS AVE NOM TR 161 EAST 35TH ST 1 ST FLOOR NEW YORK, NY 10016 6031 SHIFF ALAN H W TRST ETAL C/O US COURT HOUSE 915 LAFAYETTE BLVD BRIDGEPORT, CT 06604 6031 OKONAK R THOMAS & JAMES R TRS PO BOX 110 LATROBE, PA 15650 6031 DAVIS ANNE S & LAURA & EMILIE 538 BRIDGEVIEW DR LEMOYNE, PA 17043 6031 MAYHEW JENNIFER DAWN ETAL 117 W 75TH ST APT H NEW YORK, NY 10023 6031 HANO GAIL 85 E INDIA ROW APT 12B BOSTON, MA 02110 6031 HANSON ANN M TR HANSON REALTY TRUST 415 GLYNWYNNE RD HAVERFORD, PA 19401 6031 KUNKEL CARLEEN G 9 BEACHCROFT LN TRUMBULL, CT 06611 6031 MAYHEW JENNIFER D ETAL 117 W 75TH ST APT 11 NEW YORK, NY 10023 6031 VIGNEAU BARBARA TRUSTEE 15 MEADOW LN NANTUCKET, MA 02554 6031 VIGNEAU BARBARA TRUSTEE 15 MEADOW LANE NANTUCKET, MA 02554 6031 MESSINGER FAMILY TRUST C/O MESSINGER SCOTT 4967 ALLAN RD BETHESDA, MD 20816 6031 MESSINGER SCOTT & RACHEL A TRS THE MESSINGER FAMILY TRUST 4967 ALLAN RD BETHESDA, MD 20816 6031 NANTUCKET TOWN OF 16 BROAD ST NANTUCKET, MA 02554 6031 NANTUCKET TOWN OF 16 BROAD ST NANTUCKET, MA 02554 6031 NANTUCKET TOWN OF 16 BROAD ST NANTUCKET, MA 02554 6031 6031 6031 OKONAK R THOMAS & JAMES R TRS AGUTAR KENNETH F TRS NANTUCKET COUNTY OF PO BOX 110 OLD SALT FAMILY TRUST 16 BROAD ST LATROBE, PA 15650 PO BOX 2062 NANTUCKET, MA 02554 NANTUCKET, MA 02584 6031 BLANEY BERNARD F 354 ATLANTIC AV MARBLEHEAD, MA 01945 f-�,.NTUCK =-. -- 'pNTUC6'F , , 2P15 SEP -8 PM 2: 01 '9pORAS�� TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: September 7, 2016 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 15 -16 Current Owner: MADAKET WHEELHOUSE, LLC 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. Eleanor W. Antonietti, Zoning Administrator 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 - 325 -7587. NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 60, Parcel 75 Certificate No. 25696 13 Massachusetts Avenue Book 1494, Page 39 Village Residential (VR) Lots 12 -15 Block 29, LVPL 2408Y DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals opened on May 11, 2016 at 11:00 A.M., June 9, 2016 at 1:00 P.M., and closed July 14, 20161 at 1:00 P.M. in the Conference Room, at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following Decision on the application of MADAKET WHEELHOUSE, LLC, c/o Cohen & Cohen Law, P.C., PO Box 786, Nantucket, MA 02554, File No. 15 -16. 2. Applicant is seeking relief by Special Permit pursuant to Zoning By -law Section 139 - 33.A in order to alter the pre- existing nonconforming dwelling and garage /cottage. Applicant proposes to build an addition to the southeast corner of the dwelling which will be no closer than the existing westerly side yard setback distance of 4.4 feet where minimum side yard setback is ten (10) feet. Other dimensionally compliant additions are also proposed to the dwelling. Applicant further proposes to expand and convert the garage /cottage into a secondary dwelling. The expansion will not bring the structure any closer to the lot lines than the current easterly side yard setback distance of 2.9 feet, or the current southerly front yard setback distance of 5.7 feet where minimum front yard setback is twenty (20) feet. The Locus is situated at 13 Massachusetts Avenue, is shown on Assessor's Map 60 as Parcel 75, and as Lots 12 -15, Block 29 upon Land Court Plan 2408 -Y and unregistered land lying north of said Lots. Evidence of owner's title is registered on Certificate of Title No. 25696 at the Nantucket County District of the Land Court and in Book 1494, Page 39 on file at the Registry of Deeds. The site is zoned Village Residential (VR). 3. Our decision is based upon the application and accompanying materials, representations, and testimony received at our public hearings. There was no Planning Board recommendation, on the basis that no matters of planning concern were presented. Applicant modified their plans and requested relief, and then re- noticed the application to address concerns of an abutter. No opposition, written or oral, to revised plans and request was presented at the hearing. 4. At the first hearing on May 11th hearing, the applicant's representative explained that the Applicant was seeking relief by Special Permit and Variance pursuant to Zoning By -law Sections 139 -33.A and 139 -32 in order to alter the pre- existing nonconforming dwelling and garage /cottage and to convert the latter into a secondary dwelling. As shown on Site Plan, entitled "Existing Conditions Site Plan of Land in Nantucket, MA. ", prepared by Blackwell & Associates, Inc., and dated April 11, 2016, and attached hereto as "Exhibit A ", the property is ' The application was re- noticed for the July 14, 2016 hearing to reflect changes in the proposed work and relief sought. improved with two structures which are pre - existing nonconforming as to both side yard and front yard setbacks. The Locus is conforming in all other respects. Applicant proposed to alter and expand both structures with small additions. The structures, as so altered, would not be any closer to the lot lines than they currently are, except for one of the proposed new outdoor shower enclosures — considered a "structure" in this instance — would make the existing westerly side yard setback nonconformity of the dwelling worse. The other proposed new outdoor shower sited on the east elevation of the dwelling, was shown to be sited compliantly. Applicant stated that the siting is restricted by wetland regulations. Applicant also proposed changes to the garage /cottage consisting of moving, expanding, and converting it into a secondary dwelling. The proposed relocation would eliminate the eastern side yard setback intrusion and reduce the front yard setback intrusion. The front yard setback cannot be cured due to the ten (10) foot scalar separation requirement for second dwellings. 5. After discussion with the Board, a requested continuance to the June meeting was granted to allow the applicant to revise original project by either removing the floor from the proposed outdoor shower — thereby removing it from needed relief — or relocating it, depending on Conservation Commission parameters. 6. At the June 9th hearing, the applicant's representative explained that the applicant had altered the proposed project such that Variance relief would no longer be required and the work being proposed could be done through Special Permit relief only. The Board determined that the application needed to be re- noticed given the somewhat substantive changes, albeit changes that could be construed as less intensive in scope. 7. At the final hearing on July 14th, subsequent to re- notification to Abutters, the Applicant's representative explained to the Board that the revised application required relief by Special Permit to allow the applicant to renovate and expand the main dwelling and garage /cottage. As shown on plan entitled, "Proposed Conditions Site Plan of Land in Nantucket, MA. ", prepared by Blackwell & Associates, Inc., and dated July 14, 2016, and attached hereto as "Exhibit B ", the proposed project consists of constructing additions to the main dwelling, including an attached garage, that will be no closer than the existing westerly side yard setback distance; and by constructing additions to the cottage — which will no longer serve as a garage — that will be no closer than the current easterly side yard setback distance and no closer than the current front yard setback distance. The renovation of the cottage will include lifting the cottage to alter the foundation and also increasing its height within the setback. The Applicant will be constructing other additions to the main dwelling that meet all requirements of the Zoning Bylaw. 8. Therefore, based upon the foregoing, the Board finds that the requested SPECIAL PERMIT relief to allow additions to the main dwelling that will be no closer than the existing westerly side yard setback distance, and to allow the temporarily lifting and expansion of the cottage that will be no closer than the existing easterly and front setback distances, to be in 3 harmony with the general purpose and intent of the Zoning By -law, and would not be substantially more detrimental to the neighborhood. 9. Accordingly, by a UNANIMOUS vote of the sitting Board, the Zoning Board of Appeals GRANTS the requested relief by SPECIAL PERMIT pursuant to Zoning By -law Section 139 - 33.A(1) in order to allow alteration and expansion of the pre- existing nonconforming structures upon the Locus. The relief is conditioned upon the following: a. The garage addition to the main dwelling may not be used for human habitation without further relief from this Board. b. The proposed alterations and expansion shall be done in substantial conformity with the plans approved in conjunction with Nantucket Historic District Commission Certificates of Appropriateness No.s 65553, 66126, and 66175, as the same may be amended from time to time. SIGNATURE PAGE T FOLLOW Assessor's Map 60, Parcel 75 13 Massachusetts Avenue Village Residential (VR) Dated: 9 to —1 2016 Nantucket, ss Certificate No. 25696 Book 1494, Page 39 Lots 12 -15 Block 29, LVPL 2408Y Lisa Botticelli COMMONWEALTH OF MASSACHUSETTS - 1 On the (o rh day of &4eM it 2016, before me, the undersigned notary public, personally appeared war -Toole- , one of the above -named members of the Zoning Board of Appeals of Nantucket, Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and acknowledged that he /she signed the foregoing instrument as their free act and deed and voluntarily for the purposes therein expressed. DORIS C. STRANG w ; Notary Public Massachusetts ffic al Signature and Seal of ary Public r' ;�' Commission i►pires Oct 9, 2020 My commission expires:'` "`'"°' CURREM IeWNO CLLS9f1G3101D Y 1991 IYNMOIbI (V -R) "Norm LOT SDEI 20 277 'X1116, 1RMBADL iOD S.F. R. $1n1µ •! ."I YARD BERYLNI 20 R, S B2N REAR SEIN.CHG 10 FI. m AIN 161 CMEA x : fU! T.a SAD AK5 T �3A.gBOR _ 60.3.1 -317 NF, SNIFF', TRUSTEE TRUSTEE CARAROO L SMFF, TRUSTEE 3' P FEI MASSA FND 1� 60.3.1 -328 NA VDBBFER DANK NAHYEW 4e eMAN O•LEARY 1fNNER'.S 7N6ORVATMK VADAMT M6ELNOVS[ LLC MR1. O THE 125698 To. .0-Y LDi9 IZ -I6, BLm. aI =1 DL/P9.: 149{/59 IMIIEt93ttRID PARCEL- ND PLM ASR.'.SM'S 4M 64 PARCEL )S /IS DASSAfMISETI6 AVENUE T: \-f 26 JOB 90 V. \DRANT9 R \RMA2 \ZBA.,Np 1/11/9816 11,17.29 AU EDT PARCEL 3 60.3.1-332 N/F N IF HANSON REALTY REVOCABLE INUENIURE OF TRUST TRUST OF CAL S. HAND UNREGISTERED BROAD CREEK AREA Site Plan of Land DEED BK. 1494 PO, 39 s90 in Nantucket, MA yc Prepared for 02 JEFFREY L. MADAIMT .j fj..•,TA.KI, W O NO. 35305 y t3 Scala 1 - 16' APRIL 11, E010 ,l. H SUAU SHEET 1 OF 2 20 TUSOAfAt QL6 GR NANIUCX -PASS. 02664 (6087 228 -9028 ORAPHIC RCAU v� M1 B8042 I•A'H "Vii BEACH PATH \r. V. -6 \ vu-5 µ1F -4 .. �. 60-80 ... LAM N/� REALTY - ]RUST __:•' 0111 - " " " -OEIX 0001 _ 100.0' � I CE' ' 1 STY w/F Esp-L II ]oDi�S.IF II DECK 2.9•S -.-. -. SHELL SMIJOURE 540! S.F. ORBENAY 3.2't I it 11� N rc+'iHTTC DIEDGE T ROA 1 a U N X11 C9 , FWD DENOTES CONREIC DRFO RXIM DDS D = niID90R Poo NLry4 O DDIM 9EILAND RAF POUND . • • • \ mom RESOIKL ANEA RDIFUNIY DENDtES ML B E 6 9X91 60.3.1 -336 60.3.1-332 N/F N IF HANSON REALTY REVOCABLE INUENIURE OF TRUST TRUST OF CAL S. HAND �I Existing Conditions Site Plan of Land y� OF s90 in Nantucket, MA yc Prepared for 02 JEFFREY L. MADAIMT BLACKWELL WHARMHOUSE, MC O NO. 35305 y t3 Scala 1 - 16' APRIL 11, E010 �A90 'S510��Ptn BLACKWE ASSSDf��. MS, Ina. SUAU SHEET 1 OF 2 20 TUSOAfAt QL6 GR NANIUCX -PASS. 02664 (6087 228 -9028 ORAPHIC RCAU v� M1 B8042 11EXHIBIT All V61opeNP,N6oMly -P) GRUN: 1DFam lDr SQE: 20.000 S.F. s WMYUN FRONTAVL loo n. 9F Ra FRONT Y/f✓D @iR�L1C 120 SE181CK: I COVER s 0 Al CA F.Fm 175.00' T /F N/1 N/f HANSON REALEo.3.1 -370 REVOCADLE INOENTIRE M TRUST N/( TRUST M CAR S. IIANO JENNIFER DANK MAHYEW _ a 8MAN O'LEARY JHOFA4u, �FFL L QFHZXa- WQBYArkW 9LACKWELL vl -U." Y4TEufUuw' ULC 36W cTRr. 1r we n66o6 L.r..c. 7TRo -Y r`S'y!'CtSTEpfO LOTS 12 -15. OLOCK 21 t. - EO51MAED pM4C L9 NO PLAN SAL LAA ASSE55DN5 — 60, PARCEL 75 F13 MASSACHUSETTS A%CNUE 'I: VCFF 25 IUD 90 1.\.AMIDES \68012 \WA REVISED 07- 14- ie.d6g 7 /IA /L/18 0:37;17 AM CUT SHEET 2 OF 2 N FW • OFN016 CCNOIER ROlP10 i01R.0 003 DOID- DU1D00P 91amt N 14 • OENO ,,O F "\ OEN0- KWLWCE AREA ROII Tow oC,to S [)15r. (IWS OF RPlgl Proposed Conditions Site Plan of Land in Nantucket, MA Prepared for MADAAWT WHEELHOUSE, LLC SD-1R7 1 -- 15' JULY 14, 2026 BLACA'V= k ASSOCUTBS, lno. APO TBASDA. 64 NARTUC88T, NASS. M54 (508) YE8 -8020 GRAPHIC SCAM B5042 — "EXHIBIT BI