HomeMy WebLinkAbout24-19 26 Sesapana RoadTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $450.00 File No.
Owner's name(s): Edward F. Ahneman, III and Lucia T. Ahneman
Mailing address: 26 Sesapana Road, Nantucket, MA 02554
Phone Number: 508-228-0771
Applicant's name(s): Same
Mailing Address: Same
E -Mail: John@gliddenandglidden.com
Phone Number: 508-228-0771 E -Mail: John@gliddenandglidden.com
Locus Address: 26 Sesapana Road Assessor's Map/Parcel: 68 / 98
Land Court Plan/ Pla Book & age inlaft File NO.: Lot 17, Land Court Plan No.
14664-C.
Deed v e fe fe fe iCerdficate of Title: Certificate of Title No. 14619
Zoning District: LUG -3
Uses on Lot- Commercial: No Yes (describe)
Residential: Number of dwellings: 1 Duplex Apartments
Date of Structure(s):
Building Permit Numbers:
State below or attach a separate addendum of specific special permits or variance relief
applying for:
See attached Addendum A
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:/�' '/�' AL Owner*
SIGNATURE:
Azpp1ieai=tt/AtLomey/Ageftt,&
*If an Attorney or other 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 --LL Planning Board.–/–/– Building Dept.:–/–/– By:
Fee deposited with Town Treasurer:–/—J_ By: Waiver requested:
Granted:_/_/_ Hearing notice posted with Town Clerk: _/_/_ Mailed:—/--/—
I&M_/_/_ &_/_/_ Hearing(s) held on:_/_/_ Opened on :—/—/_
Continued to:_/_/_ Withdrawn:_/_/_ Decision Due By:_/_/_
Made:_/_/_ Filed w/Town Clerk:—/--/— Mailed: --/--J—
Addendum A
The Applicants, Edward F. Ahneman and Lucia T. Ahneman ("Ahneman"), are the
record title holders to the property 26 Sesapana Road, Nantucket, MA 02554 by virtue of
Certificate of Title No. 14,619 registered at the Nantucket Registry District of the Land
Court.
The Locus presently contains a single-family dwelling and garage on a nonconforming
lot. The structures thereon are nonconforming with respect to Ground Cover ratio,
having a ground cover ratio of approximately 5.66% (1,726 +/- sf) in a zoning district
that allows for a maximum ground cover ratio of 3% or 1,500 sf for undersized lots,
whichever is greater. The lot is nonconforming with respect to the LUG -3 intensity
regulations, having approximately 30,496 square feet in a zoning district that requires a
minimum lot size of 120,000 sf. The lot also has 165 feet of frontage on Sesapana Road
in a district that requires 200 feet of frontage. The Locus was part of a subdivision that
allowed for such subminimum lots and nonconformities.
The Applicants are requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139-33A.(4) to allow for the expansion of the single-family dwelling and to
increase the ground cover to 2,266 +/- sf or a ground cover ratio of 7.4%. In the
alternative, the Applicants are requesting Variance relief pursuant to Section 139-32 from
the intensity regulations in Section 139-16 in order to expand said structure and increase
the ground cover above what is ordinarily allowed in LUG -3. A copy of the draft site
plan showing the increase in ground cover is attached hereto as Exhibit B.
The property has the benefit of a Special Permit from the Nantucket Zoning Board of
Appeals (Decision No. 061-11) whereby the Board of Appeals allowed the Applicants to
construct a single -story garage and increase their ground cover ratio. It was noted in said
decision that the Zoning Board of Appeals treated the lots in the Sesapana/Tawpoot
neighborhood as having the benefit of the intensity regulations of the R-20 zoning district
and, as such, allowing a ground cover ratio of up to 12.5%. Said decision is attached
hereto as Exhibit C. As shown on the attached Exhibit B, said addition will be outside of
all setbacks and otherwise conform with the intensity regulations of the LUG -3 zoning
district. Said alterations have been approved by the Historic District Commission by
virtue of Certificate of Appropriateness Number 72817.
Therefore, the proposed addition will not be substantially more detrimental to the
neighborhood because the proposed ground cover ratio and addition per the site plan
attached as Exhibit B will still be under the 12.5% which is customarily allowed in this
subdivision.
73't To
TA
sEs/9PANA
MINIMUM LOT SIZE:
120,000 S.F.
KP00T RD DHCB
200 FT.
FRONTYARD SETBACK:
35 FT.
FND,
20 FT.
ALLOWABLE G.C.R.:
3% (1500 S.F./Ch.139-33E(2)(b))
EXISTING G.C.R.:
S 79'24'15"
-vOAo
7.4% t(2,266ts.f.)
FOR PROPERTY LINE DETERMINATION
F
RELIES ON CURRENT DEEDS AND
PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
I 165,00•
a
I I
I
DHCB
FIND.
� I
LOT 17
I
i
AREA =JO, 496±S. F.
I
�
M
I
/
-kj
o� 0 3
s*SF
l W Fsr° 26't
; t
� J
4113
4i
a
c�fA,y�Tgpr\
sD':
Shower
e
�v
St°ll
r �`
b2C�i.
h
2
.::'.REZ ". •"'..S,t .. DECK TO BE MOVED ry
HVAC
165.02.
PROGRESS PRINT NAN77i sa-e6 N 78 26'2 4yy
�E7 /SCANOS CANO
AUG. 12, 2019 BANK
NOTE: LOT SHOWN HEREON PREDATES
CURRENT ZONING.
NOTE: THIS LOT IS SUBJECT TO AND HAS THE BENEFIT OF A
SPECIAL PERMIT GRANTED BY THE Z.B.A. AND RECORDED AS
LC.DDC.#135858, AND A CORRECTION RECORDED AS L.C.DOC.#137110.
OVERLAY DISTRICT: PUBLIC WELLHEAD RECHARGE
CURRENT ZONING:
LUG -3
MINIMUM LOT SIZE:
120,000 S.F.
MINIMUM FRONTAGE:
200 FT.
FRONTYARD SETBACK:
35 FT.
SIDE AND REAR SETBACK:
20 FT.
ALLOWABLE G.C.R.:
3% (1500 S.F./Ch.139-33E(2)(b))
EXISTING G.C.R.:
5.66% t(1,726fs.f.)
PROPOSED G.C.R.:
7.4% t(2,266ts.f.)
FOR PROPERTY LINE DETERMINATION
THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND
PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
PLOT PLAN TO ACCOMPANY
A Z. B.A. APPLICA 77ON FOR
#26 SESAPANA ROAD
/N
NANTUCKET, MASSACHUSETTS
SCALE.- 1 "=30"
DEED REFERENCE.• CERT.#14, 619
PLAN REFERENCE.- L.C.PL.#14664—C
ASSESSORS REFERENCE-
MAP.- 68 PARCEL: 98
PREPARED FOR. -
ED WA RD
DR.•EDWARD F. AHNEMANN, III &
LUCIA T. AHNEMANN
EARLE & SULLIVAN, INC.
PROFESSIONAL LAND SURVEYORS
6 YOUNCS WAY
NANTUCKET, MA. 02554
506-332-4808 ES -49
IUWH aFlU UOUflly UI INWILUGKt✓L, IVI/A /-1UYUot Lo' GUl-�
26 Sesapana Road
` y12
s
68 9 -
g8 27
29 6890
25 8 92
liB 1 17
SESAPANA e,
S£SAPANA Ro - -
68 87
28
,` 6898
26 -
8-
7-14
2
68 96
22
1"=125ft
68 86
60
4768560, �•�;
_
IR.
..
Property Information
Property ID 68 98
_d
Location 26 SESAPANA RD
Owner AHNEMAN EDWARD F III & LUCIA T
' ~
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.
Geometry updated 11/13/2018
Data updated 11/19/2018
1"=125ft
CERTIFICATE NO: O DATE ISSUED: _; !/ �f !�
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 filled out in ink. An application is hereby made for issuance of a Certificate of Appropriateness under Chapter 395 of the Acs and
Resolves of Mass., 1970, for proposed work as described herein and on plans, drawings and photographs accompanying this application and made part hereof by reference.
The certificate is valid for three years from date of issuance. No structure may differ
from the approved applicaton. Violation may impede issuance of Certificate of FOR FFICE USE ONLY C -i
Occupancy.
PROPERTY DESCRIPTION Date application received: ��� !� Fee Paid: S ! Z r
TAX MAP N°: & �) by: /)PARCEL N°. S Must be acted on 1 C 5 �l
Street& Number of Proposed Work: `(O 6KSQ-0a-v-Q� %Z U/ Extended to:
_ r
Owner of record: E.- Qum 6.1`- 0 -.1- Lo C.I k t-%tJ E.P-( prtj Approved:_ L� Disapproved: _
Mailing Address: 2 13 Se so -P O_U g_ Chairman:
t ru (,LC t -t Member:
Contact Phone #: E`mail: Member:
AGENT INFORMATION (if applicable) Member:
Name: LIJ lid S ('c r Member:
Notes - Comments - Restrictions - Conditions
Mailing Address: 1
, f r •
Contact Phone #: ? _1k ( / U i E-mail:
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentation.
❑ New Dwelling �pddition ❑ Garage ❑ Driveway/Apron ❑ Commercial ❑ Historical Renovation ❑ Deok/Paro ❑ Steps ❑ Shed
❑ Color Change ❑ Fence ❑ Gate ❑ Hardscaping ❑ Move Building ❑ Demolition ❑ Revisions to previous Cert fyo,
❑ Pool (Zoning District _) ❑ Roof ❑ Other .�
Size of Structure or Addition: Length: Sq. Footage 1 st floor: I Z E> Decks/Patio: Size: :240 �E U tfigl f=r C 2nd floor
Width: Sq. footage 2nd floor: :� Size: ❑ lstfloor ❑ 2nd floor
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North / South East / W=s;
Height of ridge above final anis grade: North South 7 r - CP rr East West
Additional Remarks A opf 11.0
REVISIONS' 1. East Elevation
Historic Name: I
2. South'Elevation-
Original Date: _ (describe)
3. West Elevation
Original Builder:
4. North Elevation - hl _D tt.I-t �� Zi
Is there an HDC survey form for this building attached? ❑ Yes ❑ NIA
'Cloud on drawings and'submit photographs of existing elevations.
DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed _ r�' ❑ Block ❑ Block Parged ❑ Brick (type) CB Poured Concrete ❑ Piers
Masonry Chimney: ❑ Block Parged ❑ Brick (type) 0 Other
Roof Pitch: Main Mass /12 Secondary Mass �/12 Dormer �/l2 Other
Roofing material: ❑Asphalt: ❑Architectural Fence: Height:
❑ Wood (Type: Red Cedar, White Cedar, Shakes, etc.) Type:
Length:
Skylights (flat only): Manufacturer Rough Opening Size Location_
Manufacturer Rough Opening f Size Location_
Gutters: LC7'Wood ❑Aluminum ❑ Copper ❑ Leaders (material) C-0 O' (J Fr so
Leaders (material and size):
Sidewall: R'V�hite cedar shingles ❑ Clapboard (exposure: inches) Front ❑ _Side C
❑ Other
Trim: A. Wood ❑ Pine ❑ Redwood Cedar ❑ Other 6J i W
B. Treatment ❑ Paint ❑ Natural to weather []Other
C. Dimensions: Fascia (k (n Rake 1
..11 � Soffit (Overhang) Corner boards � +' S Frieze
F-ft,STJT[ Window Casing
(G�I 4 Door Frame Columns /Posts: Round Square
sn�ix x
Windows': 2" ouble Hung ❑ Casement 1J All Wood`19tther FIX 4-0
❑ True Divided Lights(muntins), single pane DL's (Simulated Divided Lights) Manufacturer
Doors' (type and material): ❑TDL P'SDL Front Rear Side
Garage Door(s): Type Material
Hardscape materials: Driveways Walkways Walls
Note: Complete door and window schedules are required.
COLORS
Sidewall G 0 AI &I $ Ur-- Clapboard (if applicable) Roof �) R TC (� E y I S of f? FY
Trim IU Sash 41-107D1-18- HAKE( EKf&Doors 1•-1f37td gt[(S7) -$AAI'X
Deck fL L V 4 G E Kt S T)t f 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 com liance 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 revision to thr application will initiate a new, sixty-day review period. ��
1 Date 11S 15Signature of owner of record P/" �'�— Signed under penalties of perjury
rill
i� 11M'llfglYMrM �OMOr wigvdv i K
III. �....._ •ss x• •w �.r ••■ {0 f
m
i
-� � ^•
a a
�
_
SII
a _
�a
s
1
� _
c
e
_
u
t lllllllllMIM H
VN•inuiurw low" r W Nof
is
----
_
�'''�� J s..r�e [• �r w..;•a •• �,
�......��..� Ips I�r �.�a •
f.i
u8c'O"1ff1mm" --� --
rc EiP
FHE
S i l l i l l l l l 1, I( i vM as�urw �owr rwwss �c I I„
Iliilll 44
n YW rss Lr •w nr, •�.•w r "� f
S
A33000d123KNMflLO rl I'
��� �4E t0 •1�'i�� 1 •r i (y
I • Q
1!i!i5!1''!i�iiiij �ijij; 'iij • _
'i'i!i'i i1!i'd0iy�?tilli 4V,�•._ ! - _
o� �N111
II liljl Ilhi� 4ir!!I!!!il!I! Illaa 11 YYYY ;;�_ -
i G. i !III YYYY
11 i gl,liiIOf I�Itiji f�i ,G'•,i,l,l,l = o� � . -�
� ,�I'I'I'lll'll 111111 III ' I�111111 1
ME—
'4!11111111111 VIII I
�� 9111111111 VIII I h� -
,I�j1,111�j11111111111111
Id ,1,11111111111111111 1 -1 III!!�I� I �� � I �-
1,�11111111111111111111 �JI�IJ1,1, YYYY
= 11 11111111111111111111111 I IE�!1,1 , � �'�
11�11j111111111�j 111111111 '�
a!;l1j111111111y1111111111 .�liii�
G,!p1,j111111111h1111111111 C �
,,,.,,,I11111,11III1I11,1111 �J I�1 ����� �
�INlllll�l�llllryl�lll�lll 14 i�l� 11'==—� � I z-�_�"=
1 1 i1i1i11i1i111i1i1i i1
i 111111111111111 Ill I�I��lil�i', ' �` . , �`�
111 1111111111111111;1111r .:o l i I I 1 -
I,��jal
li � ilili�1i44�1i41ilili 1I�y y I :::C � �= � -
1, �,IIIIIIIIIIII �1"111 --YY � -_
1 nu1y11yyyyyllyyl ri I�11 � tw� q .- ,_ -
—
III�I�I
I1 I1�1 i=�,i�i til it il�i4i1 ��• -
I I 11111
-
�1� 1� iNi111�1�
11 11 III 11 a la all { f € IRA-�
11 II 11111 111111, IIh a YYYY ,�
'�. '�. � � 11M Ynl71YMrM b1r011 •MrlriK ft
13iiOVd Asx*nAmm •''' .:.:. . w .,,.,... j ray
Town of Nantucket
Zoning Board of Appeals
v LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER..... v/!�"�� ("..........................................
LING ADDRESS.••• v .�... S C`:S/� %�f .............Al........ bi —j �� ��5�
MAI
PROPERTY LOCATION.... �.6..... S �� ..................-•••.••••
ASSESSOR MAP/PARCEL ......... (�.9.-.Y.3......................................
.......... 4 /z
SEE ATTACHED PAGES
I certify that the foregoing is a list of 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, all as they appear on the most recent applicable
tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A
Section 139-2
-4' OFFICE
DATE ASSESSOR S
Town of Nantucket
(D
m
z
m
K,
K!
K: K� K�
z
>z
Z�
w. cn:
(n,: (j) u)
'o
> >
k cn�
z
cn
M� M �
M ; M M
M � M
M
y
Z�
`M
rn . >
7, \ƒ%ƒƒ
>;U;
C) ", z
: 7m�
M
0:
M �
C)
C --f
U)i M�
. a
--i � M
M� 0Z;
I
ow En
U,
@%/%«\//&%&
-0�
-U.
cn z
j� 7�
x —,
W K
> >� >1
g: C>O
C)i
mz M,
;U: ,
—; "
5;� >:
z Z,
>
z Z, z
> > >
Z: Z:
>:
6»$36//ƒ»%»
XX:
;0:: � ;U:
X� X
m
w
Z M
po
>
m
C� Z�
z
> E
>l
co
Z,.
0 m
)::
¢\ƒ2/ƒ%2/\z
>
o
Z�
I 01
En:
m ;u
m
co m
rn
m z
Z >
z
.......
U)� K
....
>
Z,
m
m
S
M,
m
rTl
>1
m
m
Z.
...........
v): cn
m M,
w
m
cn
M�
U)i cn
m M�
M:
m
ou
0� Z�
C i
f) cn
> >
-u
0 z >
m U).
>
cn, ri).
> >
cn -U�
> 0
> M
-V� D�
-U.
cn,
%z0
\A$$/%%%%s/
>
z
;U >
z
> >
>>0,M
z z
a)�
> 0,
Z�
cn; M
M,
>
>
>
> ;u
5, >,
;u ;o
>1
;u
M: >
m <
Z, 0
-4 m
K.
m
K,
K!
K: K� K�
>
w. cn:
(n,: (j) u)
> >
z
cn
M� M �
M ; M M
M � M
M
Ln w ch
rn . >
m
m (j'
Ln
Cri cW Ln
0
Co.
Ln-
cii
ul: cW cmn: (mji
t. t
ow En
U,
0
w. cn:
(n,: (j) u)
z
cn
M� M �
M ; M M
M � M
M
M
rn . >
u) u)l
> >
cn� cn
> 5 > U>)
U>):
U>)
U>)
cn:l
(>J)
-u 0
-U� -u -0
-U� -U,
-0�
-U.
8:
-U.
> >:
> >� >1
>. >�
>�
>
>
> 0
z Z,
>
z Z, z
> > >
Z: Z:
>:
Z:
Z
>
�
M:
Z 0
>
XX:
;0:: � ;U:
X� X
Xp
X
X,
;u
0
0
C3
0
MITTELBUSHER RICHARD & JANE, STANTON MARY BAISLEY ETAL NANTUCKET ISLANDS LAND BANK
12 TAWPOOT RD C/O GREEN KATIE 22 BROAD STREET
NANTUCKET, MA 02554 505 TENNESSEE AVE NANTUCKET, MA 02554
ALEXANDRIA, VA 22305
THOMPSON ELIZABETH A
PO BOX 924
NANTUCKET, MA 02554
BOUKUS STEVEN J & CASEY S
25 SESAPANA RD
NANTUCKET, MA 02554
BAKALAR TRACY L
20 SESAPANA RD
NANTUCKET, MA 02554
AHNEMAN EDWARD F III & LUCIA
26 SESAPANA RD
NANTUCKET, MA 02554
CARTER RICHARD E & JUDY
29 SESAPANA RD
NANTUCKET, MA 02554
STABLER MARGARETTA DUPONT
C/O ANDREWS MARGARETTA
23 SESAPANA RD
NANTUCKET, MA 02554
POSNER DEBRA FRANCINE &
DECOSTA ROBERT R
PO BOX 865
NANTUCKET, MA 02554
CARTER STEPHEN W & SANDRA M
27 SESAPANA RD
NANTUCKET, MA 02554
CICCHETTI DIANNE M
500 CHASE PARKWAY
WATERBURY, CT 06708
GAZAILLE DENIS TR
GAZAILLE REALTY TRUST
24 SESAPANA RD
NANTUCKET, MA 02554
Eleanor Antonietti
From: Richard Mittelbusher <rmittelbus@comcast.net>
Sent: Friday, August 30, 2019 9:22 AM
To: Eleanor Antonietti
Subject: File no. 24-19 Ahneman
We fully support the Ahneman appeal for their addition, as a nearby neighbor. They are
great neighbors and have considerable room on their lot for this expansion. It will be a nice
addition to the neighborhood.
Sincerely,
Richard and Jane Mittelbusher
12 Tawpoot Road, Nantucket
Sent from my iPad
xN
!4Ttt U C
3�otapNTU ti9 0 W N V L E IR
201! N, 0V 14 PM 3: 2G
9°OflAI�� TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: November 12, 2019
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No.: 24-19
Owner/Applicant: EDWARD F. AHNEMAN, III and LUCIA T. AHNEMAN___
Property Description: 26 Sesapana Road
Map 68, Parcel 98
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 Nantucket Superior Court or Land Court within TWENTY
(20) days after this day's date. Notice of the action with a copy
of the complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY (20)
days.
Eleanor W. Antonietti,
Zoning Administrator
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND
WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW
SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32 (VARIANCES). ANY
QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT
508-325-7587.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 68, Parcel 98
26 Sesapana Road
Limited Use General — 3 (LUG -3)
DECISION:
Certificate of Title No. 14619
Land Court Plan 14664-C
Lot 17
1. At a public hearing of the Nantucket Zoning Board of Appeals (the "Board") opened
on Thursday, October 10, 2019 in the Conference Room, at 4 Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following Decision on the application
of EDWARD F. AHNEMAN, III and LUCIA T. AHNEMAN, 26 Sesapana Road,
Nantucket, MA 02554, in File No. 24-19.
2. Applicants are requesting relief by Special Permit pursuant to Nantucket Zoning By-
law Section 139-33.A(2) to allow the alteration and expansion of a pre-existing
nonconforming dwelling on an undersized lot. Specifically, applicant proposes to
construct an addition, resulting in an increase of the pre-existing nonconforming
ground cover from 1,726 square feet to 2,226 sq. ft., increasing the ground cover
ratio from 5.66% to 7.4% where maximum allowed is 3%. The dwelling will remain
conforming as to setbacks. In the alternative, applicants request relief by Variance
pursuant to Section 139-32 from the intensity regulations in Section 139-16. Locus
is situated at 26 Sesapana Road, shown on Assessor's Map 68 as Parcel 98, and as
Lot 17 upon Land Court Plan 14664-C. Evidence of owner's title is registered on
Certificate of Title No. 14619 at the Nantucket County District of the Land Court.
The site is zoned Limited Use General 3 (LUG -3).
3. Our Decision is based upon the application and accompanying materials and
representations and testimony received at the public hearing. There was no Planning
Board recommendation as the matter did not present any issues of planning concern.
There was a letter from an abutter in support of the application on file with the
Town.
4. Attorney John B. Brescher, representing the Applicants at the hearing, explained that
the Applicants are requesting Special Permit relief in order to expand the single -
4
family dwelling and to increase the ground cover to 2,266 +/- sq. ft. for a ground
cover ratio of 7.4% in a zoning district that requires a maximum ground cover ratio
of 3% or, in the case of undersized lots up 1,500 square feet, whichever is greater.
5. Locus, improved with a single-family dwelling and garage, is nonconforming as to
ground cover ratio ("GCR"), having a GCR of approximately 5.66% (1,726 +/- sq.
ft.) in LUG -3 where the maximum is either 3% (914 sq. ft.) or 1,500 sq. ft. for
undersized lots, whichever is greater. The lot is nonconforming with respect to
required minimum lot area of 120,000 sq. ft., having an area of about 30,496 sq. ft.,
and as to frontage, having 165 feet of frontage on Sesapana Road where two hundred
(200) feet is required. The Locus was part of the "Milestone Court" subdivision
which allowed for such subminimum lots and related nonconformities.
6. The "Milestone Court" subdivision was endorsed prior to the 1972 enactment of the
Zoning By-law and had the benefit of a plan freeze. Due to litigation, the plan freeze
was extended until April 23, 1984. This lot was conveyed into separate ownership
prior to the expiration of the plan freeze in 1984 in order to preserve its buildability.
All of the lots within this subdivision are undersized and have been built upon as
pre-existing lots of record. Although there was no Planning Board endorsement, this
1984 date has been repeatedly accepted by the Building Inspector, Planning Board,
and Zoning Board of Appeals based on litigation.
7. The property benefits from prior Special Permit relief in Decision File No. 061-11
which permitted an increase of GCR with the construction of a 240 sq. ft. single -
story garage. The decision references similar relief granted to other properties in the
subdivision as having the benefit of the intensity regulations of the R-20 zoning
district. In fact, this relief is not only common, but has been locally supported
numerous times in this neighborhood, as evidenced by prior ZBA decisions affecting
other properties in the subdivision. These decisions repeat that, subject to Special
Permit relief, the Board of Appeals and the Building Inspector (who was previously
the Zoning Officer) have traditionally treated these lots as being subject to the
intensity regulations of the R-20 zoning district which allows for a GCR of 12.5%.
Further, it should be noted that this lot and the entire subdivision is limited to one
single-family home per lot by a recorded restriction granted to the Planning Board
and the Nantucket Conservation Foundation, which also received conservation land
as part of the deal to resolve the litigation.
8. As shown on the site plan entitled "Plot Plan to Accompany a Z.B.A. Application for
#26 Sesapana Road in Nantucket, Massachusetts", dated August 15, 2019, and
prepared by Earle & Sullivan, Inc., Professional Land Surveyors, attached hereto as
3
"Exhibit A", the Applicants propose to expand the dwelling unit and increase the
nonconforming GCR from 5.66% (1,726 sq. ft.) to 7.4% (2,266 sq. ft.) for a net gain
of 540 sq. ft. The structure with the proposed addition will be compliant with all
setbacks and otherwise conform with the remaining LUG -3 intensity regulations.
The proposed alterations have been approved by the Historic District Commission
by virtue of Certificate of Appropriateness Number 72817, as the same may be
amended from time to time.
9. Relief is requested pursuant to By-law Section 139-33.A(2) which reads:
An extension, alteration, or change to an existing structure or a new structure
that will result in an increase in the pre-existing nonconforming ground cover
ratio of a lot may be allowed through the issuance of a special permit, provided
that the special permit granting authority makes the following findings:
(a) The increase in ground cover ratio will not be substantially more
detrimental to the neighborhood than the existing nonconformity;
(b) The resulting ground cover ratio is consistent with the character of
the surrounding neighborhood; and
(c) The extension, alteration, or change to the existing structure or the
new structure is conforming to other dimensional requirements of
this chapter.
10. Therefore, based upon the foregoing, the proposed addition per the site plan attached
as "Exhibit A" will result in a GCR less than 12.5% which is customarily allowed in
this subdivision and is therefore consistent with the character of the surrounding
neighborhood. Furthermore, the increase in ground cover ratio from 5.7% to 7.5%
will not be substantially more detrimental to the neighborhood and the structure as
so altered and expanded will conform to other dimensional requirements of the By-
law.
11. Accordingly, by a UNANIMOUS vote of the sitting Board, the Board approved the
proposed addition to the single-family dwelling and GRANTED Special Permit
relief pursuant to Section 139-33.A(2) to expand the single-family dwelling as
shown on "Exhibit A".
4
Assessor's Map 68, Parcel 98
26 Sesapana Road
Limited Use General — 3 (LUG -3)
Dated: October 10, 2019
Nantucket, ss.
Certificate of Title No. 14619
Land Court Plan 14664-C
Lot 17
k Poor
Mondani
COMMONWEALTH OF MASSACHUSETTS
On the day of )� I n,)(LAA_\M, ✓, 2019, before me, the undersigned notary
public, personally appeared v\ C cct V , one of
the above-named members of the Zoning Board of Appeals of tucket, Massachusetts,
personally known to me to be the person whose name is signed on the preceding
document, and acknowledged that they signed the foregoing instrument as their free act
and deed and voluntarily for the purposes therein exprefised,,
Offi&Z i n qe d Seal of Notary Public
MEGAN TRUDEL My commissio exp i es:
Notary Public
COMMONWEALTH OF MASSACHUSETTS
My Commission Expires On
May 08, 2020
5
nrf rD -�
rAQpr DHCf
FND.
-4WsAP, &4
575' E
LOT 17
AREA=30, 496iS F.
-t
oho h /26
r �-gtis
• yy� S�C
�pRo�
OEC"
M
165.02.
NOTE LOT SHOMN HEREON PREDATES
CURRENT ZONING.
St.L1
TO BE 167JED N
HVAC
O If -.
78'26124' W
NOTE THIS LOT IS SUBJECT TO AND HAS T1E BEN91T OF A
SPECIAL PERMO GRANTED 9Y THE LMA AND RECORDED AS
LC-DOC./1350M. AND A CORRECTION RECORDED AS LC.DOC./157110.
OVERLAY DISTRICT: PUBLIC WELLHEAD RECHARGE
CURRENT ZONING: LUG -3
MINIMUM LOT SIZE: 120,000 S.F.
MINIMUM FRONTAGE: 200 FT.
FRONTYARD SETBACK: 35 FT.
SIDE AND REAR SETBACK: 20 FT.(TD Fr. tli.139-33 Ec2m )
ALLOWABLE G.C.R.: 3% (1500 SF_/Ch.139-33E(2Xb))
EXISTING G.C.R.: 5.7% t(1,726ts.f.)
PROPOSED G.C.R.: 7.5% f(2,266ts.f.)
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
DHCB
FTm-
J.
SULLIWA
Na 37060
A Z B A- APPLICA 77ON FOR
126 SESAPANA ROAD
/N
NANTUCKET, MASSACHUSETTS
SCALE.• 1 =3O' DAW7AUG. 15, 2019
DEED REFERENCE.• CERT.{14, 619
PLAN REfFRENCE.•LC.PL114664—C
ASSESSORS REFERENCE
MAP.• 68 PARCEL: 98
PREPARED FOR. -
EDWARD F. AHNEMANN, /// &
LUCIA T AHNEMANN
EAR[£ & SUWVAN, LNC
PROFE557DNAL LAND 5URV£YDRS
6 )VUNGS WAY
NAN7UCKET, MA. 02554
508-332-4608 ES -49
"EXHIBIT X
I
I x
m
9• \
\
e.
Gnal-
St.L1
TO BE 167JED N
HVAC
O If -.
78'26124' W
NOTE THIS LOT IS SUBJECT TO AND HAS T1E BEN91T OF A
SPECIAL PERMO GRANTED 9Y THE LMA AND RECORDED AS
LC-DOC./1350M. AND A CORRECTION RECORDED AS LC.DOC./157110.
OVERLAY DISTRICT: PUBLIC WELLHEAD RECHARGE
CURRENT ZONING: LUG -3
MINIMUM LOT SIZE: 120,000 S.F.
MINIMUM FRONTAGE: 200 FT.
FRONTYARD SETBACK: 35 FT.
SIDE AND REAR SETBACK: 20 FT.(TD Fr. tli.139-33 Ec2m )
ALLOWABLE G.C.R.: 3% (1500 SF_/Ch.139-33E(2Xb))
EXISTING G.C.R.: 5.7% t(1,726ts.f.)
PROPOSED G.C.R.: 7.5% f(2,266ts.f.)
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
DHCB
FTm-
J.
SULLIWA
Na 37060
A Z B A- APPLICA 77ON FOR
126 SESAPANA ROAD
/N
NANTUCKET, MASSACHUSETTS
SCALE.• 1 =3O' DAW7AUG. 15, 2019
DEED REFERENCE.• CERT.{14, 619
PLAN REfFRENCE.•LC.PL114664—C
ASSESSORS REFERENCE
MAP.• 68 PARCEL: 98
PREPARED FOR. -
EDWARD F. AHNEMANN, /// &
LUCIA T AHNEMANN
EAR[£ & SUWVAN, LNC
PROFE557DNAL LAND 5URV£YDRS
6 )VUNGS WAY
NAN7UCKET, MA. 02554
508-332-4608 ES -49
"EXHIBIT X