HomeMy WebLinkAbout30-16 8 Harbor View WayFee: $450.00
NANTUCKET
TOViN CLERK
2016 AUG - I PM 3-* 49
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICAT 10 IN'
File No. w -i H
Ownet's narfe`s): KAPLAN F_A.IYf_ILY NOMINEE TRUST clo BRUCE. M. KAP AN
Mailing address: 750 HOPMEADOW ST., SIMSBURY, CT. 06070
Phone Number: 860 658-4945 g_1,1,ji: btukap@comcast.net
:applicant's naruc(s): MARK W. POOR dba PERMITS PLUS, INC
Mailing Address: box 3363 NANTUCKET, MA. 02584
Phone Number: 508-228-6913
Locus Address. 8 HARBORVTEW WAY
E -Mail: permits@comcast.net
Assessor's 1jap/Parcel: 42.4.1 - 28
Land Court Plan/Plan Book & Page/Plan File Into.: PL FILE # 7584 PLAN FILE 2014-41 PL BK 19 PG 91
Deed Reference/ Certificate of Title: Zoning District LC
Uses or. Lot Cuinnzcrcial: None X Yes (describe)
Residential: Number of dwellings I Duplex.
Apartments
Date of Srructure(s): all pre -date 7/72 1920 or GARAGE APT. CIRCA 2005 - 2006
Building Pen -nit Numbers: 1199-79, 632-03 (house) & 1268-05 (garage -studio)
Previous Zoning Board Application Numbers: NONE FOUND
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
si►,Q, 1V1A0Rs�r1�
State below or attach a separate addendum of specific special permits or variance relief applying for:
RELIEF BY VARIANCE FROM HEIGHT LIMITATIONS AS IMPOSED BY ARTICLE IV, MISCELLANEOUS
REGULATIONS, 139-17 (3) AS AMENDED AT ATM2016, OR 1N THE ALTERNATIVE, RELIEF FROM 139-17 HEIGHT
GENERAL LIMITATIONS (A) THAT LIMITS THE HEIGT OF THE STRUCTURE TO 30 FEET IN THE LC ZONING
DISTRICT AS MEASURED FROM THE AVERAGE HEIGHT OF ALL SIDES OF A STRUCTURE FROM AVERAGE MEAN
GRADE TO THE HIGHEST POINT OF THE STRUCTURE. MAKING A FINDING THAT THE STRUCTURE, IN ITS
CURRENT CONDITION, EXCEEDS THE THIRTY FOOT HIEGHT LIMITATION AND IS BOTH NECESSARY AND
DESIRABLE TO THE RESTORATION OF AN EXISTING HISTORIC STRUCTURE, IF APPLICABLE.
BOTH COMPLIMENTARY AND APPROPRIATE TO THE SCALE........ AND THE RECEIPT OF APPROVAL BY THE
HISTORIC DISTRICT COMMISSION AND NOT DETRIMENTAL TO ADJOINING PROPERTIES ...... SEE ADDENDUM.
I certify= that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: Owner*
SIGNATURE: _-- A licantfAttorney/Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
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: /—j— Hearing notice posted with Town Clerk:–/–/— Niailed:T/—/_
&_/_/_ Hearing(s) held on:_/_f _ Opened on :_/_f _
Continued to:_,-/_/_ Withdrawn: _/_/_ Decision Due By:_/_/_
Made:_/_/_ Filed w/Town Clerk:_/_/_ Mailed: --/_f T
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
i own ana �-ounry OT NantuCKet, 1AA
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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
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Property Information
Property
42.4.1 28
_ •._
ID
Location
8 HARBOR VIEW WY
4iwJ
Owner
KAPLAN BRUCE M &
MADELINE 5
TRS
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
1 X247':
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ADDENDUM FOR ZBA RELIEF FILING BY VARIANCE OR BY SPECIAL PERMIT AS NEEDED
LOCUS: 8 HARBORVIEW WAY MAP 42.4.1 PARCEL 28 FLOOD HAZARD ZONE AE -7
OWNER: KAPLAN FAMILY NOMINEE TRUST c/o Bruce M. Kaplan BORDERING ON ZONE AE -8
ORIGINAL CONSTRUCTION: CIRCA 1920: BUILDING STRUCTURE INVENTORY FORM ATTACHED TO FILING
HISTORIC DISTRICT COMMISSION CERTIFICATE OF APPROPRIATENESS # 65644 ISSUED APRIL 5, 2016
NOTE: CURRENT RIDGE HEIGHT EXCEEDS LIMITATIONS IMPOSED BY ZONING AT 30 FEET ABOVE AVG. MEAN GRADE
AND IS CURRENTLY A PRE-EXISTING NONCONFORMING STRUCTURE.
RELIEF REQUESTED: SPECIAL PERMIT RELIEF UNDER 139-33 (4) (a),(b) PREEXISTING NONCONFORMING STRUCTURES, OR
IN THE ALTERNATIVE, VARIANCE RELIEF TO EXCEED THE HEIGHT LIMITATIONS PER 139-17 (3) AS AMENDED AT ATM
2016 (ARTICLE 60) AS FOLLOWS:
"The height of a structure which is situated with the "Areas of one -hundred -year Flood" and/or Areas of 100 -Year
Costal Flood with Velocity" as established by the Federal Management Agency "FEMA" and depicted upon the Flood
Insurance Rate Map promulgated by FEMA, as from time to time revised, shall not exceed 30 feet above the minimum
height at which the first floor of the structure will conform with all applicable Building Codes and FEMA requirements.
Map Reference: FEMA 25019CO086 G, ZONE AE -7 (BORDERING ON AE -8 CHILDRENS' BEACH)
Existing Conditions: (Elevations in Feet) Proposed Conditions: (Elevations in Feet)
Existing Grade: (varies) 4.25 EL Existing grade (unchanged): 4.25 EL (varies)
Top of Foundation: 4.80 EL Top of Foundation: 8.33 EL (Addition of 5 CMU Courses)
Top of First Floor: 6.00 EL Top of First Floor: 9.455EL (1.125' of untreated material)
Top of Ridge above Foundation: 30.25 EL Top of Ridge above FND:
Top of Ridge above First Floor: 29.00 EL Top of Ridge above First FL:
Top of Ridge above AMG 30.80 EL Top of Ridge above AMG:
(] If Base Flood Elevation (BFE) is equal to Finished Floor Elevtion (FFE):
[] Top of foundation (TOF) 7.00 EI — 1.25 (min. plus sill plate) (TOF):
[J If Ridge height above Foundation is unchanged by work @ 30.20 EL:
[] Conclusion: Top of Ridge above Average Mean Grade (4.25 Feet EI:)
2009 IBC BUILDING CODE REQUIREMENTS: SEE ATTACHED EXCERPTS
30.25 EL
29.00 EL
34. 58 EL
7.00 EL (Per ZEO and BLDG COP M)
5.75 EL ( or +- 1 foot higher than exist.)
30.20 EL (unchanged)
31.75 EL (OVER HGT. LIMITATION
[J R332.1.8 FLOOD RESISTANT MATERIALS: ALL WOOD INCLUDING FLOOR SHEATHING, SHALL BE PRESSURE -
PRESERVATIVE TREATED. CURRENT FLOOR FRAMING (13 %:" THICK) IS NOT IN COMPLIANCE WITH THE CODE
[J R332.1.9 FLOOD -RESISTANT MATERIALS: BUILDING AND STRUCTURES IN FLOOD HAZARD AREAS DESIGNATED AS
COASTAL A ZONES (OUR IS AE -7 BORDERING ON AE -8) SHALL HAVE THE LOWERST FLOOR ELEVATED TO OR ABOVE THE
BASE FLOOD ELEVATION "PLUS ONE FOOT" PER 2009 INTERNATIONAL BUILDING CODE
CONCLUSION: THE BASE FLOOD ELEVATION (BFE) PLUS ONE FOOT = ELEVATION 8
[J IF BFE PLUS ONE FOOT EQUALS ELEVATION 8, AND
[] TOP OF RIDGE ABOVE FINISHED FLOOR REMAINS AT ELEVATION 29,
[] CONCLUSION: ELEV 8 (FFE) MINUS 4.25 (AMG) = 3.75 INCREASE IN RELATIVE HEIGHT PLUS 29 FEET = 32.75 FEET
EXCEEDS HEIGHT LIMITATION, STRUCTURE IS PRE-EXISTING NON CONFORMING AS TO EXISTING RIDGE HEIGI-T.
RECOMMENDATIONS BY ENGINEER:
[J SET TOP OF FOUNDATION NO LOWER THAT ELEVATION 8.00 FEET AND KEEP ALL NON PRESSURE-PRESERVATIV
FRAMING MATERIAL ABOVE THIS BASE FLOOD ELEVATION FOR ADDED PROTECTION AND INSURANCE PURPOSES.
The locus borders on Flood Hazard Zone AE -8. It is prudent to honor this higher standard as flood waters will
make no distinction during a flood event.
The current foundation consists of multiple CMU block courses fabricated by using nominal 8"x8" x 16" modules
The current Top of Foundation is Elevation 4.80 feet
Adding (5) modular block courses changes the Top of Foundation by 40" or 3.33' for a new TOF @ 8.13 feet
(cutting a block course to a smaller height is not recommended)
Adding one sill plate and sill sealer for anchoring the existing framing will add 0.1666' for a TOF @ 8.33'+_
(This allows for basic shimming to level the structure over its raised foundations.
Adding the 1.125' of non -pressure -preservative material sets the new finished floor (FFE) @ Elevation 9.455'
Conclusion: We seek the necessary relief from the Height limitations in the LC Zone in the form of a Special Permit, or
in the alternative, Variance Relief to construct our project to a higher ridge height based, minimally on adherence to the
2009 International Building Code and recommended FEMA standards for insurance purposes as well as fact that we
border on a more restrictive Flood Hazard Zone of AE -8 that carries a Base Flood Elevation of Elevation 8 and on the
recommendation and general practice by Engineering companies and Surveyors carried through the Brant Point Area
where setting the Top of the Foundation at a base BFE of Elevation 8 has been the normal practice. Flooding events in
Brant Point have become much more prevalent of the last few years with major flood events doing historic damage to
the general neighborhood.
In all other respects the locus—property and placement of the structures in in conformance with current Zoning
Standards.
The non -conforming component of the main dwelling is attributed to an existing ridge height that exceeds the maximum
ridge height of thirty feet from average mean grade allowed by current zoning standards.
PREPARED BY PERMITS PLUS, INC. MARK W. POOR, APPLICANT FOR KAPLAN FAMILY NOMINEE TRUST
P. 0. BOX 3363 NANTUCKET, MA 02584
RECOMMENDATIONS BY ENGINEER:
[] SET TOP OF FOUNDATION NO LOWER THAT ELEVATION 8.00 FEET AND KEEP ALL NON PRESSURE -PRESERVATIVE
FRAMING MATERIAL ABOVE THIS BASE FLOOD ELEVATION FOR ADDED PROTECTION AND INSURANCE PURPOSES.
The locus borders on Flood Hazard Zone AE -8. It is prudent to honor this higher standard as flood waters will
make no distinction during a flood event.
[j The current foundation consists of multiple CMU block courses fabricated by using nominal 8"x8" x 16" modules
[) The current Top of Foundation is Elevation 4.80 feet
[] Adding (5) modular block courses changes the Top of Foundation by 40" or 3.33' for a new TOF @ 8.13 feet
(cutting a block course to a smaller height is not recommended)
[) Adding one sill plate and sill sealer for anchoring the existing framing will add 0.1666' for a TOF @ 8.33'+_
(This allows for basic shimming to level the structure over its raised foundations.
(j Adding the 1.125' of non -pressure -preservative material sets the new finished floor (FFE) @ Elevation 9.455'
Conclusion: We seek the necessary relief from the Height limitations in the LC Zone in the form of a Special Permit, or
in the alternative, Variance Relief to construct our project to a higher ridge height based, minimally on adherence to the
2009 International Building Code and recommended FEMA standards for insurance purposes as well as fact that we
border on a more restrictive Flood Hazard Zone of AE -8 that carries a Base Flood Elevation of Elevation 8 and on the
recommendation and general practice by Engineering companies and Surveyors carried through the Brant Point Area
where setting the Top of the Foundation at a base BFE of Elevation 8 has been the normal practice. Flooding events in
Brant Point have become much more prevalent of the last few years with major flood events doing historic damage to
the general neighborhood.
In all other respects the locus—property and its structures in in conformance with current Zoning Standards.
PREPARED BY PERMITS PLUS, INC. MARK W. POOR, APPLICANT FOR KAPLAN FAMILY NOMINEE TRUST
P. O. BOX 3363 NANTUCKET, MA 02584
BUILDING PLANNING
iocared at or above the elevation required in Section R3211
(flood hazard areas including A Zones) or R-32.2.3 (coastal
high -hazard areas including V Zones). If replaced as pari of
a substantial improvement electrical systems. equipment
and components; heating, ventilating, air conditioning and
plumbing appliances and plumbing fixtures; duct systems:
and other sm ice equipment shall meet the requirements of
this section. Systems. fixtures. and equipment and compo-
nents shall not be mounted on or penetrate through walls
intended to break away under flood loads.
Exception: Locating electrical systems, equipment and
component-.; heating, ventilating, air conditioning;
plumbing appliances and plumbing fixtures; duct sys-
tems; and other service equipment is permitted below the
elevation required in Section R322.2 (flood hazard areas
including A Zones) or R-122.3 (coastal high -hazard areas
including V Zones) provided that they are designed and
installed to prevent water from entering or accumulating
within the components and to resist hydrostatic and
hydrodynamic loads and stresses, including the effect-,
of buoyancy, during the occurrence of flooding to the
design flood elevation in accordance with ASCE 24.
Electrical wiring systems are permitted to be located
below the required elevation provided they conform to
the provisions of the electrical pact of this code for wet
locations.
R322.1.7 Protection of water supply and sanitary sew-
age stistems. New and replacement water supply systems
shall be designed to minimize or eliminate infiltration of
flood waters into the systems in accordance with the plumb-
ing provisions of this code. New and replacement sanitary
sewage systems shall be designed to minimize or eliminate
infiltration of floodwaters into systems and discharges from
systems into floodwaters in accordance with the plumbing
provisions of this code and Chapter 3 of the International
Private Selvage Disposal Code.
8322.1.8 Flood -resistant materials Building materials
used below the elevation required in Section R322.2 (flood
hazard areas including A Zones) or R322.3 (coastal high -
hazard areas including V Zones) shall comply with the fol-
lowing: c.xist 30or framing s) stem is not in comphan e
I. All wood, including floor sheathing, shall be pres-
sure -preservative -treated in accordance with AWPA
U for the species, product- preservative and end use
or be decay -resistant eartw of re wo .
black locust or cedars. Preservatives shall be listed in
Section 4 of AWPA U 1.
Materials and installation methods used for flooring
and interior and exterior %valis and wall coverings
shall conform to the provisions of FEMA/FIA-TB-2.
R322.1.9 Manufactured homes. New or replacement
manufactured homes shall be elevated in accordance with
Section 8322.2 or Section R3113 in coastal high -hazard
areas (V Zones). The anchor and tie -down requirements of
Sections AE60 4 and AE605 of Appendix E shall apply. The
foundation and anchorage of manufactured homes to be
located in identified floodways shall be designed and con-
structed in accordance with ASCE 24.
8322.1.10 As -built elevation documentation. A regis-
tered design professional shall prepare and seal documenta-
tion of the elevations specified in Section R322.2 orR322.3.
8322.2 Flood hazard areas (including A Zones). All areas
that have been determined to be prone to flooding but not sub-
ject to high velocity wave action shall he designated as flood
hazard areas. Flood hazard areas that have been delineated as
subject to wave heights between 1 V, feet (457 nun) and 3 feet
(914 mm) shall be designated as Coastal A Zones. All building
and structures constructed in whole or in part in flood hazard
areas shall be designed and constructed in accordance with
Sections R311?.1 through 8322.2.3.
8322.2.1 Elevation requirements.
I . Buildings and gmctures in flood hazard areas not
designated as Coastal A Zones shall have the lowest
floors elevated to or above the design flood elevation.
2. Buildings and structures in flood hazardasdesig-
nated as Coastal A Zones shall have the lowest floors
elevated to or above the base flood elevation plus I
foot (305 mm), or to the design flood elevation,
whichever is higher. HFE = 7 + t = 8.0I\U\. HGT
3. In areas of shallow flooding (AO Zones 1, budding,,
and structures shall have the lowest floor (including
basement) elevated at least as high above the highest
adjacent grade as the depth number specified in feet
on the FIRM. or at least 2 feet (610 mm) if a depth
number is not specified.
4. Basement floors that are below grade on all sides
shall be elevated to or above the design flood eleva-
tion.
Exception: Enclosed areas below the design flood eleva-
tion. including basenrenrs whose floors are not below
grade on all sides, shall meet the requirements of Sm -tion
R322.2.2.
R322—).2 Enclosed area below desir rt flood elevation.
Enclosed areas. including crawl spaces, that are below the
design flood elevation shall:
1. Be used solely for parking of vehicles. building
access or storage.
Be provided with flood openings that meet doe fol-
lowing criteria:
2.1. There shall be a minimum of two openings on
different sides of each enclosed area; if a
building has more than one enclosed area be-
low the design flood elevation, each area shall
have openings on exterior walls.
_'.?. The total net area of all openings shall be at
least I square inch (645 mm=) for each square
foot (0.093 m') of enclosed area or the open-
ings shall be designed and the construction
documents shall include a statement by a reg-
istered design professional that the design of
the openings will provide for equalization of
hydrostatic (loud forces on exterior walls by
allowing for the automatic entry and exit of
68 2D09 INTERNATIONAL RESIDENTIAL CODE4P
,
CERTIFICATE NO: _____T__- DATE ISSUED`. _.
Application 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 strongly recommended that the applicant be familiar with the HDC guidelines, Building with Nantucket in Mind, prior to submittal of application.
Please see other side for submittal requirements. Incomplete applications will not be reviewed by the HDC.
This is a contractual agreement and must be tilted 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 plans, 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 FCR oF1icE USE ONLY
Occupancy.
PROPERTY DESCRIPTION Date application received: - ____.. _Fee Paid: S __.__
TAX MAP N': _ PARCEL N'. Must be acted on by:.________
Street f Number of Proposed Work _
Owner of record:
Mailing Address.
Contact Phone a ----..__.--_--_.-_-_- E-mail:._---__-,--
AGENT INFORMATION (if applicable)
Name: ---------:_____.__
Mailing Address:..
Contact Phone 8: _ -.-. .___.. _ E-mail: _
Extended to
Approved: -...-- Disapproved: -_„-_-
Chairman:
Member:
Member:
Member:
Member.
Notes - Comments - Restrictions - Conditions
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
New Dwelling Addition Garage Driveway/Apron ❑ Commercial Historical Renovation
!--'Color Change _- Fence ❑ Gate ❑ Hardscaping ( Move Building E Demolition 2.Revisions to
L Pool (Zoning District Roof n Other
rJ Deck/Patio Steps L_ -Shed
-evious Can. No.
Size of Structure or Addition: Length: _— Sq. Footage 1 st floor:. ._ _ .._ .- Decks/Patio: Size: _ _ '-- 1st floor I__J 2nd floor
Width. �- Sq. footage 2nd floor _ Size: f_': 1st floor 02nd floor
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North __y__ - South East -____, West
Height of ridge above final finish grade North , :; South East _ _•:_"'_ West
Astdlt9n ta�i�mar <s1 .�� - ------
REVISIONS' 1 East Elevation
Historic Name
Original Date:
(describe) 2. South Elevation
3. West Eievaaon
Original Builder.
4. North Elevation
Is there an HDC survey form for this building attached? l -_i Yes L_N/A
'Cloud on drawings and submit photographs of existing elevations.
DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed _,_:_, __, Block i_; Block Parged L Brick (type) _ L Poured Concrete C✓ Piers
Masonry Chimney. i. Block Parged '` Brick (type) _ Other!_^�_
Roof Pitch: Main Mass 112. Secondary Mass __. _. 112 _ Dormer /12Other _
Roofing material: 'Asphalt ` '3 -Tab Ll Architectural Fence: Height
Wood (Type: Red Cedar, White Cedar, Shakes. etc.) _. _ �Type
Length: _.
Skylights (flat only): Manufacturer
_-___ Rough Opening-____., Size
- __ Location
Manufacturer _ ...__._.- _ _ _ _ Rough Opening - Size _. Location._...—__- -_--_ -_--
Gutters -' Wood L:_ Aluminum L Copper _1 Leaders (material)
Leaders (material and size): --_
Sidewall: White cedar shingles _ L, Clapboard {exposure .__.. inches) Front Side
Other
Trim: A. Wood L, Pine ( "Redwood L Cedar E Other
B. Treatment L Paint L Natural to weatherC. Dimensions: Dimensions: Fascia Rake ._._.--__ Soffit (Overhang) Corner boards _ Frieze
Window Casing _,. ___,. Door Frame __ Columns /Posts: Round _ Square
Windows''._.! Double Hung L Casement 1 All Wood .'--Other
C_ True Divided Lights(muntins).. single pane _._ SOL's (Simulated Divided Lights) Manufacturer _ _ --------
Doors*
Doors' (type and material): L TDL SDL Front _ Rear Side
Garage Door(s): Type — _ Material
Hardscapematerials: Driveways---- Walkways _:_ Walls
' Note: Complete door and window schedules are required.
COLORS
Sidewall _ Clapboard (if applicable) Roof
Trim - -- ----- — Sash -
Doors
Deck - Foundation _. -__..-- Fence -- Shutters
' Attach manufacturer's color samples if color is not from HDC approval list.
I hereby authorize the agent named above to act on my behalf to make changes in the specifications or the plans contained in this application in order to bring the applica-
tion into compliance with the HDC guidelines. I hereby agree to abide by and comply with the terms and conditions of this application. I hereby agree that the submission of
any revisions to this application will initiate a new sixty-day review period.
Date -._ ..._.____.__- _..__ Signature of owner of record._„_ _.__ _ - _ Signed under penalties of perjury
BUILDINGISTRUCTURE INVENTORY FORM
NANTUCKET ISLAND ARCHITECTURAL
AND CULTURAL RESOURCES SURVEY
NANTUCKET HISTORIC DISTRICT COMMISSON
NANTUCKET, MASSACHUSETTS
SURVEY/
FILM ROLL BP s-5
4 2 4 1- 2 8
MAP/PARCEL#
L Survey/Film Roll #: BP13-5
GENERAL SETTING AND ORIENTATION OF BUILDING
10. Lot Siae:N/A
11. Approximate Frontage (ft.): 40
12. Setback from Street (ft.):20 feet or less
13. Orientation to Street Address: Ridge Parallel
14. Surroundings: Scattered Buildings,Residential
15. Related Outbuildings and Property: GUESTHOUSEShop,
Fence,BP13-4,BP13-6
16. Other Notable Features.
N/A
DESCRIPTION
17. Foundation: Concrete
10. Structural System. Woodframe
19. Exterior Wall Material, Front Facade: Shingles -Weathered
20. Exterior Wall Material, Side Elevations: Shingles -Weathered
21. Exterior Wall Material, Rear Elevation: Shingles -Weathered
22. Number of Stories: 2 1/2
23. Roof Shape: Gable
24. Roofing Material: Composition Shingle
25. Roof Features: Dormers/Front Facade,Extended eaves
26. Dormer Roof(s): Gable,Shed
27. Chimney Material: N/A
28. Chimney Position: N/A
29. Number of Chimneys: N/A
30. Chimney Features: N/A
31. Front/Primary Door Location: Off Center
32. Front/Primary Door Frame Features: Flush Frame
33. Number of Bays: 3
34. Window Frame Type: Flush
35. Window Sash Type(s) - Front Facade: 2/2
36. Porch: Front
37. Signage: N/A
38. Details: Corner boards-plain,Trellis
39. Condition: Good
40. Integrity: Original Site
41. Alterations.
N/A
Survey/Film Roll #: 13pi3-
ANIFICANCE
4'2. Role the Building Flays: National Register: Contributing
143. Date of Initial Construction: C 1920
Source: OWNER
Architect: Unknown Builder: Unknown
44. Building Type: Box,Shed Ell
- 45. Architectural Style: N/A
46. Historical and Architectural Importance:
Unknown
47. Sources: N/A
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FINDINGS and ADDITIONAL CONDITIONS
Massachusetts Wetlands Protection Act (MGL Chapter 131. Section 40)
Town of Nantucket Wetlands Bylaw (Chapter 136)
Address:
Assessor's Map and Parcel
Property O« ner:
Applicant.-
DEP
pplicant:DEP File Number:
Filing Date:
Date Hearing Closed:
Date Orders Issued:
Plan of Record Information
8 Harbor View Way
42.4.1-28
Kaplan Family Nominee Trust
Kaplan Family Nominee Trust
SE48-2873
March 18, 2016
April 6, 2016
April 6. 2016
HDC Submission. dated 2125;2016. and prepared by
MWP Residential Design
Permit Overview:
This order permits the raising in elevation of an existing house «7th associated grading,
landscaping and utilities within Land Subject to Coastal Storm Flowage. Waivers are not
required for this project.
Additional Findings:
1. The area falls outside mapped habitat areas and required NHESP review.
In addition to the General Conditions contained elsewhere in this document, the
Commission includes the following Special Conditions pursuant to MGLCh131s40
and the Town of Nantucket Wetlands Protection Bylaw, Chapter 136:
18. All work shall be performed in accordance with the Site and Work Description
contained within the Notice of Intent and plan notes set out on the plan of record,
provided project narratives, waiver requests and protocols.
WAIVERS UNDER THE NANTUCKET WETLANDS BYLAW/REGULATIONS
Waivers are not required for the project as proposed.
Kaplan. SE48-2873. 8 Harbor View Way, 42.4.1-28
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CERTIF+CATE NCDATE ISSUED:... ---_--
Application to the HISTORIC DISTRICCI COMMISSION Nantucket. Massachusetts. fcr a
CERTIFICATE OF APPROPRIATENESS
lo, strrcWral worn
All blanks must be filleo in using BLUE OR BLACK INK (no pencil) or marked N;A.
NOTE: It is strongly recommended that the applicant be familiar with the HDC guidelines, Building with Nantucket In Mind, prior to submittal of application.
Please see other side for submittal requirements. incomplete applications will not be reviewed by the HDC.
This is a contractual agreement and must be filled out in ink An application is'nereby 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 plans, drawings and photograchs 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. Vlolatidn may impede issuance of Cen�flcata o! Fon of=$cE vse o>w,..
Occupancy
PROPERTY DESCRIPTION Date application received. _�_�__ _ _w —_ _ Fee Paid: 8
TAX MAP N'. _ PARCEL N' . _--. _ Must be acted on by
Street & Number of Proposed Work: —
Extended ------------ -
Owner of record _..,._.._ _
Approved: -----__._. Disapproved
Chairman:
Mailing Address. —_ -_...
Member
Member,
Contact Phare p.
Member.
AGENT INFORMATION (if applicable)
Vemoer
Name.___.___
"totes •Comments - Restrictions - Conditions
Mailing Address
Contact Phone z E-mail:.._
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required da.umentat�ln.
t,' Commercial '__. Hts'c:real Renovation .J Cneck'Paao
L) New Dwelling _ Addition _ Garage _ Driveway%Apron —,Steps Sheri
Color Change Fence Gate Hardsutnpmq Move Building !: DemoMion Revisions to previous Cert No
0 Pool (Zoning District-, __ Roof
Size of Structure or Addition: Length: - Sq. Footage t st floor .- _ DecksiFaUn Size. -— t st floor 2nd floor — -
- Width. --._----- Sq. footage 2nd floor -- Size: _. tst floor l2nd lbw
Sq footage 3rd Boor-
Difference between existing grade and proposed finish grade- North South East _. __.. West
Height of ridge above final finish grade North _ ` - South _ Ea'! West
ACdit�ro;3lEamar�,5
REVISIONS* t East Elevation
Historic Name: _
Original Date: - -
describe) 2. South Elevation
3 Weal Elevalron
Onguiai Bl"kier.
A North Elevation
Is there an HDC survey form for this pudding attached° i Yes N!A
'Cloud on drawings and subnnil photographs it ekevatpns
DETAIL OF WORK TO BE PERFORMED
Foundation Hegtht Exr send „_. ._, Block - Pluck Paiged Brick (type) '._, Poured Concrete _ Piers
Masonry Chimney '__ Block Parged Brick (types _ .----._.__. Other
Roof Pitch Main Mass ._. ,12 _ -_ Secondary Mass - is _. Dormer _112_ Other
Roohngmaterial. ..Asphalt: ,.3 -Tab JArchitectural Fence Height_ 1 --,
..Woof tType: Red Cedar. White Cedar. Shakes. eta) ___ __ - -. :Type.
'I Length _.___.__..------------
Skylights (flat only). Manufacturer _,.._ _ _ Rough Opening _. Size _. ._ . - Location--- -_ --
Manufacturer . -_ Rough Opening ----_---.- Size _ Location.-- -.__.._.. -._
-
Gutters. - Wend . Aluminum ;.Kopper ,J leaders (matetiap
Leaders (material and size).-
Whoe cedar shine les . -._— Clapboard (ez ^sure. -_-.... inches) Front _ Side
Other
Trim: A. Wood _'Pine i_ -Redwood Cedar Other - -...
B Treatment _."Paint '_1 Natural to weather __ Other -
C
C. Dimensions. Fascia Rake ____ Sofld fovc'hang' _.... _. Corner hoards _.__ Frieze
Window Casing .__. _ Door Frame --------- — Columns iPosts, Round Square
Windows': _I Double Hung i_. Casement _.ATIWood Other
L.: True Divided L ightslmuntinst_ single pane _. SDLs (Simulated Divided Lightsi Manufacturer—._-„_„_____—.—..__
Doors- (type and matenali. '_ TDL _ SDL Front ____---,_----- Rear _.----.__—^,-- Sloe
GarageDoor(s).- Type_ -_. Material
Hardscape materials Driveways..—,___ ___ Walkways
Note Complete door ani: window srhedu»ns are req::aed.
COLORS
Sidewail—_______. _-._..__.� Clapboard (if applicable} ..-_._--- Root
Trim . _ ---- Sash __._ — --- Doors
Deck_ _ _ Foundation Fence .. Shutters
'Attach manufacturer's color samples it color is not from HDC approval list.
( hereby authorize the agent miffed above to act on my behalf to make changes in the spec+ficatidns or the plans contained in this application in order to bring the applica-
tion into compliance with the HDC guldeGnes. I hereby agree to abide by and comply with the terms and conditions of this application. 1 hereby agree that the submission of
any revisions to this application will initiate a new sixty-day review period.
Date Signature of owner of record ---:-- _. _ - - __._ : signed under penaltws nl perjury
UILDINGISTRUCTURE INVENTORY FORM
NANTUCKET ISLAND ARCHITECTURAL SURVEY/
BP 1 3 - 5
FILM ROt_l #:
AND CULTURAL RESOURCES SURVEY MAP/PARCEL#4241-28
NANTUCKET HISTORIC DISTRICT COMMISSON ,
NANTUCKET MASSACHUSETTS
Recorded by: WAS Date: 08/15/89 Organization: AGS
IDENTIFICATION
1. Street Name & No.: 8 HARBOR VIEW WAY
2. Building Name: N/A
3. Ownership: Private
4. Present Owner: MABBETT, HARTHAWAY & ANITA
5. Ownership History:
Unknown
6. Use: Original: Dwelling Present: Dwelling
Seasonal/Year-Round: Seasonal
7. Accessibility to Public: Visible from Public Road? Yes
Interior: N/A
8. MAP -- 3 X 2"
_ - ., Rued W,
G Survey/Film Roll #: BP13-5
GENERAL SETTING AND ORIENTATION OF BUILDING
10. Lot Size:N/A
It. Approximate Frontage (ft.): 40
12. Setback from Street (ft.):20 feet or less
13. Orientation to Street Address: Ridge Parallel
14. Surroundings: Scattered Bulldings,Residential
15. Related Outbuildings and Property: GUESTHOUSE Shop,
Fence,BP13-4,BP13-6
16. Other Notable Features:
N/A
DESCRIPTION
17,
16.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
19.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
40.
41.
Foundation: Concrete
Structural System: Woodframe
Exterior Wall Material, Front Facade: Shingles -Weathered
Exterior Wall Material, Side Elevations: Shingles -Weathered
Exterior Wall Material, Rear Elevation: Shingles -Weathered
Number of Stories: 2 1/2
Roof Shape: Gable
Roofing Material: Composition Shingle
Roof Features: Dormers/Front Facade,Extended eaves
Dormer Roof(s): Gable,Shed
Chimney Material: N/A
Chimney Position: N/A
Number of Chimneys: N/A
Chimney Features: N/A
Front/Primary Door Location: Off Center
Front/Primary Door Frame Features: Flush Frame
Number of Bays: 3
Window Frame Type: Flush
Window Sash Type(s) - Front Facade: 2/2
Porch: Front
Signage: N/A
Details: Corner boards-plain,Trellis
Condition: Good
Integrity: Original
Alterations:
N/A
Site '
I
F
Survey/Film Roll q: Bpi3-
MIFICANCE
/2. Role the Building Plays: National Register: Contributing
43. Date of Initial Construction: C 1920
Source: OWNER
Architect: Unknown Builder: Unknown
44. Building Type: Box,Shed Ell
45. Architectural Style: N/A
46. Historical and Architectural Importance:
Unknown
47. Sources: N/A
Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
2 g 2016
TOWN OF
NANTUCKET MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER.45).e44.4.
N9AILIN G ADDRESS.
PROPERTYLOCATION... ..f�F? X,;2 r ..................
ASSESSOR MAP,PARCEL.......... .7............ ..............
... .
SUBMITTED BY. P.� - - .4l
SEE ATTACHED PAGES
1 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 I I and Zoning Code Chapter 40A, Section 139-29B
(2).
p ASSESSOR'S OFFICE
TOWN OF NANTUCKET
1
Easy Peel® Labels A Bend along line to AVERW 59600 1
Use Avery® Template 51600 reed Paper expose Pop-up EdgeTM j ��'► 1
4241
WHITE ELEPHANT HOTEL LLC
CIO NEW ENGLAND DEVELOPMENT -ACC
75 PARK PLAZA STE 3
BOSTON. MA 02116
4241
STILLER GERALD & ANNE MEARA TR
HARBOR VIEW REALTY TRUST
118 RIVERSIDE DR APT 5A & 5B
NEW YORK- NY 10024
4241
COLLATZ EUGENE & JUDITH TRS
12 HARBOR VIEW WAY
NANTUCKET_ MA 02554
4'_41
6 HARBOR LLC
2870 PEACHTREE RD 4303
ATLANTA. GA 30305
4241
4 HARBOR LLC
2870 PE.ACHTREE RD # 303
ATLANTA. GA 30305
4241
GRIGGS SYLVIA R TRUSTEE
C/O SAFE HARBOR GUEST HOUSE -
2 HARBOR VIEW WAY
NANTUCKET. MA 02554
4241
NANTUCKET ISLAND RESORTS LLC
CIO NEWENGLAND DEVELOP-ACCTING
75 PARK PLATA P3
BOSTON, MA 02116
4241
BRANT POINT LLC
170 ISLAND CREEK ROAD
DUXBURY. MA 02332
4241
47 EASTON STREET LLC
15 B.ASSIN LN
SCITUATE. MA 0200
4241
WHITE ELEPHANT HOTEL LLC
CIO NEW ENGLAND DEVELOPMENT -ACC
75 PARK PLAZA STE 3
BOSTON. MA 02116
4241
WHITE ELEPHANT HOTEL LLC
C!0 NEW ENGLAND DEVELOPMENT -ACC
75 PARD PLAZA STE 3
BOSTON. MA 02116
4241
WAZAN PATRICIA L TRST
WAZAN PATRICIA L TRST AGRM 2014
4 DEL.ANSON CIRCLE
WELLESLEY. MA 02482
4241
VALENTIS MARY
5 LOWER SAGE HILL LN
MENANBS. NY 12204
4241
GOULET JOHN E & KAREN B TRST
32 STURBRIDGE RD
w'ELLESLEY, MA 02481
4241
PHILLIPS ELISABETH HUGHES & CHARLI
2SURREY RD
SUMMIT. NJ 07901
4241
HEGENBART JOSEPH J III & MARIANNE
103 EAST 86TH STREET .APT 7A
NEW YORK. NY 10028
4241
GRE-ENSPON ROBERT A & CLAIRE S
49 OLD FARM ROAD
DARIE-N, CT 06820
4241
BURTON ROBERT M TR
BURTON FAMILY REALTY TRUST
PO BOX 3105
NANTUCKET. MA 02584
4241
FRANCIS KATHLEEN A'
1170 PUGH RD
WAYNE. PA 19087
4241
NANTUCKET YACHT CLUB
PO BOX 667
NANTUCKET. MA 02554
4241
SPICER WILLIAM H & CHRISTINA 1
10 E ROBIN RD
HOLLAND. PA 18966
4241
ONE NORTH BEACH ST LLC
I N BEACH ST
NANTUCKET. MA 02554
4241
BLOOM MARTIN V TRST
MVB LIVING TRUST
3471 MAIN HAY x823
MIAMI. FL 33133
4241
4242
NANTUCKET ISLAND RESORTS LLC
C!0 NEW ENGLAND DEVELOP-ACCTING
75 PARK PLAZA #3
BOSTON. MA 02116
4242
NIR RETAIL LLC
NEW ENGLAND DEVELOP-ACCTING DEP
75 PARK PLAZA 43
BOSTON. MA 02116
4242
NANTUCKET COUNTY OF
16 BROAD ST
NANTUCKET. MA 02554
4242
NANTUCKET COUNTY OF
SHERBURNE ASSOCIATES R T
16 BROAD ST
NANTUCKET. MA 02554
4242
NANTUCKET YACHT CLUB
PO BOX 667
NANTUCKET. MA 025-54
4242
NANTUCKET TOWN OF
CIO PARK & REC
2 BATHING BEACH RD
NANTUCKET.MA 02554
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PROVIDED BY
APPLICANT
TO SUPPLEMEFT
Llam,. `. � �� 1 ot,
SJG Engineering LLC
6 Golden Gate Drive
Hooksett, NH 03106
(o) 603-232-6142
(c) 207-752-3274
SIGEng&Comcast.net
Mr. Bruce Kaplan July 27, 2016
8 Harborview Way
Nantucket, MA 02554
Re: Kaplan Residence
Foundation Design Flood Elevation
8 Harborview Way.
Nantucket, MA 02554.
Dear Bruce,
Following up on my conversations with Mark Poor regarding raising your house to conform to FEMA
requirements, the following procedure was followed:
We reviewed the relevant code sections regarding the top of wall elevation and Base Flood Elevation and have
the following comments:
Code: Massachusetts State Residential Building Code 81h Edition amendments to IRC2009, FEMA flood
insurance rate maps, ASCE 24-14. Flood resistant design.
Code sections applicable to design in flood plains:
MBC 8th Edition sections R.322.2 and R322.2.1 define the use of FIRM and requires lowest floor to be elevated
above design flood elevation.
FEMA Firm map notes BFE elevation 7'. Refer to FIRMETTE and close in print out of FEMA FIRM Map
BFE Elevations.
ASCE 24 design application illustration of design flood flow chart.
ASCE 24 definitions of design flood elevation and dry floodproofing
ASCE 24 notes design flood elevation = BFE plus 1 foot.
Summary:
As the registered design professional, we advise an Owner by using the referenced Codes and accepted
practice. The subject building is an existing wood framed structure that has a first floor frame that is not flood
proof.
The design codes, accepted practice and National Flood Insurance Program all indicate that the proper way to
design a building in an A zone is to establish the design flood elevation for the non -flood proof floor at BFE
plus 1'. It must be noted that the proximity of the dividing line between BFE 7' and BFE 8' is within 100' of the
subject building.
We have followed the referenced Code standards in establishing the Design Flood Elevation. We understand
that the Building Commissioner may be holding up the permit process due to other Nantucket regulatory
agencies. He is advocating that the foundation be constructed so that the top of masonry wall be at the BFE
elevation. We respectfully submit that the duty of the Building Official is to make sure that the building meets
the minimum Code requirements, which we have at BFE +1'. The Building Official does not have the duty to
override the Registered Design Professional where they are meeting Code and have documented back up
reasons for design decisions made on a project.
Please feel free to contact me if you have any comments or questions.
Thank You.
Sincerely,
Stephen J- g4UM
Stephen J. Goan, PE, SE
Principal.
CC: Mark Poor, Permits Plus
N$ Nantucket
SURVEYORS
July 27, 2016
Mr. Mark W. Poor
Permits Plus
P.O. Box 3363
Nantucket, MA 02584
Re: Harbor View Way
Nantucket, MA
NSL Client Code: NS10285
Dear Mark:
P.O. Box 3627, Nantucket, Massachusetts 025F4-3627
Tel. (508) 228-0240 Fax (508) 228-98E6
www.nantucketsurveyors.com
nsllcinfo@nantucketsurveyors.com
Pursuant to your request below are the elevations obtained on the existing dwelling located at 8 Harbor
View Way on February 11, 2016.
Top of Foundation
Finished Floor Elevation
Ridge Height Elevation
Ridge Height to First Floor is 29.0'
Elevation Datum NAVD 88
4.8
M
0 -Tel
Building Height as determined from average mean grade is 30.7' (non -conforming as to section 139-17.)
Please note the existing property is located within Flood Zone AE (EL 7 feet) adjacent to AE (EL 8 feet).
Vely�ruly yours, 14 r' 1
nt ket St irve ors LLC i
PRtftJ.
+
SAN
Z5--TOS
3 bI 12 24
WUJ tos, PLS ��, �f►: ___,�
Cc: Nantucket Zoning Board of Appeals
Office located at 5 Windy Way - Nantucket. MA 02554
Land Surveying . Topographic Surveys , Civil Engineering • Construction - Marine - Environmental Permitting
R322.1.1 Base flood elevation, flood maps, delineations and definitions. For base
flood elevation and mapping resources see the following:
1. Flood hazard areas and base flood elevations are identified on a community's
current effective Flood Insurance Rate Map (FIRM) or Flood Hazard
Boundary Map (FHBM), whichever is applicable, and further defined in the
current effective Flood Insurance Study (FIS) where applicable.
2. Floodways are delineated on a community's current effective FIRM or Flood
Boundary & Floodway Map, whichever is applicable, and further defined in
the current effective FIS.
3. If a community has received a preliminary FIRM and FIS from FEMA, and
has been issued a Letter of Final Determination (LFD) from FEMA, the
community shall use the preliminary FIRM and FIS to determine applicable
flood zones, base flood elevations and floodways as of the date of the LFD.
4. Coastal A zones are delineated on the Massachusetts Coastal A Zone Map.
5. Coastal wetlands resource areas are defined on the "Map of Coastal Wetland
Resources for Building Officials."
R322.1.4 Revise the subsection as follows:
R322.1.4 Establishing the design flood elevation. The design flood elevation in
Massachusetts shall be as follows:
1. For AO Zones the design flood elevation shall be the elevation of the highest adjacent
grade plus the flood depth specified on the FIRM plus one (1) foot or the elevation of the
highest adjacent grade plus three (3) feet if no flood depth is specified. See Section
R322.2 for requirements.
2. For A Zones the design flood elevation shall be the base flood elevation plus one (1) foot.
See Section R322.2 for requirements.
3. For Coastal A Zones and V Zones the design flood elevation shall be the base flood
elevation plus two (2) feet. See Section R322.3 for requirements.
4. For coastal dunes see Section R322.4 for requirements.
R322.1.4.2 Delete the subsection and replace with "reserved".
R322.1.5 Revise the subsection as follows:
R322.1.5 Lowest floor and basement. The lowest floor shall be the lowest floor of the
lowest enclosed area, including basement, and excluding any unfinished flood -resistant
enclosure that is useable solely for vehicle parking, building access or limited storage
provided that such enclosure is not built so as to render the building or structure in
violation of this section. A basement is the portion of a building, including crawl spaces,
having its floor below exterior grade on all sides. This definition of "basement" is limited
in application to the provisions of Section R322.
R322.1.6 Revise the subsection as follows:
Proposed 91h Edition of 780 CMR (Residential Volume) 51
780 CMR: STATE BOARD OF BUILDING REGULATIONS AND STANDARDS
51.00: continued
R322.1.4 Replace as follows:
R322.1.4 Establishing the Design Flood Elevation. The design flood elevation shall be used
to define areas prone to flooding. The design flood elevation is the base flood elevation at the
depth of peak elevation of flooding (including wave height) which has a 1 % (100 -year flood) or
greater chance of being equaled or exceeded in any given year, and as obtained from the
community's Flood Insurance Study (FIS) with the accompanying Flood Insurance Rate Map
(FIRM) and Flood Boundary and Floodway Map (FBFM).
R322.1.4.2 Delete subsection.
R322.1.5 Replace "is useable" with "is not a basement and is useable".
R322.1.7 Delete.
R322.1.11 Add subsection:
8322.1.11 Basement. The portion of a building having its floor subgrade (below ground level)
on all sides, but is not a crawlspace. This definition of "Basement" is limited in application to
the provisions of Section R322.
R322.1.12 Add subsection:
R322.1.12 Construction documents. The construction documents shall include documentation
that is prepared and sealed by a registered design professional that the design and methods of
construction to be used meet the applicable criteria of this section.
R322.2 Replace as follows:
R322.2 Flood Hazard Areas (A Zones). All areas that have been determined to be prone to
flooding but not subject to high velocity wave action shall be designated as flood hazard areas.
Flood Hazard areas shall include all areas shown as A zones on the most recent Flood Hazard
Boundary Map or Flood Insurance Rate Map. All building and structures constructed in whole
or in part in flood hazard areas shall be designed and constructed in accordance with subsections
R322.2.1 through R322.2.3.
R322.2.1 Revise as follows and delete the exception:
R322.2.1 Elevation Requirements.
1. Buildings and structures in flood hazard areas shall have the lowest floors elevated to or
above the design flood elevation.
2. In areas of shallow flooding (AO Zones), buildings and structures shall have the lowest
floor (including basement) elevated at least as high above the highest adjacent grade as the
depth number specified in feet on the FIRM, or at least 2 feet (6 10 mm) if a depth number
is not specified.
3. Basement floors shall be elevated to or above the design flood elevation.
4. For lateral additions that are a substantial improvement, only the addition shall be
elevated so that the lowest floor, including hasement/cellars, is located at or above design
flood elevation.
R322.2.2 In the first sentence, after "design flood elevation" insert "and are not basements".
R322.3 Add a second sentence as follows:
"Coastal high -hazard areas shall include all areas shown as V zones on the most recent Flood
Hazard Boundary Map or Flood Insurance Rate Map."
R322.3.1 Delete item 2.
2/4/11 780 CMR - Eighth Edition - 218
New Construction and
Is Work a Repair of a Substantially
Substantial Improvements,
Damaged Existing Structure, or is
including Subsequent
Work Classified as a Substantial
Work on such Structures
Improvement of an Existing
(e.g., Additions)
Structure?
Fig. 1-1. Illustration of application of this standard.
Debris Impact Loads—Loads on a structure caused by flood -
borne debris striking the structure, or a portion thereof; often it
is sudden in nature and large in magnitude.
Design Flood—The flood associated with the greater of the
following two areas: (1) area within a floodplain subject to a 1%
or greater chance of flooding in any year, or (2) area designated
as a flood hazard area on a community's flood hazard map or
otherwise legally designated.
Design Flood Elevation (DFE)—Elevation of the design
flood, including wave height, relative to the datum specified on
the community's flood hazard map.
Dry Floodproofing—A combination of measures that results
in a structure, including the attendant utilities and equipment,
being watertight with all elements substantially impermeable
and with structural components having the capacity to resist
flood loads.
Enclosed Area or Enclosure—Confined area below the DFE,
formed by walls on all sides of the enclosed space.
Eroded Ground Elevation—Elevation of ground following
erosion.
Erodible Soil—Soil subject to wearing away, shifting, and
movement due to the effects of wind, water, or other geological
processes during a flood or storm or over a period of years.
Erosion—Wearing away of the land surface by detachment
and movement of soil and rock fragments during a flood or storm
or over a period of years, through the action of wind, water, or
other geologic processes.
Erosion Analysis—Analysis of the erosion potential of soil
or strata to include the effects of flooding or storm surge, moving
water, wave action, and the interaction of water and structural
components.
Essential Facility—Buildings and other structures that are
intended to remain operational in the event of extreme environ-
mental loading from flood, wind, snow, or earthquakes.
Existing Structure—Any .structure for which the start of
construction commenced before the effective date of the first
floodplain management code, ordinance, or standard adopted by
the authority having jurisdiction.
Fill—Material such as soil, gravel, or crushed stone that is
placed in an area to increase ground elevations (see Structural
Fill).
Flash Flood—Flood that crests in a short length of time and
is often characterized by high velocity flow; it often results from
heavy rainfall over a localized area, which overflows a confined
water course. A flood whose waters rise from within banks to 3
ft or more above banks in less than 2 hours shall be considered
a flash flood.
Flood or Flooding—General and temporary condition of
partial or complete inundation of normally dry land from (1) the
overflow of inland or tidal waters, or (2) the unusual and rapid
accumulation of runoff or surface waters from any source.
Flood Control Structure—Barrier designed and constructed
to keep water away from or out of a specified area (see Flood
Protective Works).
STANDARD 24-14
YES NO
NO
Structure
Designated
as a Historic
7Is
Structure?
YES
Consult Authority Having
Jurisdiction Over Historic
Structures
This Standard for
This Standard for
Flood Resistant NO
Retains
YES Flood Resistant
Design and
Historic
Design and
Designation?
Construction Does
Construction Applies
Not Apply
Fig. 1-1. Illustration of application of this standard.
Debris Impact Loads—Loads on a structure caused by flood -
borne debris striking the structure, or a portion thereof; often it
is sudden in nature and large in magnitude.
Design Flood—The flood associated with the greater of the
following two areas: (1) area within a floodplain subject to a 1%
or greater chance of flooding in any year, or (2) area designated
as a flood hazard area on a community's flood hazard map or
otherwise legally designated.
Design Flood Elevation (DFE)—Elevation of the design
flood, including wave height, relative to the datum specified on
the community's flood hazard map.
Dry Floodproofing—A combination of measures that results
in a structure, including the attendant utilities and equipment,
being watertight with all elements substantially impermeable
and with structural components having the capacity to resist
flood loads.
Enclosed Area or Enclosure—Confined area below the DFE,
formed by walls on all sides of the enclosed space.
Eroded Ground Elevation—Elevation of ground following
erosion.
Erodible Soil—Soil subject to wearing away, shifting, and
movement due to the effects of wind, water, or other geological
processes during a flood or storm or over a period of years.
Erosion—Wearing away of the land surface by detachment
and movement of soil and rock fragments during a flood or storm
or over a period of years, through the action of wind, water, or
other geologic processes.
Erosion Analysis—Analysis of the erosion potential of soil
or strata to include the effects of flooding or storm surge, moving
water, wave action, and the interaction of water and structural
components.
Essential Facility—Buildings and other structures that are
intended to remain operational in the event of extreme environ-
mental loading from flood, wind, snow, or earthquakes.
Existing Structure—Any .structure for which the start of
construction commenced before the effective date of the first
floodplain management code, ordinance, or standard adopted by
the authority having jurisdiction.
Fill—Material such as soil, gravel, or crushed stone that is
placed in an area to increase ground elevations (see Structural
Fill).
Flash Flood—Flood that crests in a short length of time and
is often characterized by high velocity flow; it often results from
heavy rainfall over a localized area, which overflows a confined
water course. A flood whose waters rise from within banks to 3
ft or more above banks in less than 2 hours shall be considered
a flash flood.
Flood or Flooding—General and temporary condition of
partial or complete inundation of normally dry land from (1) the
overflow of inland or tidal waters, or (2) the unusual and rapid
accumulation of runoff or surface waters from any source.
Flood Control Structure—Barrier designed and constructed
to keep water away from or out of a specified area (see Flood
Protective Works).
STANDARD 24-14
BUILDING PLANNING
located at or above the elevation required in Section R322.2
(flood hazard areas including A Zones) or R322.3 (coastal
high -hazard areas including V Zones). If replaced as part of
a substantial improvement, electrical systems, equipment
and components; heating, ventilating, air conditioning and
plumbing appliances and plumbing fixtures; duct systems;
and other service equipment shall meet the requirements of
this section. Systems, fixtures, and equipment and compo-
nents shall not be mounted on or penetrate through walls
intended to break away under flood loads.
Exception: Locating electrical systems, equipment and
components; heating, ventilating, air conditioning;
plumbing appliances and plumbing fixtures; duct sys-
tems; and other service equipment is permitted below the
elevation required in Section R322.2 (flood hazard areas
including A Zones) or R322.3 (coastal high -hazard areas
including V Zones) provided that they are designed and
installed to prevent water from entering or accumulating
within the components and to resist hydrostatic and
hydrodynamic loads and stresses, including the effects
of buoyancy, during the occurrence of flooding to the
design flood elevation in accordance with ASCE 24.
Electrical wiring systems are permitted to be located
below the required elevation provided they conform to
the provisions of the electrical part of this code for wet
locations.
R322.1.7 Protection of water supply and sanitary sew-
age systems. New and replacement water supply systems
shall be designed to minimize or eliminate infiltration of
flood waters into the systems in accordance with the plumb-
ing provisions of this code. New and replacement sanitary
sewage systems shall be designed to minimize or eliminate
infiltration of floodwaters into systems and discharges from
systems into floodwaters in accordance with the plumbing
provisions of this code and Chapter 3 of the International
Private Sewage Disposal Code.
R322.1.8 Flood -resistant materials. Building materials
used below the elevation required in Section R322.2 (flood
hazard areas including A Zones) or R322.3 (coastal high -
hazard areas including V Zones) shall comply with the fol-
lowing:
1. All wood, including floor sheathing, shall be pres-
sure -preservative -treated in accordance with AWPA
U1 for the species, product, preservative and end use
or be the decay -resistant heartwood of redwood,
black locust or cedars. Preservatives shall be listed in
Section 4 of AWPA U1.
2. Materials and installation methods used for flooring
and interior and exterior walls and wall coverings
shall conform to the provisions of FEMA/FIA-TB-2.
R322.1.9 Manufactured homes. New or replacement
manufactured homes shall be elevated in accordance with
Section R322.2 or Section R322.3 in coastal high -hazard
areas (V Zones). The anchor and tie -down requirements of
Sections AE604 and AE605 of Appendix E shall apply. The
foundation and anchorage of manufactured homes to be
located in identified floodways shall be designed and con-
structed in accordance with ASCE 24.
R322.1.10 As -built elevation documentation. A regis-
tered design professional shall prepare and seal documenta-
tion of the elevations specified in Section R322.2 or R322.3.
R322.2 Flood hazard areas (including A Zones). All areas
that have been determined to be prone to flooding but not sub-
ject to high velocity wave action shall be designated as flood
hazard areas. Flood hazard areas that have been delineated as
subject to wave heights between 11/2 feet (457 mm) and 3 feet
(914 mm) shall be designated as Coastal A Zones. All building
and structures constructed in whole or in part in flood hazard
areas shall be designed and constructed in accordance with
Sections R322.2.1 through R322.2.3.
R322.2.1 Elevation requirements.
1. Buildings and structures in flood hazard areas not
designated as Coastal A Zones shall have the lowest
floors elevated to or above the design flood elevation.
2. Buildings and structures in flood hazard areas desig-
nated as Coastal A Zones shall have the lowest floors
elevated to or above the base flood elevation plus 1
foot (305 mm), or to the design flood elevation,
whichever is higher.
3. In areas of shallow flooding (AO Zones), buildings
and structures shall have the lowest floor (including
basement) elevated at least as high above the highest
adjacent grade as the depth number specified in feet
on the FIRM, or at least 2 feet (610 mm) if a depth
number is not specified.
4. Basement floors that are below grade on all sides
shall be elevated to or above the design flood eleva-
tion.
Exception: Enclosed areas below the design flood eleva-
tion, including basements whose floors are not below
grade on all sides, shall meet the requirements of Section
R322.2.2.
R322.2.2 Enclosed area below design flood elevation.
Enclosed areas, including crawl spaces, that are below the
design flood elevation shall:
1. Be used solely for parking of vehicles, building
access or storage.
2. Be provided with flood openings that meet the fol-
lowing criteria:
2.1. There shall be a minimum of two openings on
different sides of each enclosed area; if a
building has more than one enclosed area be-
low the design flood elevation, each area shall
have openings on exterior walls.
2.2. The total net area of all openings shall be at
least 1 square inch (645 mm2) for each square
foot (0.093 m2) of enclosed area, or the open-
ings shall be designed and the construction
documents shall include a statement by a reg-
istered design professional that the design of
the openings will provide for equalization of
hydrostatic flood forces on exterior walls by
allowing for the automatic entry and exit of
68 2009 INTERNATIONAL RESIDENTIAL CODE®
storage) as being suitable for wet floodproofing. The NF1P
will allow these types of agricultural structures to be wet
floodproofed upon issuance of a variance from the community.
FEMA Technical Bulletin 7, Wet Floodproofing Requirements
for Structures Located in Special Flood Hazard Areas (FEMA
1993c) provides more information on this subject.
C1.5 BASIC DESIGN AND CONSTRUCTION
REQUIREMENTS
C1.5.1 General It is essential that the designer understand
the nature and magnitude of loads that will act on buildings
and structures during design flood conditions. See ASCE 7
Chapter 5 and commentary (Standard Reference ASCE/SEI
2010). Furthermore, it is essential that appropriate load combina-
tions be applied, especially for coastal areas (Coastal High
Hazard Areas and Coastal A Zones). Design wind loads may act
simultaneously with design flood loads in such areas. This is
usually not the case in riverine areas; however, in riverine and
lake floods of long duration where flood water depths and wide
areas of water or low geography create long fetches, wind -driven
waves may develop. In these areas, wave action may be impor-
tant and the requirements of Chapter 4 should be considered
reasonable for design and construction.
Although this standard is primarily intended for the design
and construction of buildings, many of its provisions are also
applicable to structures, such as gazebos, pavilions, bleachers,
grandstands, towers, and similar structures that are not buildings.
Such structures, if located in a flood hazard area, should be
designed to resist flood loads associated with the design flood
and should meet the applicable requirements of this standard.
Proper identification or calculation of design flood conditions
is required before foundation type and other aspects of design
can be considered. Design flood depths and velocities must be
specified with a reasonable degree of accuracy; otherwise, flood
forces computed during the design process will be unreliable. If
flood hazard maps and studies do not specify flood elevations
(e.g., as in the case of unnumbered A Zones) or flood discharge/
velocity information, other sources of floodplain information
should be consulted. Agencies listed in Section C1.3 should be
contacted. In the absence of flood elevation and other data from
FEMA or other agencies, professionals having the required
expertise should be consulted.
Siting of buildings and structures in flood hazard areas
involves land use and regulatory issues. The designer should
consult the local jurisdiction and other agencies with zoning,
land use, and regulatory authority to ascertain local and state
siting restrictions or conditions. Many jurisdictions or state gov-
eming authorities may prohibit construction or other develop-
ment activities in certain portions of the floodplain; many will
impose specific requirements on siting, design, and construction.
For example, some jurisdictions may require that new construc-
tion not cause any of the following to occur: (1) alter the flood
path, (2) increase the flood discharge, (3) increase the flood
velocity, (4) increase the flood elevation, (5) increase the area of
flood inundation, (6) reduce flood storage, or (7) reduce available
wetlands.
C1.5.2 Elevation Requirements The minimum required ele-
vation of buildings and structures (lowest floor, dry floodproof-
ing measures, flood damage -resistant materials, and location of
utility equipment) is a function of two factors: the type of flood
hazard area, and the Flood Design Class of the building or struc-
ture. Tables that specify the minimum elevations are found in
Chapter 2 (flood hazard areas other than Coastal High Hazard
Areas and Coastal A Zones), Chapter 4 (Coastal High Hazard
Areas and Coastal A Zones), Chapter 5 (flood damage -resistant
materials), Chapter 6 (floodproofing), and Chapter 7 (attendant
utilities and equipment).
In general, elevations are higher in Coastal High Hazard Areas
and Coastal A Zones, where the reference point on the building
is the bottom of the lowest horizontal structural member of the
lowest floor. In other flood hazard areas, the reference point is
the top of the lowest floor system.
Flood Design Class 4 buildings and structures are essential
facilities and warrant a higher level of protection than other
structures. The minimum elevation tables specify that Class 4
structures are to be elevated to the BFE plus 2 or 3 ft, or to the
DFE, or the 500 -year flood elevation, whichever is higher.
Flood Design Class 3 buildings and structures that pose a high
risk to the public or disruption to the community also warrant a
high level of protection, and the elevation tables specify the
minimum elevation to be BFE plus 1 or 2ft, or the DFE, which-
ever is higher.
Flood Design Class 2, which includes most buildings and
structures (including one- and two-family homes and town-
houses), is specified to have the lowest floor located at a minimum
elevation of BFE plus 1 ft, or the DFE, whichever is higher.
Flood Design Class 1 buildings and structures have the DFE
as the minimum elevation requirement (or DFE plus 1 ft if dry
floodproofed).
This standard requires buildings and structures to be elevated
higher than the minimum requirements of the NFIR The more
stringent elevation requirement is based on post -disaster obser-
vations and insurance claims data that indicate buildings
elevated to only the BFE are often subject to some degree of
flood damage. The conclusion is that a relatively small increase
in elevation not only reduces damage, thus facilitating more
rapid recovery, but also reduces the cost of federal flood
insurance.
C1.5.3 Foundation Requirements
C1.5.3.1 Geotechnical Considerations Foundation design
should be based on an accurate identification of underlying soil
and rock properties at the site of a proposed structure. Although
not required by many floodplain management ordinances or
other applicable construction standards, geotechnical investiga-
tions should be conducted at any construction site in a flood
hazard area where available geotechnical data are insufficient for
design purposes. Foundation design should take into account all
potential impacts of soil saturation (especially during conditions
of long duration flooding), consolidation, movement, expansion,
and erosion, including the effects of long-term erosion that may
occur at a site.
C1.5.3.2 Foundation Depth In addition to the requirements
contained in Chapters 2 and 4 of this standard, the designer can
refer to the body of literature dealing with flooding, flood -
induced erosion, and local scour, for example, USACE (2006),
Fowler (1993), and FHA (2012). The designer should consult
professionals experienced in hydraulic and sediment transport
analyses in the geographic area of interest.
C1.5.3.3 Foundation Walls and Wall Footings Use of foun-
dation walls below the minimum elevations specified by Table
2-1 is permitted only where the walls and wall footings are
designed and constructed to resist flood -related forces acting on
those walls so as not to jeopardize the stability or integrity of
the building or structure. In most instances, use of load bearing
walls in flood hazard areas susceptible to high velocity flow, high
velocity wave action, or other destructive flood forces will likely
40 STANDARD 24-14
LiMWA (Limit of
Moderate Wave Action)
Fig. C1-1. Schematic of the Coastal A Zone
Flash Flood—Flood hazard areas subject to conditions that
meet this definition are not separately identified on F1RMs or
identified in Flood Insurance Studies. These conditions generally
occur in areas where there is considerable topographic relief,
such as steeply sloping waterways in mountainous or hilly areas.
Flash flooding can also occur in waterways when intense rains
fall on headwater areas, particularly in and regions. Designers
may need to consult with local authorities or water resources
professionals to determine if historical events or anticipated
flooding conditions meet this definition. See commentary for
Section 3.3.
Flood Design Class—This standard requires all buildings and
structures within its scope to be assigned a Flood Design Class
(see Section C1.4.3). This is a significant change from previous
editions of this standard, which used the occupancy category
from earlier editions of ASCE 7.
Flood Hazard Boundary Map (FHBM)—First flood risk
map prepared by FEMA for a community, which identifies flood
hazard areas based on the approximation of land areas in the
community having a 1% or greater chance of flooding in any
given year.
Flood Insurance Rate Map (FIRM)—Official map on which
FEMA has delineated both the special flood hazard areas and the
risk premium zones applicable to a community. Many communi-
ties have multiple panels comprising the FIRM, and panels may
have different effective dates. Users should verify that the most
current effective map is used in determining flood hazard areas,
floodway areas, and BFEs. FEMA s online Map Service Center
is accessible at http://www.msc.fema.gov. Many states and com-
munities also provide online access to FIRMS.
Flood Insurance Study (FTS)—A report prepared by FEMA
to document the examination, evaluation, and determination of
flood hazards and, if appropriate, corresponding water surface
elevations, or an examination, evaluation, and determination of
mudslide (mudflow) or flood -related erosion hazards. The FIS
typically includes a section on discharges of streams studied,
water surface elevation profiles for floods of different frequen-
cies, and floodway data tables, which also include some velocity
information. For coastal communities, the FIS typically includes
water surface elevations for floods of different frequencies at
identified locations (transects) along the shoreline.
Floodplain Management Ordinance—Ordinance adopted
by the authority having jurisdiction to regulate development in
flood hazard areas. The ordinance addresses all development,
including development activities that are outside the scope of
this standard.
Floodproofing—Measures outlined in this standard may
apply to new construction or improvement or retrofit of existing
structures. Floodproofing is intended to protect areas within a
structure that are below specific elevations. The standard speci-
fies limitations on the use of dry floodproofing and wet
floodproofing.
Freeboard—Additional height used as a factor of safety in
setting the minimum elevation of a structure, or floodproofing
measures applied to a structure, to provide a higher level of
protection for certain structures based on importance (Flood
Design Class). Freeboard also is used to compensate for factors
that may increase flood heights and for uncertainties inherent in
determining flood frequencies and flood elevations. States and
communities may adopt freeboard requirements that exceed the
elevation requirements of this standard.
Functionally Dependent—Defined in the standard and used
in Section 6.3.1 where certain structures in close proximity to
water may be wet floodproofed. Designers should note that many
other structures that are typically located near water (such as
marina offices, chandlers, and bait and tackle shops) are not
specified in the definition. The definition in the standard is the
same as defined by the NFIP (44 CFR Part 59.1).
Flood Resistant Design and Construction 35
CHAPTER 5
MATERIALS
5.1 GENERAL
New construction and substantial improvements in flood hazard
areas shall be constructed with flood damage -resistant materials
below the elevations specified in Table 5-1. Flood damage -
resistant materials shall have sufficient strength, rigidity, and
durability to adequately resist all flood -related and other loads
unless designed to break away or as permitted elsewhere in this
standard.
Exposed structural and nonstructural construction materials,
including connections, shall be capable of resisting damage,
deterioration, corrosion, or decay because of precipitation, wind -
driven water, salt spray, or other corrosive agents known to be
present.
Structural and nonstructural construction materials, including
connectors and fasteners, below the elevations specified in Table
5-1 shall be capable of resisting damage, deterioration, corro-
sion, or decay because of direct and prolonged contact with
floodwaters associated with design flood conditions.
5.2 SPECIFIC MATERIALS REQUIREMENTS
FOR FLOOD HAZARD AREAS
5.2.1 Metal Connectors and Fasteners Metal plates, connec-
tors, screws, bolts, nails, and other fasteners exposed to direct
contact by floodwater, precipitation, or wind -driven water shall
be stainless steel or equivalent corrosion resistant material, or
hot -dip galvanized in accordance with ASTM A123/A123M
Standard Specification for Zinc (Hot -Dip Galvanized) Coatings
on Iron and Steel Products (ASTM 2012d), ASTM A153/A153M
Standard Specification for Zinc Coating (Hot -Dip) on Iron and
Table 5-1 Minimum Elevation below Which Flood
Damage -Resistant Materials Shall Be Used
Minimum Elevation in Flood Minimum Elevation in Coastal High
Flood Hazard Areas, Relative to Base Hazard Areas and Coastal A Zones,
Design Flood Elevation (BFE) or Design Relative to Base Flood Elevation (BFE)
Class' Flood Elevation (DFE) or Design Flood Elevation (DFE)
I DFE DFE
2 BFE + 1 ft or DFE,
BFE + 1 ft or DFE, whichever is
whichever is higher
higher
3 BFE + 1 ft or DFE,
BFE + 2ft or DFE, whichever is
whichever is higher
higher
4 BFE + 2ft or DFE, or
BFE + 2ft or DFE, or 500 -year
500 -year flood elevation,
flood elevation, whichever is
whichever is higher
higher
'See Table 1-1 for Flood Design Class descriptions.
Steel Hardware (ASTM 2009), ASTM A653/A653M Standard
Specification for Steel Sheet, Zinc -Coated (Galvanized) or Zinc -
Iron Alloy -Coated (Galvannealed) by the Hot -Dip Process
(ASTM 2011a), or ASTM A924/A924M Standard Specification
for General Requirements for Steel Sheet, Metallic -Coated by
the Hot -Dip Process (ASTM 2010a).
5.2.2 Structural Steel Steel pipe piles shall conform to ASTM
A252/252M Standard Specification for Welded and Seamless
Steel Pipe Piles (ASTM 2010b).
Steel H piles and steel sheet piling shall conform to ASTM
A572/A572M Standard Specification for High -Strength Low -
Alloy Columbium -Vanadium Structural Steel (ASTM 2012a) or
ASTM A690/A690M Standard Specification for High -Strength
Low -Alloy Nickel, Copper, Phosphorus Steel H -Piles and Sheet
Piling with Atmospheric Corrosion Resistance for Use in Marine
Environments (ASTM 2012b).
Rolled steel shapes other than H piles shall conform to ASTM
A36/A36M Standard Specification for Carbon Structural Steel
(ASTM 2008a), ASTM A572/A572M Standard Specification for
High -Strength Low -Alloy Columbium -Vanadium Structural Steel
(ASTM 2012a), and ASTM A992/A992M Standard Specification
for Structural Steel Shapes (ASTM 201 lb).
Cast steel shoes, where provided, shall conform to ASTM
A148/A148M Standard Specification for Steel Castings, High
Strength, for Structural Purposes (ASTM 2008b).
5.2.2.1 Corrosive Environments Structural steel exposed to
direct contact with saltwater, salt spray, or other corrosive agents
known to be present shall be hot -dipped galvanized after fabrica-
tion. Secondary components such as angles, bars, straps, and
anchoring devices shall be stainless steel or hot -dipped galva-
nized after fabrication in accordance with Section 5.2.1.
5.2.2.2 Noncorrosive Environments In areas where salt spray
and other corrosive agents are known not to be present, exposed
structural steel either shall meet the requirements of Section
5.2.2.1 or shall be primed, coated, plated, or otherwise protected
against corrosion due to direct contact with floodwaters, precipi-
tation, or wind -driven water.
Secondary components such as angles, bars, straps, and
anchoring devices shall be stainless steel or hot -dipped galva-
nized after fabrication in accordance with Section 5.2.1.
Damage to protective finishes and coatings caused by han-
dling or installation shall be repaired using procedures that result
in protection equivalent to the stated requirement.
5.2.3 Concrete Ingredients of concrete, including admixtures
and reinforcing steel, quality of concrete, and the design and
construction thereof shall comply with ACI 318 Building Code
Requirements for Structural Concrete and Commentary (ACI
Flood Resistant Design and Construction 19
Table 1-1 Flood Design Class of Buildings and Structures
Flood Design
Use or Occupancy of Buildings and Structures class
Buildings and structures that normally are unoccupied and pose minimal risk to the public or minimal disruption to the community should I
they be damaged or fail due to flooding. Flood Design Class 1 includes (1) temporary structures that are in place for less than 180 days,
(2) accessory storage buildings and minor storage facilities (does not include commercial storage facilities), (3) small structures used for
parking of vehicles, and (4) certain agricultural structures!
Buildings and structures that pose a moderate risk to the public or moderate disruption to the community should they be damaged or fail due
to flooding, except those listed as Flood Design Classes 1, 3, and 4. Flood Design Class 2 includes the vast majority of buildings and
structures that are not specifically assigned another Flood Design Class, including most residential, commercial, and industrial buildings.
Buildings and structures that pose a high risk to the public or significant disruption to the community should they be damaged, be unable to 3
perform their intended functions after flooding, or fail due to flooding. Flood Design Class 3 includes (1) buildings and structures in which a
large number of persons may assemble in one place, such as theaters, lecture halls, concert halls, and religious institutions with large areas
used for worship; (2) museums; (3) community centers and other recreational facilities; (4) athletic facilities with seating for spectators;
(5) elementary schools, secondary schools, and buildings with college or adult education classrooms; (6) jails, correctional facilities, and
detention facilities; (7) healthcare facilities not having surgery or emergency treatment capabilities; (8) care facilities where residents have
limited mobility or ability, including nursing homes but not including care facilities for five or fewer persons; (9) preschool and child care
facilities not located in one- and two-family dwellings; (10) buildings and structures associated with power generating stations, water and
sewage treatment plants, telecommunication facilities, and other utilities which, if their operations were interrupted by a flood, would cause
significant disruption in day-to-day life or significant economic losses in a community; and (11) buildings and other structures not included in
Flood Design Class 4 (including but not limited to facilities that manufacture, process, handle, store, use, or dispose of such substances as
hazardous fuels, hazardous chemicals, hazardous waste, or explosives) containing toxic or explosive substances where the quantity of the
material exceeds a threshold quantity established by the authority having jurisdiction and is sufficient to pose a threat to the public if
released."
Buildings and structures that contain essential facilities and services necessary for emergency response and recovery, or that pose a substantial 4
risk to the community at large in the event of failure, disruption of function, or damage by flooding. Flood Design Class 4 includes
(1) hospitals and health care facilities having surgery or emergency treatment facilities; (2) fire, rescue, ambulance, and police stations and
emergency vehicle garages; (3) designated emergency shelters; (4) designated emergency preparedness, communication, and operation centers
and other facilities required for emergency response; (5) power generating stations and other public utility facilities required in emergencies;
(6) critical aviation facilities such as control towers, air traffic control centers, and hangars for aircraft used in emergency response;
(7) ancillary structures such as communication towers, electrical substations, fuel or water storage tanks, or other structures necessary to allow
continued functioning of a Flood Design Class 4 facility during and after an emergency; and (8) buildings and other structures (including, but
not limited to, facilities that manufacture, process, handle, store, use, or dispose of such substances as hazardous fuels, hazardous chemicals,
or hazardous waste) containing sufficient quantities of highly toxic substances where the quantity of the material exceeds a threshold quantity
established by the authority having jurisdiction and is sufficient to pose a threat to the public if released b
Certain agricultural structures may be exempt from some of the provisions of this standard; see Section C1.4.3.
b Buildings and other structures containing toxic, highly toxic, or explosive substances shall be eligible for assignment to a lower Flood Design Class if it can
be demonstrated to the satisfaction of the authority having jurisdiction by a hazard assessment as described in Section 1.5.3 of Minimum Design Loads for
Buildings and Other Structures that a release of the substances is commensurate with the risk associated with that Flood Design Class.
vertical loads, including uplift and lateral loads in accordance
with the load combinations specified in Section 1.6.2.
Stringers or beams shall be attached to the substructure or
directly to piles, columns, piers, and walls with bolted or welded
connections such that a continuous load path is maintained.
Washers shall be used under all nuts and bolt heads bearing
directly on wood. All nuts, bolts, and washers shall be corrosion
resistant. Notches at the tops of timber posts and piles shall not
exceed 50% of the cross section of the post or pile.
Adequate anchorage shall be provided for storage tanks,
sealed conduits and pipes, lined pits, sumps, and all other similar
structures that are subject to flotation or lateral movement during
the design flood.
1.6 LOADS IN FLOOD HAZARD AREAS
1.6.1 General Design of structures within flood hazard areas
shall be governed by the loading provisions of ASCE 7 Minimum
Design Loads for Buildings and Other Structures (ASCE/SEI
2010).
Flood Resistant Design and Construction
Design and construction of structures located in flood hazard
areas shall consider all flood -related loads and conditions,
including the following: hydrostatic loads, hydrodynamic loads,
wave action; debris impact; rapid rise and rapid drawdown of
floodwaters; prolonged inundation; alluvial fan flooding; wave -
induced and flood -related erosion and local scour; deposition of
sediments; ice flows and ice jams; and mudslides in accordance
with requirements of this standard if specified, or if not specified
in this standard then in accordance with requirements approved
by the authority having jurisdiction. Design considerations shall
be documented and shall take into account the applicable flood -
related loads and conditions, and load combinations that will act
on the foundation and the structure.
1.6.2 Combination of Loads Flood loads shall be combined
with other loads as specified in ASCE 7 Minimum Design
Loads for Buildings and Other Structures (ASCE/SEI 2010),
either by using the allowable stress design method load
combinations or by using the strength design method load
combinations.
Table 2-1 Minimum Elevation of the Top of Lowest
Floor—Flood Hazard Areas Other Than Coastal High Hazard
Areas,' Coastal A Zones,' and High Risk Flood Hazard Areas'
Minimum Elevation, Relative to Base Flood Elevation (BFE)
Flood Design Class" or Design Flood Elevation (DFE)
11 DFE
2° BFE + 1 ft or DFE, whichever is higher
3° BFE + 1 ft or DFE, whichever is higher
4" BFE + 2 ft or DFE, or 500 -year flood elevation,
whichever is higher
'Minimum elevations shown in Table 2-1 do not apply to Coastal High
Hazard Areas and Coastal A Zones (see Table 4-1). Minimum elevations
shown in Table 2-1 apply to other high risk flood hazard areas unless specific
elevation requirements are given in Chapter 3 of this standard.
'See Table 1-1 for Flood Design Class descriptions.
`Flood Design Class I structures shall be allowed below the minimum eleva-
tion if the structure meets the wet floodproofing requirements of Section 6.3.
'For nonresidential buildings and nonresidential portions of mixed-use
buildings, the lowest floor shall be allowed below the minimum elevation if
the structure meets the dry floodproofing requirements of Section 6.2.
2.7 ENCLOSURES BELOW THE DESIGN
FLOOD ELEVATION
Enclosed areas that are used solely for parking of vehicles, build-
ing access, or storage shall be permitted below the DFE, pro-
vided the enclosed areas meet the requirements of this section.
2.7.1 Required Openings in Foundation Walls and Walls of
Enclosures Foundation walls and exterior walls that form
enclosures below the DFE that do not meet the dry-floodproofing
requirements of Section 6.2 shall contain openings to allow for
automatic entry and exit of floodwaters during design flood
conditions. Openings shall meet the requirements of Section
2.7.2 and Section 2.7.3.
2.7.1.1 Openings in Breakaway Walls Openings to allow for
the automatic entry and exit of floodwaters during design flood
conditions shall be installed in breakaway walls in all flood
hazard areas. Openings shall meet the requirements of Section
2.7.2 and be installed in accordance with Section 2.7.3.
2.7.2 Design of Openings Openings shall meet the non -
engineered opening requirements of Section 2.7.2.1 or the engi-
neered opening requirements of Section 2.7.2.2. Installation of
all openings shall meet the requirements of Section 2.7.3.
2.7.2.1 Non -Engineered Openings Non -engineered openings
shall meet the following criteria: (1) The total net open area of
all openings shall be at least 1 sq in. for each sq ft of enclosed
area, where the enclosed area is measured on the exterior of the
enclosure walls; (2) openings shall not be less than 3 in. in any
direction in the plane of the wall; and (3) the presence of louvers,
blades, screens, and faceplates or other covers and devices shall
not block or impede the automatic flow of floodwaters into and
out of the enclosed areas and shall be accounted for in the deter-
mination of the net open area.
2.7.2.2 Engineered Openings Engineered openings shall meet
the following criteria:
1. Each individual opening shall be designed to allow auto-
matic entry and exit of floodwaters during design flood or
lesser flood conditions;
2. The performance of engineering openings shall account for
the presence of louvers, blades, screens, grilles, faceplates,
or other covers and devices;
Table 2-2 Flood Opening Coefficient of Discharge'
Opening Shape and Condition
All shapes, partially obstructed during design flood'
0.20
Circular, unobstructed during design flood
0.60
Rectangular, long axis horizontal, short axis vertical, unobstructed
0.40`
during design flood
Square, unobstructed during design flood
0.35
Rectangular, short axis horizontal, long axis vertical, unobstructed
0.25'
during design flood
Other shapes, unobstructed during design flood
0.30
'Different coefficients of discharge shall be permitted: (1) where a designer
has performed detailed, opening -specific calculations, a coefficient of dis-
charge up to 10% different than given in Table 2-2 shall be permitted; or (2)
where laboratory testing or numerical modeling of flow through the opening
has been conducted, the resulting coefficient of discharge shall be permitted.
In no case shall a coefficient of discharge >0.60 be permitted.
'Openings shall be classified as partially obstructed if louvers, blades,
screens, grilles, faceplates, or other covers or devices are present during the
design flood.
`When the horizontal dimension is twice or more the vertical dimension, use
0.4; as the dimensions approach a square, interpolate from 0.4 to 0.35.
'When the horizontal dimension is half or less the vertical dimension, use
0.25; as the dimensions approach a square, interpolate from 0.25 to 0.35.
3. Openings shall not be less than 3 in. in any direction in the
plane of the wall;
4. The performance of engineered openings shall ensure that
the difference between the exterior and interior floodwater
levels shall not exceed 1 ft;
5. In the absence of reliable data on the rates of rise and fall,
assume a minimum rate of rise and fall of 5 ft/h; where an
analysis indicates the rates of rise and fall are greater than
5 ft/h, the total net area of the required openings shall be
increased to account for the higher rates of rise and fall;
where an analysis indicates the rates of rise and fall are less
than 5 ft/h, the total net area of the required openings shall
remain the same or shall be decreased to account for the
lower rates of rise and fall; and
6. The minimum total net area of the required openings in
enclosure walls shall be calculated using the equation
Aa = 0.033 (1/c)(R)(A.)
where
Ao = the total net area of openings required (in.)
0.033 = coefficient (in.' • h/ft3) corresponding to a factor of
safety of 5.0
c = opening coefficient of discharge given in Table 2-2
R = worst case rate of rise and fall (ft/h)
Ae = the total enclosed area (ft).
2.7.3 Installation of Openings Installation of openings shall
meet the following criteria:
1. Each enclosed area shall have a minimum of two
openings,
2. Openings shall be in at least two walls of each enclosed
area, -
3. The bottom of each opening shall be no more than 1 ft
above the higher of the final interior grade or floor and the
finished exterior grade immediately under each opening,
and
4. Openings meeting requirements of Section 2.7.2.1 or
Section 2.7.2.2 that are installed in doors and windows are
permitted.
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FEMA's National Flood Hazard Layer (Official)
Data from Flood Insurance Rate Maps (FIRMS) where available digitally. New NFHL FIRMette Print app available:
http://tinyurl.com/j4xwp5e
National Geospatial-Intelligence Agency (NGA); Delta State University; Esri I scott.mcafee@fema.dhs.gov
http:/tfema.maps.arcgis.com/home/webmap/print.htmi 1/1
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NANU F1E +
TOWN CLERK
2616 SEP -9 PM 2: 29
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: September 8, 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 30-16
Current Owner: Bruce M Kaplan and Madeline S. Kaplan,
Trustees of KAPLAN FAMILY NOMINEE TRUST
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with the office of the Nantucket Town Clerk.
An Appeal from this Decision may be taken pursuant to Section 17
of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by filing a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
__z2e�
Eleanor W. Antoniett1,
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 42.4.1, Parcel 28 Book 756, Page 54
8 Harbor View Way Shown as Lot 2
Residential Old Historic (ROH) Plan File 2014-41
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals held on August 11, 2016
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 Bruce M. Kaplan and Madeline S.
Kaplan, Trustees of KAPLAN FAMILY NOMINEE TRUST, 750 Hopmeadow Street,
Simsbury, Connecticut 06070, File No. 30-16.
2. Applicant is seeking relief by Special Permit pursuant to Zoning By-law Sections 139-
33.A and 139-17 to allow the alteration and extension of the pre-existing nonconforming
dwelling. The proposed work consists of lifting the structure to place it on a new foundation in
conformance with Federal Emergency Management Agency ("FEMA") regulations. The new
foundation will result in an increase in structure height on land subject to coastal storm flowage.
In the alternative, applicant seeks Variance relief to exceed the height limitations pursuant to
Zoning By-law Section 139-17. The Locus is situated at 8 Harborview Way, is shown on
Assessor's Map 42.4.1 as Parcel 28, and as Lot 2 in Plan File 2014-41. Evidence of owner's title
is recorded in Book 756, Page 54 on file at the Nantucket Registry of Deeds. The site is zoned
Residential Old Historic (ROH).
3. Our decision is based upon the application and accompanying materials, representations,
and testimony received at our public hearing. There was no Planning Board recommendation on
the basis that no matters of planning were presented. No opposition, written or oral, was
presented at the hearing.
4. Locus, as shown on record plot plan recorded as Plan No. 2014-41 with the Nantucket
Registry of Deeds (dated August 5, 2013 and prepared by Nantucket Surveyors, LLC), contains
7,371 square feet in the ROH district where minimum lot size is 5,000 square feet and has
adequate frontage. The Premises are improved with the subject dwelling and a garage structure
having a total ground cover ratio of approximately 25.5% in the ROH district where 50% is
allowed. The 2 1/2 story dwelling contains approximately 1,092 square feet of ground cover, and
has an approximate height of 30.7 feet. The garage contains approximately 784 square feet of
ground cover. Both structures are compliant as to all setbacks.
5. The subject structure is a pre-existing nonconforming dwelling having a height of 30.7
feet as determined from average mean grade where thirty (30) feet is the maximum height
allowed pursuant to By-law Section 139-17.A. As presented to the Board, the Applicant is
seeking relief to further exceed the maximum allowable height pursuant to Section 139-17.C(7),
2
recently amended by virtue of passage of Article 60 at the 2016 Annual Town Meeting, which
now reads:
The height of a structure which is situated within the "Areas of one -hundred -year
Flood" andlor "Areas of 100 -Year Coastal Flood with Velocity" as established
by the Federal Emergency Management Agency ("FEMA') and depicted upon
the Flood Insurance Rate Map promulgated by FEMA, as from time to time
revised, shall not exceed 30 feet above the minimum height at which the first
floor of the structure will conform with all applicable building codes and FEMA
requirements, [... I.
6. The property is located in Flood Zone AE -7 which carries a base floor elevation of seven
(7) feet. The existing dwelling is a wood framed structure with a finished floor elevation at six
(6) feet and thus a first floor frame that is currently not flood proof and shows signs of past flood
damage. Applicant is seeking approval to raise the existing foundation of a pre-existing non-
conforming dwelling in order to increase the base floor elevation by approximately forty (40)
inches in order to conform to FEMA requirements. The resulting height will be approximately
thirty-three (33) feet. The project also consists of new steps and railings which are appropriate to
the historic nature of this circa 1920 structure. The project benefits from approvals by the
Conservation Commission and the Nantucket Historic District Commission.
7. Based upon the foregoing presentation, the Zoning Board of Appeals made the finding
that the proposed extensions, alterations, and additions to the pre-existing nonconforming
dwelling upon the locus would not be substantially more detrimental to the neighborhood than
the pre-existing, nonconforming conditions thereon. Furthermore, the increase in height of
approximately 2.5 feet is necessary to protect the historic structure from further flood damage.
8. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested SPECIAL
PERMIT relief pursuant to By-law Sections 139-33 and 139-17 to alter the dwelling by lifting
the structure to place it on a raised foundation, thus resulting in an increase in the pre-existing
nonconforming height in order to render the structure conforming as to applicable FEMA
requirements. The relief herein is subject to the following conditions:
a. There shall be no exterior construction between Memorial Day and September
15th of any given year relative to the construction contemplated under this
decision.
SIGNATURE PAGE TO FOLLOW
3
Assessor's Map 42.4. 1, Parcel 28
8 Harbor View Way
Residential Old Historic (ROH)
Dated:W-2016
Nantucket, ss
Book 756, Page 54
Shown as Lot 2
Plan File 2014-41
Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
On the e4h day of So M6 2016, before me, the undersigned notary public,
personally appeared war Tao ,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.
a -
ffici 1 Signature and Seal of Notary ublic
My commission expires: IC) l Oq 1202-0
?s 00RIS C. STRANG
W �( Notery POW
Massachusetts
Commission EWores Oct 9.2020
4
TOWN OF NANTUCKET
� -r
BOARD OF APPEALS
0
C
NANTUCKET, MA 02554
0 c
s s -n --
r-
MEMORANDUM
Date: October 27, 2017
To: Town Clerk
From: Eleanor Weller Antonietti, Zoning Administrator
Re: Zoning Board Decision 930-16— TECHNICAL CORRECTION
Bruce M. Kaplan and Madeline S. Kaplan, Trustees
KAPLAN FAMILY NOMINEE TRUST
The above referenced ZBA Decision regarding 8 HARBOR VIEW WAY (Map 42.4.1, Parcel 28), filed
with the Town Clerk on September 9, 2016, requires minor modification to correct inadvertent
typographical errors. The corrections are shown as strike -out of the errors and insertion of the correct
information on Pages 2 and 3 of the Decision filed herewith. This minor modification will neither effect
the nature of the relief granted in the decision nor the completed appeal period. Please attach this page to
the front of the corrected Decision so that it may be re-recorded in its entirety as amended. Thank you.
Eleanor W. Antometti,
Zoning Administrator
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the Q� day of 00_4p6er , 2017, before me, the undersigned notary public..personally
appeared 0tanor Wdlev- r4onl I 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 signed the foregoing instrument
volu arily for the purpose therein expressed.
DORIS C. STRANG
4t�tYj 0 Notary Public
Offi,ial Signature and Seal of Nory Public ;� Commonwealth ofMassachusetia
My commission expires: iolo9 Zq?_o My Commission Ex irea Octebtr �, 2QZ0
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
NANTUCK"-
3 c TOWN CLERK
TOWN OF NANTUCKET 2015 SEP -9 PM 2: 30
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: September 8, 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 30-16
Current Owner: Bruce M. Kaplan and Madeline S. Kaplan,
Trustees of KAPLAN FAMILY NOMINEE TRUST
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with the office of the Nantucket Town Clerk.
An Appeal from this Decision may be taken pursuant to Section 17
of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by filing a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
1
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 42.4.1, Parcel 28 Book 756, Page 54
8 flarbor View Way Shown as Lot 2
Residential Old Historic (ROH) Plan File 2014-41
CORRECTED DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals held on August 11, 2016
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 Bruce M. Kaplan and Madeline S.
Kaplan, Trustees of KAPLAN FAMILY NOMINEE TRUST, 750 Hopmeadow Street,
Simsbury, Connecticut 06070, File No. 30-16.
2. Applicant is seeking relief by Special Permit pursuant to Zoning By-law Sections 139-
33.A and 139-17 to allow the alteration and extension of the pre-existing nonconforming
dwelling. The proposed work consists of lifting the structure to place it on a new foundation in
conformance with Federal Emergency Management Agency ("FEMA'') regulations. The new
foundation will result in an increase in structure height on land subject to coastal storm flowage.
In the alternative, applicant seeks Variance relief to exceed the height limitations pursuant to
Zoning By-law Section 139-17. The Locus is situated at 8 Harborview Way, is shown on
Assessor's Map 42.4.1 as Parcel 28, and as Lot 2 in Plan File 2014-41. Evidence of owner's title
is recorded in Book 756, Page 54 on file at the Nantucket Registry of Deeds. The site is zoned
Residential Old Historic (ROH).
3. Our decision is based upon the application and accompanying materials, representations,
and testimony received at our public hearing. There was no Planning Board recommendation on
the basis that no matters of planning were presented. No opposition, written or oral, was
presented at the hearing.
4. Locus, as shown on record plot plan recorded as Plan No. 2014-41 with the Nantucket
Registry of Deeds (dated August 5, 2013 and prepared by Nantucket Surveyors, LLC), contains
7,371 square feet in the ROH district where minimum lot size is 5,000 square feet and has
adequate frontage. The Premises are improved with the subject dwelling and a garage structure
having a total ground cover ratio of approximately 25.5% in the ROH district where 50% is
allowed. The 2 1/2 story dwelling contains approximately 1,092 square feet of ground cover, and
has an approximate height of 30.7 feet. The garage contains approximately 784 square feet of
ground cover. Both structures are compliant as to all setbacks.
5. The subject structure is a pre-existing nonconforming dwelling having a height of 39.-7
30.8 ± feet as determined from average mean grade where thirty (30) feet is the maximum height
allowed pursuant to By-law Section 139-17.A. As presented to the Board, the Applicant is
seeking relief to further exceed the maximum allowable height pursuant to Section 139-17.C(7).
2
recently amended by virtue of passage of Article 60 at the 2016 Annual Town Meeting, which
now reads:
The height of a structure which is situated within the "Areas of one -hundred -year
Flood" and/or "Areas of 100 -Year Coastal Flood with Velocity" as established
by the Federal Emergency Management Agency ("FEMA') and depicted upon
the Flood Insurance Rate Map promulgated by FEMA, as from time to time
revised, shall not exceed 30 feet above the minimum height at which the first
floor of the structure will conform with all applicable building codes and FEMA
requirements, [... ].
6. The property is located in Flood Zone AE -7 which carries a base floor elevation of seven
(7) feet. The existing dwelling is a wood framed structure with a finished floor elevation at six
(6) feet and thus a first floor frame that is currently not flood proof and shows signs of past flood
damage. Applicant is seeking approval to raise the existing foundation of a pre-existing non-
conforming dwelling in order to increase the base floor elevation by approximately forty (40)
inches (3'4"±) in order to conform to FEMA requirements. The resulting height will be
approximately thirty throe (33) thirty four feet, four inches (34'4"±). The project also consists
of new steps and railings which are appropriate to the historic nature of this circa 1920 structure.
The project benefits from approvals by the Conservation Commission and the Nantucket Historic
District Commission.
7. Based upon the foregoing presentation, the Zoning Board of Appeals made the finding
that the proposed extensions, alterations, and additions to the pre-existing nonconforming
dwelling upon the locus would not be substantially more detrimental to the neighborhood than
the pre-existing, nonconforming conditions thereon. Furthermore, the increase in height of
approximately 1-53.5 feet is necessary to protect the historic structure from further flood damage.
8. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested SPECIAL
PERMIT relief pursuant to By-law Sections 139-33 and 139-17 to alter the dwelling by lifting
the structure to place it on a raised foundation, thus resulting in an increase in the pre-existing
nonconforming height in order to render the structure conforming as to applicable FEMA
requirements. The relief herein is subject to the following conditions:
a. There shall be no exterior construction between Memorial Day and September
15"' of any given year relative to the construction contemplated under this
decision.
I NATURE PAGE T F LLOW
3
Assessor's Map 42.4. 1, Parcel 28
8 Harbor View Way
Residential Old Historic (ROH)
Dated: q g ,2016
Nantucket, ss
Book 756, Page 54
Shown as Lot 2
Plan File 2014-41
Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
On the 84h day of Sqnib , 2016, before me, the undersigned notary public,
personally appeared EAW 1rJ Tani 2 , 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.
jt��.44 P_ 4��W_
ffici 1 Signature and Seal of Notary ublic
My commission expires: (p L CM 12,E
Yip* DORIS C. STRANG
Notify POW
Messeehusetts
Commission Expires Od 8.2020
Bk: 01557 Pg: 260
j`l��
1�1
20 6 WO N A N T4JC-KE
Bk: 1667 FT 260 Page: 1 of 4 TOWN CLERK
Doc: SP 10/03/2016 09:16 AM
2616 SEP -9 PH 2: 29
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 42554
Date: Sept nber 8 2016
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 30 16
Current Owner: Bruce M. KaPlan and Madeline S. Kaplan.
Trustees of KAPLAN FAMILY NOMINEE TRUST
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with the office of the Nantucket Town Clerk.
An Appeal from this Decision may be taken pursuant to Section 17
of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by filing a
complaint in Land Court within TWENTY (20) days after this day's
date. Notice of the action with a copy of the complaint and
certified copy of the Decision must be given to the Town Clerk so
as to be received within such TWENTY (20) days.
Eleanor W . Aritoaietti ,
Zoning Administrator
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCE'S 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.
Bk: 01557 Pg: 261
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.4.1, Parcel 28
8 Harbor View Way
Residential Old Historic (ROH)
Book 756, Page 54
Shown as Lot 2
Plan File 2014-41
DF,C� 1SION:
I . At a public hearing of the Nantucket Zoning Board of Appeals held on August 11, 2016
at 1:00 P.M., in the Conference Room, at 4 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following Decision on thNOMIion of Bruce M. NEE TRUST, I75Q1an and Hopm doweline Street,
S.
Kaplan, Trustees of KAPLAN FAMILY
Simsbury, Connecticut 06070, File No. 30-16.
2. Applicant is seeking relief by Special Permit pursuant to Zoning By-law Sections 139-
33.A and 139-17 to allow the alteration and extension of the pre-existing nonconforming
dwelling. The proposed work consists of lifting the structure to`ace it n ulatio new ounThe new
in
conformance with Federal Emergency Management Agency (F g
foundation will result in an increase in structure height on land subject to coastal storm flowage.
In the alternative, applicant seeks Variance relief to exceed the height limitations pursuant to
Zoning By-law Section 139-17. The Locus is situated at 8 Harborview Way, is shown on
Assessor's Map 42.4.1 as Parcel 28, and as File
Regostry41. of Deeds cThe e of site eris'zoned
s title
is recorded in Book 756, Page 54 on file at the Nantucket
Residential Old Historic (ROH).
3. Our decision is based upon the application and accompanying materials, representations,
and testimony received at our public hearing. There was no Planning Board recommendation on
the basis that no matters of planning were presented. No opposition, written or oral, was
presented at the hearing.
4. Locus, as shown on record plot plan recorded as Plan No. 2014-41 with the Nantucket
Registry of Deeds (dated August 5, 2013 and prepared by Nantucket Surveyors, LLC), contains
7,371 square feet in the ROH district where minimum lot size is 5,000 square feet and has
adequate frontage. The Premises are improved with the subject dwelling and a garage structure
having a total ground cover ratio of approximately 25.5% in the ROH district where 50% is
allowed. The 2 `/Z story dwelling contains approximately
lOsquare92 f
has an approximate height of 30.7 feet.The contains approximately S square feet o
ground cover. Both structures are compliant as to all setbacks.
5. The subject structure is a pre-existing nonconforming dwelling hvis ing a height
of 30.7
feet as determined from average mean grade where thirty ( )
ight
allowed pursuant to By-law Section 139-17.A. As presented to
otheBo Section 139-17.C(7),oard, the Applicantis
seeking relief to further exceed the maximum allowable height pursuant
'r Bk: 01557 Pg: 262
recently amended by virtue of passage of Article 60 at the 2016 Annual Town Meeting, which
now reads:
The height of a structure which is situated within the "Areas of one -hundred year
Flood" and/or "Areas of 100 -Year Coastal Flood with Velocity" as established
by the Federal Emergency Management Agency ("FEMA ") and depicted upon
the Flood Insurance Rate Map promulgated by FEMA, as from time to time
revised, shall not exceed 30 feet above the minimum height at which the first
floor of the structure will conform with all applicable building codes and FEMA
requirements, (... J.
6. The property is located in Flood Zone AE -7 which carries a base floor elevation of seven
(7) feet. The existing dwelling is a wood framed structure with a finished floor elevation at six
(6) feet and thus a first floor frame that is currently not flood proof and shows signs of past flood
damage. Applicant is seeking approval to raise the existing foundation of a pre-existing non-
conforming dwelling in order to increase the base floor elevation by approximately forty (40)
inches in order to conform to FEMA requirements. The resulting height will be approximately
thirty-three (33) feet. The project also consists of new steps and railings which are appropriate to
the historic nature of this circa 1920 structure. The project benefits from approvals by the
Conservation Commission and the Nantucket Historic District Commission.
7. Based upon the foregoing presentation, the Zoning Board of Appeals made the finding
that the proposed extensions, alterations, and additions to the pre-existing nonconforming
dwelling upon the locus would not be substantially more detrimental to the neighborhood than
the pre-existing, nonconforming conditions thereon. Furthermore, the increase in height of
approximately 2.5 feet is necessary to protect the historic structure from further flood damage.
8. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested SPECIAL
PERMIT relief pursuant to By-law Sections 139-33 and 139-17 to alter the dwelling by lifting
the structure to place it on a raised foundation, thus resulting in an increase in the pre-existing
nonconforming height in order to render the structure conforming as to applicable FEMA
requirements. The relief herein is subject to the following conditions:
a. There shall be no exterior construction between Memorial Day and September
15"' of any given year relative to the construction contemplated under this
decision.
Assessor's Map 42.4. 1, Parcel 28
8 Harbor View Way
Residential Old Historic (ROH)
Dated: 9 g ,2016
I CERTIFY THAT 2 DAYS HAVE ELAPSED AFTER
THE DECISION WAS FILED IN THE OFFICE OF THE
TOWN CLERI , AND THAT NO.APPEAL HAS BEEN
FILED, PURSUANT TO GENERAL LAWS IOA,SECTION 11
.•r/�,5� j , t� p
OrT n x;20
Bk: 01557 Pg: 263
Book 756, Page 54
Shown as Lot 2
Plan File 201441
Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss
On the 811 day of Sa m� , 2016, before me, the undersigned notary public,
personally appeared EAwLr ooI e , 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.
Ji,�I,A a
ffici 1 Si ;nature and Seal of No ublic
My commission expires: 1c) c q lZpZp
DORIS C. STRAND
Notary hwc
malsakesm
COMMISSIN flow Od S• 2020
TEST A TRUE COPY
NANTUCKET TOWN CLERK
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