HomeMy WebLinkAbout089-06
TOWN 'OF NANTUCKET
BOARD OF APPEALS
"06 NOV -6 P 3 :47
NANTUCKET, MASSACHUSETTS 02554
Date: )JdfJf.lf1J wev ~.... , 200(,
To: Parties in Interest and. others concerned with the
'-15e'cIS i6ii'- of the BOARD OF APPEALS in the Application of the
following:
Application No": {)f9- OCQ
Owner/Applicant: llJoY'fh. R i (jfP f-+jfcf) I 'n9 5: I ~t~
Enclosed is the Decision of the BOARD OF APPEALS which has
. f-
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
fiiing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
com~laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
cc: Town Clerk
Planning Board
~uilding commissJoner
"'
A
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET
ZONING' BY-LAW 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 49.2.3, Parcel 11
Deed Book 980, Page 194
Residential-2
Lot 28
Plan Book 2, Page 52
25 Baxter Road, Siasconset
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, October 13, 2006, at 1:00 P.M., in the
Conference Room at Two Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following decision on the
application of NORTH BLUFF HOLDINGS, LLC, c/o Sarah F. Alger,
Attorney, Two South Water Street, Nantucket, Massachusetts
02554, File No. 089-06:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law (the "By-law") S139-33A
(alteration/expansion of a pre-existing nonconforming
use/structure). The Applicant proposes to renovate the existing
shed by lifting it, replacing it on a new foundation on the same
site, and in the process possibly adding windows and a door. The
height of the structure would be raised from about 12.5 feet to
about 13.5 feet. The footprint of the shed would not be altered.
The single-family dwelling upon the Locus is conforming in all
respects to the dimensional requirements of the Zoning By-law.
The Locus is nonconforming as to lot size with the lot containing
about 10,990 square feet of area in a district that requires
minimum lot area of 20,000 square feet; as to front yard setback
with the shed being sited as close as about 0.1 feet from the
front yard lot line along Baxter Road; as to side yard setback
with the shed being sited as close as about 1.5 feet from the
northerly side yard lot line; and as to frontage with the lot
having about 68.4 feet of frontage along Baxter Road in a
district that requires minimum frontage of 75 feet. The Premises
is located at 25 BAXTER ROAD, SIASCONSET, Assessor's Map 49.2.3,
Parcel 11, Plan Book 2, Page 52, Lot 28 (the "Locus"). The
property is zoned Residential-2 ("R-2").
3. Our decision is based upon the
accompanying materials, and representations
received at our public hearing. The Planning
that this matter was not of planning concern.
opposition presented at the public hearing,
representatives, or in writing.
application and
and testimony
Board indicated
There was no
personally, by
4. The Applicant, through counsel, represented that
special permit relief is being sought to alter and extend a pre-
existing, nonconforming shed. The shed is clearly visible on the
1940 and 1957 aerial photographs contained in the Town records in
substantially the same location and configuration and is thus
validly grandfathered as to siting. The Applicant proposes to
renovate the shed, which is in poor repair, by lifting it,
placing it on a new foundation, and repairing it, in the process
adding windows and possibly another door. After completion of
the project, the shed, which has an existing ridge height of
about 12.5 feet, would be raised about one foot to a new height
of about 13.5 feet. Applicant represents that it would not
feasible or practical to move the shed to a conforming location
due to the siting of the existing dwelling upon the Locus and the
location of the LocuS proximate the documented severely eroding
Sconset Bluff. The shed is nonconforming as to front yard and
side yard setback requirements, being located about 0.1 feet from
the front yard lot line along Baxter Road, where the required
front yard setback is 30 feet, and being located about 1.5 feet
from the northerly lot line, where the required side yard setback
is ten feet. The LocuS itself is a pre-existing, nonconforming
lot of record, having frontage on Baxter Road of only about 68.4
feet where minimum required frontage is 75 feet and lot area of
about 10,990 square feet, where minimum lot size is 20,000 square
feet. The dwelling on the Locus complies with all dimensional
requirements of the By-law, and the LocuS is conforming as to
ground cover and parking.
5. Therefore, based upon these facts, the Board of Appeals
finds that the proposed alteration and extension of the pre-
existing, nonconforming shed, by renovating and lifting it,
placing it on a new foundation in the same location, and in the
process possiblY adding windows and a door, and increasing the
height by about one foot, conditioned as set forth herein, would
not be substantially more detrimental to the neighborhood than
the existing nonconformities.
6. Accordingly, by UNANIMOUS vote, the Board of Appeals
GRANTS relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-
law S139-33.A, to allow the proposed alteration and extension of
the pre-existing, nonconforming shed, by renovating it, lifting
it, placing it on a new foundation in the same location, and in
the process possibly adding windows and a door, and increasing
the height by about one foot as proposed, based upon the
following conditions:
a. The shed shall not be used for human habitation;
b. The structure shall have the same size and sited
in the same approximate location as it is now, all
as shown on the "Plot Plan", prepared by Emack
Surveying, dated September 7, 2006, a copy of
which is attached hereto as Exhibit A;
c. The shed, as placed upon the new foundation, shall
not have a ridge height higher than about 13.5
feet; and
d. Said shed shall not be further altered or extended
without further relief from this Board.
.' #089-06)
(BOA DeclSlon
Dated: f\Sc~el!:\ber
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CURRENT ZONING: R-2
MINIMUM LOT SIZE: 20.000 SF
MINIMUM FRON T AGE: 75 FT
FRONTY ARO SETBACK: 30 FT
SIDE AND REAR SETBACK: 10. FT
ALLOWABLE G.C.: 12.5% OR 1500 SF
PROPOSED G.C..: 1258 SF EXISTING FOUNDATION +
240 SF (24)(10) NEW FOUNDATION
FOR EXISTING SHED = 1498:t SF
PLOT PLAN TO ACCOMPANY APPLICATION
TO THE ZONING BOARD Of APPEALS IN
NANTUCKET, MASSACHUSETTS
SCALE: ,."=30' DATE:SEPT 7. 2006
DEED REFERENCE: DBK 980, PC 194
PLAN REFERENCE: PLBK 2, PG 52
ASSESSOR'S REFERENCE:
MAP: 49.2.3 PARCEL: 11
PREPARED FOR:
NORTH BLUFF HOLDINGS. LLC
FOR PROPERTY UNE DETERMINATION llilS PLOT PLAN
REUES ON CURRENT DEEOS AND PLANS OF RECORD.
VERIFIED BY FIELD "EASURE"ENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENttD TO BE A TItlE
EXAMINATION OR A RECORDABLE SURVEY.
N.B. 16 73
BAACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET. MA. 02554
(508) 325-0940
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