HomeMy WebLinkAbout049-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: Jf>'krn k K3 ' 20 lttf
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To: Parties in Interest and. Others concerned with the r~
Decision of the BOARD OF APPEALS in the Application of the",:)
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fol.lowing:
Application N<?: OCf?-Ocf
bwner/Applicant :--1(, Ie hnrcL J, 6-lnd&on Tru~-r€e
DC Co '-I fu kWr R()o& tfrDoJ<:ty 'i[:eJIT
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in 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 an complaint in 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.
'[~;~J~l'V?~~;
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
63 Baxter Road, Siasconset
Certificate of Title No. 19,844
Residential-2 Zoning District
Assessor's Map 49, Parcel 22
Land on Land Court Plan No. 9173-A
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, August 13,2004, at 1:00 P.M., in the Conference Room in the Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the
following Decision on the Application (049-04) of RICHARD J. GLIDDEN, TRUSTEE
of 64 BAXTER ROAD REALTY TRUST, u/d/t dated February 22, 2001, registered as
Document No. 92079 at the Nantucket Registry District, with a mailing address of
674 Ad Hoc Road, Great Falls, VA 22066, in connection with property known as 63
Baxter Road, Siasconset Village, Nantucket, Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law, Section 139-33A(9) (alteration of a pre-existing nonconforming
structure/use). Applicant proposes to demolish an existing nonconforming
secondary dwelling/ garage structure and a separate shed and construct a new
cottage in the southerly comer of the Lot and a new separate garage structure in the
northerly comer of the Lot, with neither new structure being closer to the front yard
lot line than the existing structure, which is currently sited as close as about one foot
from the front yard lot line along Baxter Road. A 3D-foot front yard setback is
required in this zoning district. The new cottage would be sited as close as about 9
feet and the new garage would be conforming as to all setback requirements. The
existing ground cover ratio of about 14% (a maximum of 12.5% is allowed) would
not be exceeded. In addition, and to the extent necessary, Applicant is seeking relief
by VARIANCE under Nantucket Zoning By-law Section 139-16A to allow the new
cottage to be placed back in the required 3D-foot front yard setback area and allow
reallocation of ground cover to construct a new separate garage, while maintaining
the existing maximum ground cover of about 14%. See also BOA File No. 009-04.
The Premises is located at 63 Baxter Road, Siasconset, Assessor's Map 49, Parcel 22,
Land Court Plan 9173-A. The property is zoned Residential-2.
3. Our Decision is based upon the Application and accompanying
materials, plans, photographs, representations and testimony received at our public
hearing. The Planning Board made no recommendation, as the matter was not of
planning concern. Letters of support from both immediate abutters were received
prior to the hearing and the abutter to the south spoke at the public hearing in
support of the Application.
4. The Locus is situated on the 'Sconset Bluff, which has a long
documented history of experiencing ongoing severe erosion. The purpose of the
Applicant's proposed project is to remove the existing secondary dwelling/ garage
structure and shed, which are sited directly in front of the principal dwelling within
the required 3D-foot front yard setback area, and construct a new secondary dwelling
in the southwesterly comer of the Premises and a separate new garage on the north
side of the Premises, making space for the main dwelling to be moved further away
from the Bluff and closer to Baxter Road, to a location outside of the required front
yard setback area, which move does not require relief from this Board as currently
proposed. The existing secondary dwelling/ garage structure was builtin the 1960's
and thus grandfathered, is incongruous in scale and design from the principal house
on the Premises and other structures along Baxter Road. The Applicant's proposed
project would result in two separate structures that would be smaller in scale and
height, further from Baxter Road, and similar in design and siting to other accessory
structures in the neighborhood along Baxter Road. Applicant represented that at
preliminary hearings before the 'Sconset Advisory Committee to the Historic District
Commission (HDq in 2001, the Applicant was strongly urged to design two smaller
buildings to replace the existing secondary dwelling/ garage building so as to be
more consistent with the neighborhood.
5. Applicant represented that the existing secondary dwelling/ garage
structure is pre-existing, nonconforming as to front yard setback, being located about
3.2 feet from Baxter Road where a 3D-foot minimum front yard setback is required,
as shown the "Site Plan" prepared by Blackwell & Associates, Inc., dated August 9,
2004, a reduced copy of which is attached hereto as Exhibit A. The structures on the
Premises are pre-existing, nonconforming as to ground cover, with approximately
14% total ground cover where 12.5% is the maximum allowed in the R-2 zoning
district. The proposed new garage would be conforming as to setback requirements
in all respects. The proposed new secondary dwelling would be set back further
back from Baxter Road than the existing secondary dwelling, with the exterior finish
wall of the building sited no closer than about 8.8 feet from the front yard lot line
along Baxter Road. The" areaway" shown on Exhibit A, to the extent considered a
part of the structure for setback purposes, would be no closer than 5.6 feet from
Baxter Road; no balcony was permitted on the fac;ade of the guesthouse facing Baxter
Road by the HDC, though currently still shown on Exhibit A. An existing shed
(159:t sq. ft. of ground cover) would be removed from the property as well as the
existing guest house/ garage (945.:!:. sq. ft. of ground cover) for a total of 1104.:!:. sq. ft.
of existing ground cover being affected as part of this project. The new garage
would have 322:t sq. ft. of ground cover and the new guesthouse would have 773:t
sq. ft. of ground cover for a total of 1095.:!:. sq. ft. of ground cover for the proposed
new buildings. Variance relief is requested to site the new guesthouse back in the
front yard setback, and to re-allocate the ground cover between the two new
separate buildings. There would be no increase in ground cover beyond what exists,
and Special Permit relief is requested to alter these pre-existing nonconforming
2
structures in accordance with the attached plan and to maintain the existing
maximum ground cover of 14 %. Applicant represented that they did not want to
move the new cottage further back out of the front yard setback area with the main
house being moved back towards Baxter Road at the same time. Applicant stated
that eventually they would have had to be back before the Board to move the house
and cottage back to a site approximately where currently proposed due to continued
erosion along the Bluff.
6. Based upon the foregoing, the Board finds that the erosion of 'Sconset
Bluff is a unique soil condition and topography affecting Applicant's land and not
affecting the Residential-2 zoning district generally and the possible loss of
Applicant's dwellings and accessory structures due to erosion would result in
substantial hardship. The Board further finds that demolishing the incongruous
existing secondary dwelling/ garage structure that is sited only a few feet from the
road and replacing it with a new secondary dwelling sited further from the front
yard lot line and a separate conforming new garage, with the ground cover re-
allocated so that the buildings' scale and design would be appropriate for the
neighborhood, is desirable and a public benefit; and in addition, Variance relief may
be granted without substantial detriment to the public good and without nullifying
or substantially derogating from the intent or purpose of the Zoning By-law. The
Board also finds that maintaining the nonconforming existing maximum ground
cover ratio of approximately 14 % for this project would not be substantially more
detrimental to the neighborhood than the existing nonconformity and would be in
harmony with the general purpose and intent of the Zoning By-law. The Board
notes that a grant of relief in this case would be consistent with similar relief granted
in other Applications related to other properties along the Bluff.
7. Accordingly, the Board of Appeals, by a vote of four in favor (Waine
Toole, Sanford, and Loftin) and one opposed (Murphy), GRANTS the requested
relief by SPECIAL PERMIT under Section 139-33A(9) to permit the demolition of the
existing secondary dwelling/garage structure and reconstruction of a new secondary
dwelling and separate conforming garage not to exceed the existing overall
maximum ground cover ratio for the Premises of approximately 14%, and GRANTS
the requested VARIANCE relief under Section 139-16A to permit the new secondary
dwelling to be sited within the front yard setback and to re-allocate the ground cover
separately between the garage and the guesthouse, based upon the following
conditions:
(a) No plumbing shall be installed in the garage and it shall not be used
for human habitation;
(b) The guest house shall not be expanded without further relief from
this Board;
3
(c) The exterior finish wall for the new guest house shall be no closer to
Baxter Road than about 8.8 feet (recognizing that the "areaway" shown
on the site plan may be as close as about 5.6 feet from Baxter Road);
and
(d) The project shall be constructed in substantial conformity with the site
plan attached hereto as Exhibit A, without the balcony that is included
on the plan.
Dated: ~'\em ~ L:i 2004
C. Ri<j}.ard Lof
Ec--~
Edward J. Sanford
Edward Murphy
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RECEIVED
BOARD OF ASSESSORS
JUl 0- 7 2004
TOWN OF
NANTUCKET, MA
Town of Nantucket
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PRO PER IT OwNER... .. . . . ... ~. .~. ~ ::: ~.~. ... . .. . ~..... .. C::~. .~.. r:-:.:;:~.
" ~ .
MAILING ADDRESS......::-:.~....... ~.~ .r:::.;: ~ .~.:-...... ..~. ::.':. "::......:::.r:......
PRO R Y 'c \ "\ (:\ JV p., (:) \-\ \ "vi., \.C"-l ~ I.
PE T LO A TION...................................................................
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ASSESSORS MAPIP ARCEL:...............................................................
APPLICANT...... ..'\.~.... ..~.'-:.-;- .~. ~.~..... . ~. ::-.~~-:\~. ~......... ~..?..... ~ .'. ~.~......\. '<\ t \ "\ tA..
<;'.\"-lll l'l/:\\."'Cf
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SEE A TI ACHED PAGES
I certify that the foregoing is a list of persons who are owners ofabutting property, owners of
land directl~ 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 Iirie of owner's property, all as they appear?n
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2) ..
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DATE'
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ASSESSOR'S OFFICE
Town of Nantucket
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, AUGUST 13,2004, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application ofthe following:
64 BAXTER ROAD REALTY TRUST, RICHARD J. GLIDDEN, TRUSTEE
BOARD OF APPEALS FILE NO. 049-04
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(9) (alteration/expansion of a pre-existing nonconforming
structure/use). Applicant proposes to demolish an existing nonconforming secondary
dwelling/garage structure and a separate shed and construct a new cottage in the northerly
comer of the Lot and a new separate garage structure in the southerly comer of the Lot,
with neither new structure being closer to the front yard lot line than the existing
structure, which is currently sited as close as about one foot from the front yard lot line
along Baxter Road. A 30- foot front yard setback is required in this zoning district. The
new cottage would be sited no closer than nine feet and the separate new garage would be
conforming as to all setback requirements. The existing ground cover ratio of about 14%
(a maximum of 12.5% is allowed) would not be exceeded. In addition and to the extent
necessary, Applicant is seeking re1iefby VARIANCE under Nantucket Zoning By-law
Section 139-16A to allow the new cottage to be placed back in the required 30-foot front
yard setback area and allow reallocation of ground cover to construct a new separate
garage, while maintaining the existing maximum ground cover of about 14%. See also
BOA File No. 009-04.
The Premises is located at 63 BAXTER ROAD, SIASCONSET, Assessor's Map
49, Parcel 22, Land Court Plan 9173-A. The property is zoned Residential-2.
~~ ~ SR~
Nancy J. Sevrens Cluirrman
TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO/') ~ ~ /"" 0 ~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Richard J. Glidden, Trustee of 64 Baxter Road Realty Trust u/d/t dated 2/22/01
registered as Document No. 92079 at the Nantucket Registry
Mailing address: c/o Frederick and Elizabeth Singer, 674 Ad Hoc Road, Great Falls, VA 22066
Applicant's name(s): SAME
Locus address: 63 Baxter Road
Land Court Plan No.: 9173-A
Assessor's Map/Parcel:
Lot No.: n/a
49/22
Date lot acquired:..1/!/21- Deed Ref.!Cert. of Title: 19844
Uses on Lot - Commercial: N one ~ Yes describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? yes or C of O(s)?
Zoning District: R-2
Building Permit Nos:
Previous Zoning Board Application Nos.:
~e ~f'Oy
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
See attached Addendum A
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under th pains and penalties of perjury.
64 Baxter Roa e Trust, b at'" ey, Melissa D. Philbrick
Applicant Attorney/Agent X
(If not owner or owner's attorney, lease enclose proof agency to bring this matter before the Board)
AU) F9 Z AOF ICE USE /'
Application received on-(1/ 1.. /~ By: Complete: L./' Need copies?: _ ,\
Filed with Town Clerk: 7 /I.RJ /~illg Bual d; i i Bullding Dept.: I / ~ya ~
Fee deposited with Town Treasurer:L7.6 (!{ By:~ Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town ClerkQ/1W~ Mailed:~iG7 /OC(I&M:)j??'IQ!1 & ~ ..sf.2!/:
Hearing(s) held on:_/_/_ Opened on:_/_/_ Continued to:-"_/_ Withdrawn?:-"_/_
DECISION DUE BY:-"_/_ Made:-"-"_ Filed wffown Clerk:_/_/_ Mailed:_/-"_
DECISION APPEALED?:-"_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
Addendum A
Application of 64 Baxter Road Realty Trust
The Applicant requests relief pursuant to Section 139-32 and 139-33A(9) to
permit the movement of the main house away from the eroding bank, the
demolition of the existing cottage/ garage and the removal of the existing shed,
(both of which pre-date 1972 and are shown on the attached August 9,2000, Site
Plan prepared by Blackwell and Associates, Inc.), and the construction of a new
cottage in the southerly comer of the property and a new garage in the northerly
comer of the property, all as shown on the attached July 6, 2004, Site Plan
prepared by Jonathan Alderson, Landscape Architects.
The Premises consist of a conforming lot with non-conforming structures in that
(a) the existing cottage/ garage is situated approximately one foot from Baxter
Road (a/k/ a Atlantic Street) and the existing shed is approximately 22 feet from
Baxter Road, where a 30 foot front yard setback is required, and (b) the ground
cover of the structures on the property is approximately 14 % in a district in
which 12.5% is the maximum permitted. In general, the'Sconset Bluff is
experiencing erosion and this project has been designed to move the main house
away from the Bluff and toward the street. The existing cottage/ garage is not
architecturally consistent with the Village of'Sconset and the Applicant proposes
to build two smaller, more architecturally-appropriate structures.
Special Permit relief pursuant to Section 139-33A(9) is required to permit the
Applicant to demolish or remove the existing cottage and shed, and then
reconstruct these structures as shown on the proposed Site Plan. Once
completed, there would be no increase in the ground cover on the property
beyond the 14% ground cover shown on the existing conditions plan. The
proposed new garage is shown on the attached elevations and will comply with
all setback requirements.
{"$ ),-/Cou-r
Variance relief pursuant to Section 139-321s required to permit the Applicant to
construct the new cottage within the 3D-foot front yard setback, and to reallocate
the ground cover to construct the new separate garage. The new guesthouse will
be sited approximately 9 feet from the property line along Baxter Road,
significantly further from the street than the existing cottage/ garage. The new
guesthouse will have a maximum ridge height of 22 feet as shown on the
attached elevations, and the existing hedge will effectively screen the proposed
cottage from the street.
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Nantucket, Massachusetts, 02554
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Town of Nantucket
. RECEIVED.
BOARD Of' ASS€"SSORS
JUL 0 ;; 2004
TOWN OF
NANTUCk~r A"
1 'viA
~ONING BOARD OF APPEAL~
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETlT/ON OF
PROPERTY OWNER....fY...4'.CJ.&c~~.~.~ T
MAilING ADDRESS.~.. .B'/~hc{;!i.. ~.d:0J"""'"'' '"
PROPERlY lOCATlON......~.$.... .1$A.&f~. .!?!'.. ............ ....
ASSESSORS MAP/PARCEL............ .7.9../iI,,?1,,................................
APPLICANT~'('~fk..Ih~~.7rk~f.{iier )
SEE ATTACHED PAGES
1 cen i fy that th e foregoing is a list of persons who are oWners of a butting property. oWners of
land directly opposite On any pUblic or priVate street cor way; and abutters of the abutters and all
other land oWners wi th in 300 feet 0 f the property line of OWner' s property. a 1/ as they appear on
the mOst recent applicable tax list (M.GL e. 40A. Section J I Zoning Code Chapter 139.
Section 139-29D (2)
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DATE
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ASSESSOR'S OFFICE
Town of Nantucket
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