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Home My WebLink About007-08 MacDougall - T/McDougall Nominee Trust g -: o :;'i~ :::::- -0 ;'Q TOWN OF NANTUCKET ;~. BOARD OF APPEALS .b:. NANTUCKET, MASSACHUSETTS 02554CXl J:::,. ;g --' Date: April 14 ,2008 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 007-08 Owner/Applicant: Louise MacDougall, Trustee of MacDougall 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. fI"t ~ 0 It. L!~8) Michael J. O'Mara, Chairman 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 508-228-7215. NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 49, Parcel 184 9 Bayberry Lane, Siasconset Siasconset Residential-2 Land Court Plan 32527-B Lot 3 Certificate of Title No. 22699 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, March 13, 2008 at 12:00 noon, at 2 Fairgrounds Road, Nantucket, Massachusetts, 02554, the Board made the following decision on the application of LOUISE MacDOUGALL, as Trustee of MacDOUGALL NOMINEE TRUST, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 007-08: 2. The applicant proposes to construct a replacement structure for an existing one-story garage structure upon the locus, with the new structure to contain two stories with a studio above the garage. The new structure would contain exactly the same amount of ground cover as the existing structure, and would conform to applicable zoning requirements, including setbacks and overall ground cover ratio (including the dwelling upon the locus) in all respects. However, the locus is an undersized lot of record, containing about 9,106 square feet in a district in which minimum lot area is 20,000 square feet. This application is brought because the Zoning Enforcement Officer has taken the position that Special Permit relief is required because the proj ect involves the alteration of a pre-existing, nonconforming use. The locus is situated at 9 BAYBERRY LANE, SIASCONSET, Assessor's Map 49, Parcel 184, is shown on Land Court Plan 32527-B as Lot 3, and is situated in the Siasconset Residential-2 zoning district. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board recommendation, on the basis that no matter of planning concern was presented. There was one communication from a neighbor in support of the application; no other support nor opposition was presented at the public hearing, except for the presentation by the applicant's legal representative. 1 4. As explained by the applicant through counsel, the applicant now has difficulty in walking, and a system of handicapped access ramps has been designed to allow her to obtain access to her dwelling upon the locus. The existing garage structure would be replaced by a two-story structure with a studio above, so sited as to allow for direct connection by the system of ramps. This structure, which as noted above, will not resul t in any change in the present conforming ground cover ratio, has been approved by the Nantucket Historic District Commission under Certificate of Appropriateness No. 51518. Even though no zoning nonconformity is being created or intensified, it is the position of the Zoning Enforcement Officer that, because the structure is an ancillary building, not a dwelling, the fact that the locus is an undersized lot requires special permit relief for the proposed work; this position is supported by recent case law, and is not challenged by the applicant's counsel. 5. Based upon the fact that no intensification of the existing nonconforming use of the locus as a building lot will result from the proposed work, that the proposed work will conform in every respect with zoning requirements and that only nonconformity is in lot area, which would be unaffected by the work, and that there no neighborhood opposition was presented (and one communication in support was received), the Board of Appeals, by a UNANIMOUS vote, made the finding that the proposed work would not be substantially more detrimental to the neighborhood than the present conditions upon the locus, and by the same UNANIMOUS vote, GRANTED the requested relief by SPECIAL PERMIT under By-law ~139-33 .A, for the alteration of the pre- existing nonconforming lot as proposed, subject to the following condition: a) The structure will conform to HDC Certificate of Appropriateness No. 51518. SIGNATURE PAGE TO FOLLOW 2 Dated: j/:/ II , 2008 B COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. April~,2008 On this /1 day of , 200~, before me, the undersigned Notary Public, personally appeared - , who is personally known to me, and who is the person whose name is signed on the preceding or attached document, and who acknowledged to me that he/she signed it voluntarily for its stated purpose. NO~~~W My commission expires: Her.re-h ~I ~Plo 3 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 g ::::0 ., rri co --" \0 APPLICATION :.D '.0 Ui V1 Fee: $300.00 File No~ Owner's name(s): Louise MacDougall, as Trustee of MacDougall Nominee Trust Mailing address: c/o Reade. Gullicksen. Hanley & Gifford, LLP Phone Number: 508-228-3128 E-Mail: air@readelaw.com Applicant's name(s): Same Mailing Address: 6 Young's Way, Post Office Box 2669. Nantucket, Mass. 02584 Phone Number: E-Mail: Locus Address: 9 Bayberry Lane. Siasconset Assessor's Map/Parcel: 49-184 Land Court Plan/Plan Book & Page/Plan File No.: 32527-B. Lot 3 Deed Reference/Certificate of Title: 22699 Zoning District SR-2 Uses on Lot- Commercial: None---1L Yes (describe) Residential: Number of dwellings 1 Duplex Apartments Date ofStructure(s): all pre-date 7/72 No or 1986 Building Permit Numbers: 4752-86: 5008-86: 93-05 Previous Zoning Board Application Numbers: 066-06 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile State below or attach a separate addendum of specific special permits or variance relief applying for: The applicant proposes to alter the existing garage structure upon the locus, by adding a studio above the garage. All work will take place within the footprint of the existing structure. The locus is undersized in lot area, containing about 9,106 square feet; minimum in this zoning district is 20,000 square feet. The locus pre- exists the 1984 zoning change which increased minimum lot area from 5,000 square feet to 20,000 square feet. The structure conforms to setback requirements and total ground cover upon the locus is about 1,495 square feet, thus conforming with the maximum permitted ground cover of 1,500 square feet. However, because the lot is nonconforming and the structure to be altered is not a dwelling, it is the position of the Zoning Enforcement Officer that special permit relief under Nantucket Zoning By-law ~139-33.A, for the alteration of a pre-existing, nonconforming use, is required, and application for such a Special Permit is hereby made. 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: i~UISdacDOUGdT:ee of MacDougall Nominec Trust, Owner SIGNATURE: . ~I e~ L-- 14"pliau>t/Attomey/Agem" Arthfu I. Reade, Jr., :Attorney *If an }...ttomey or other .L'\gent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on:_1 _I _ By:_ Complete:_ Need Copies:_ Filed with Town Clerk_I _I_Planning Board:_1 _I_Building Dept.:_1 _I _ By:_ Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_ Granted:_1 _I _ Hearing notice posted with Town Clerk_I _I _ Mailed:_1 _I _ I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _I _ Opened on :_1 _I _ Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _ Made:_1 _I_Filed w/Town Clerk_I _I _ Mailed:_1 _1_ F:\WpM\MacDougall\ZBA APP March OB.docx 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile l.J 1.1/ "..~U~~=U"; "'.. r.'\.\ ;)1)0':':::0;)0.)1) J\Li\Ut. l>ULLI'-.!'S't.. ~4,. 'I!d IJlJ .1. 07 <fj s' 00 Town of Nantucket Zonin~Board of Appeals LIST OF P ARmS IN lNI'EREST rn THE MA ITER OF THE PETITION OF; PROPERTY OWNER........ ..... ~e<!.~.~.~.. .1:?'!-.~ 7!.rJ(J~./~ 7M.f5.:~..... MAILING ADDRESS....~~~4.~.t. ..~!-Ltl~.9.J:c;~~m.,r ...~~n.~~y. ..~ .,~J.fJ9.;:~.(.. LLP PROPERTY LOCATION.. ..............?...~~~:tI...~::../. S~.?f~..ur ASSESSORMAl'IPARCEL....,... .......,... .1.'!..-:' /~. .__.' .............................. APPUCANT.. ..~~~~.~.!.. ,~~ ~J~.S~ ~!7~.L. ~~~.~.~X: ..~.. ~X~ f ~~~.~. ..~~~... SEe A trACKED PAGES I certif)' that the foregoing is a li$t of persons who ale owners of abu.tt:ing property, owneIS ofland directly opposite on any public or private s1reet or way; a.nd llbut[er~ of the abutters and all other land O"llers within 300 fcC't of the property lin~ of owner's prop.eIty, all as they appear on the most recent applicable tax list (M.G.L c. 40A, Section 11 Zoning Code Chapter 40A Section 139-29B (2) ~. II; ,202L ~4J ASSESSOR'S OFFICE TO'i'1Il of Nantu(;ket :z; 5 :z; :z; 5 ~ " " " m ~ OJ OJ OJ OJ OJ '" ~ " " :'i ..: :'i ..: ..: " .. .. " H iii iii iii H H .., iii " " " OJ iii iii " '" OJ OJ OJ OJ '" ~ ~ '" '" '" .. u .. '" '" .. .. .. ~ .. t;; ~ ~ ~ .. .. 0 ~ ~ f:J ~ .. 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Illt Ik4 >t Ik. l'I1 E-t j : E-t ~ :i e1 Il/I r&I 0 III ~ ~ ~ ~ ~ f;j g tl '" ~ ~ ~ i i ~ f< OJ '" f< .. ~ OJ P '" OJ f< .. '" ~ ~ H H " " " " H H ~ ~ g tl tl .. :l :l ~ :i! " t :t ~ ~ f< ~ ~ () OJ .. .. f< '" ~ e E ~ ~ E ~ Pi:: Pi:: : t5 ~ f< f< f< " ::l f< OJ OJ OJ 8": nl ~!:! .. H H H ~ l.l:I ~ ass ~ ~ H 5 5 5 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ tj ~ o M S ~~;~~:~!;~~~~~3E~ .,. N 0. III 0"l0'l 0"1 0"\ 0\ 0\ 0\ 0'1 0\ 0\ 0\ 0\ 0'1 0\ 0\ 0\ 0\ 0\ :E: ........ ..,. .... .... .... .... .... .... ..,. .... 'If' .... .... ..,. .... .... .... o o N '- r- .-i '- .-i Sankaty Head Golf Club, Inc. PO Box 293 Siasconset, MA 02564 Caroline S. Weymar, Trustee 78 Baxter Rd. Trust 80 Westcott Road Princeton, NJ 08540 Susan Wilner & David Golden, Trs Golden/Wilner Living Trust 3673 Jackson Street San Francisco, CA 94118 Pamela R. Holding, Tr 24 Lincoln Rd Wellesley, MA 02481 George C. Whiteley, III & Jeanne Whiteley PO Box 451 Siasconset, MA 02564 Arthur I Reade, Jr. Reade, Gullicksen, Hanley & Gifford, LLP PO Box 2669 Nantucket, MA 02584 82 Baxter Road LLC c/o Patricia Halsted, Esq. 4 North Water Street Nantucket, MA 02554 Caroline S. Weymar, Tr Baxter Realty Trust 80 Wescott Rd Princeton, NJ 08540 Whitney A. Gifford, Trustee c/o Lucy Dillon Rastetter PO Box 406 Siasconset, MA 02564 J. Perry & Susan H. Ruddick Trst A Separate Peace Trust 7930 Old Marsh Road Palm Beach Garden, FL 33418 Robert F. & Susan A. Starbuck 2 Audubon Road South Salem, NY 10590 Property description Louise MacDougall, Trustee 9 Bayberry Lane, Sconset Map 49, Parcel 184 Page 1 of 1 Set r Joshua Posner & Eileen Rudden 32 Arlington St. Cambridge, MA 02140 Jerome L. & Phyllis E. Rappaport c/o Mary E. McAuliffe 509 Woodland Ter Alexandria, VA 23302 GPJ, Inc. c/o J. Perry Ruddick 7930 Old Marsh Rd Palm Beach Garden, FL 33418 Juliet F. Hunter PO Box 358 Siasconset, MA 02564 William F. & Suzanne M. Wallace 39 Broad Brook Rd Bedford Hills, NY 10507 Town of Nantucket Web GIS - Printable Map o Prop ID Address Sale Date Sale Price Book/Page Lot Size Town of Nantucket Web GIS 49 :3 100 123ft 49 184 9 BAYBERRY SIAS LN 03/02/1990 $0 C0014/ 360 0.21 acres 97 ~ ~ vi. i j Page I of I 49 185 1 NOT A LEGAL DOCUM ENT c) For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. Disclaimer The information displayed on this or any other map produced by The Town of Nantucket is for reference purposes only. The Town of Nantucket does not guarantee the accuracy of the data. Users are responsible for determining tile suitability for individual needs. All information is from the Town of Nantucket Geographic Information System (GIS) database. Copyright 2005 Town of Nantucket, MA All rights reserved. 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'<VAM-(.C.e" BUll.DING LOCATION PLAN OF lAND IN NANTUCKET, MASS. ~V: /-/0-.2007 SCALE: .1.-.20' o.t.TE:;TV,<y qzaC?:. Owner: ~~~~.u4/Y/lI'lC. f.'~i.!s.T:. . ..<.<J 7' ~ De.d:~/t'.;r~9. . Plon-<-C..:r~'<:7;-8 Locus . 7'.4-1Y~Y h-<I\C€:' . . . . CHARLES T. HART & ASSOCIATES. Inc. SANFORD BOAT BUn.DING 49 SPARKS AVENUE NANTUCKET. lUSS. 02554 NOT TO BE RECORDED. (508) 228-8910 H- .69;:.'9 PROFESSIONAl. WlO S\JRVP'l)R THIS PLOT PWI WAS PREPARED FOR THE TOWN Or NANTUCKET SUlLOlHG 0(pARTI./OO' ONLY ANO SHOULD NOT BE CONSlOtREO A PROPERTY lINE SURVEY. THIS PWI ~E' US&TO ESTABUSH PROPERTY . . HE . OR >>f'( ANClLWlY STRUCTURES ON THE PREMISES. THE: PROPERTY lINES SHOWN RElY ON CURRENT DEEDS >>lD PLANS or RECORD. THIS PLOT PWI IS NOT A CER1lFlCATION AS TO TITlE OR OWNERSHIP Of lHE PROPERlY SHOWN. OWNERS Of' ADJOINING PROPDmES ARE' SHOWN ACCORDJNC TO CURRENT ASSESSOR RECORDS. ASSE'SSOR MAP: . .1:9.. . PARCEL: . /8Y. <>\JOIS\t'fI!\lU' -~.,. .,~..-".v...._._.............,.....--,~..- ..... -'