HomeMy WebLinkAbout097-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~ () UQ\^LII , 2OJ(f;
To: Parties in Interest and. Others concerned with the
-15ecis ion- oT the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
OQ7-o,5"
(+n() t==U f1 ro u \
Application No.:
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
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.
LUG. c.'ne..) Chairman
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); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 48, Parcel 36
112 Baxter Road, Siasconset
Siasconset Residential-2
Plan No. 01-46
Lot 1
Book 812, Page 265
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, December 9, 2005, 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 of ANN FURROW, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 097-05:
2. The Applicant is seeking relief by VARIANCE from the
provisions of Nantucket Zoning By-law ~139-17 (Height
limi tations) . The Applicant proposes to relocate an existing
single-family dwelling that is currently situated upon a lot at
99 Baxter Road, on the easterly side of Baxter Road, to the
locus, which is situated upon the westerly side of Baxter Road,
because of the severe erosion of the coastal bank along the
'Sconset Bluff that is affecting the lot at 99 Baxter Road. The
locus slopes steeply from Baxter Road to its rear (westerly)
portion, and also from the south to the northerly corner, and the
Applicant desires to use natural terrain to the extent feasible.
This would result in the westerly (rear) fayade of the dwelling
having an elevation above mean grade of about 36.5 feet at its
highest point, as computed under the By-law, with 32 feet being
the maximum for anyone building side under ~139-17.A(1). All
other dimensional requirements under the By-law would be met.
The locus is situated at 112 BAXTER ROAD, SIASCONSET,
Assessor's Map 48, Parcel 36, is shown upon plan recorded with
Nantucket Deeds as Plan 01-46 as Lot 1, and is within the Sconset
Residential-2 zoning district.
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Except for the Applicant's presentation, there
was no support or opposition presented at the public hearing.
4. As presented by the Applicant's representatives, the
Applicant proposes to move the single-family dwelling now upon
the lot at 99 Baxter Road, near an eroding portion of the
'Sconset Bluff, to the locus, which is on the westerly side of
Baxter Road. The locus, as described in Paragraph 2, slopes
steeply from the east and south toward the west and north
respectively. If the dwelling which is to be moved were placed
upon a level lot, it would meet the maximum height limitation
under By-law ~139-17.A(1), which provides that:
The average height of all sides of a building
or structure shall not exceed 30 feet as
measured from the average mean grade to the
highest point of the building or structure.
No one building side shall exceed 32 feet.
With the front of the dwelling placed near Baxter Road, meeting
the front yard setback requirement, at an elevation close to
present grade, the result would be that the rear of the dwelling
would have a height of about 36.5 feet above average mean grade,
al though the average height of the four sides of the dwelling
would be less than 30 feet above average mean grade.
5. Based upon the facts as presented, the Board of Appeals,
by UNANIMOUS vote, made the finding that the placement of the
structure as proposed by the Applicant would meet the statutory
and By-law standards for the granting of Variance relief: namely,
that owing to circumstances relating to the topography of the
locus.(the steep grade change) and especially affecting the locus
but not affecting generally the zoning district in which it is
located, a literal enforcement of the provisions of the By-law
under ~139-17.A(1) would involve substantial hardship, financial
or otherwise, to the Applicant, in that it would be impossible to
move the dwelling to the site and comply with the maximum height
requirement without making maj or grade changes which would be
detrimental to the neighborhood, and that desirable relief may be
granted without substantial detriment to the public good and
without nullifying or substantially derogating from the purpose
and intent of the By-law. The Board noted that there would be a
benefit to the neighborhood as an existing dwelling out be saved
from the eroding bluff and maintained in the same neighborhood,
maintaining context. A grant of such relief would also be in
keeping with similar relief granted under similar circumstances
to an abutting property owner. Accordingly, by UNANIMOUS vote,
the Board of Appeals GRANTED relief by VARIANCE from the
provisions of By-law ~139-17.A(1), to permit the dwelling to be
sited upon the locus as proposed, subject to the following
conditions:
(a) The structure shall be sited in substantial
conformi ty with the plans approved by the Nantucket Historic
District Commission (HDC) in Certificate of Appropriateness (COA)
No.42,640 related to the move on only and not other architectural
2
changes that were approved in separate applications before the
HDC, and as may be amended from time to time due to the change
in height based upon this Decision, with the Board's
acknowledgement that a new COA would likely have to be issued;
(b) No exterior work related to this project shall be
performed between July 1 and September 1 in any given year; and
(c) The maximum height above mean grade of the
relocated structure shall be 36.5 feet on the westerly si?e with
all other sides conforming to the requirements,of the Zon~ng By-
~:~~d: ~~ou~I-1L, 2006_~_~ d~
~
-'-
3
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, DECEMBER 9, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
ANN FURROW
BOARD OF APPEALS FILE NO. 097-05
Applicant is seeking relief by VARIANCE under the provisions of Nantucket
Zoning By-law Section 139-17 (Height limitations). Applicant proposes to relocate an
existing single-family dwelling that is currently located on a lot on the easterly side of
Baxter Road and has an address of 99 Baxter Road. The dwelling is being relocated to the
west side of Baxter Road due to the severe erosion of the coastal bank along the Sconset
Bluff. The locus slopes steeply from Baxter Road to its rear (westerly) portion and again
from the southerly to the northerly comer, and the Applicant desires to utilize natural
terrain to the extent feasible. This would result in the rear (westerly) f~e of the
structure having a maximum elevation above mean grade of about 36.5 feet, with 32 feet
being the maximum for anyone building side under Section 139-17.A(I). All other
dimensional requirements of the By-law would be met.
The Premises is located at 112 BAXTER ROAD, SIASCONSET, Assessor's
Map 48, Parcel 36, Plan File No. 01-46, Lot 1. The property is zoned Sconset-
Residential-2. ~ W cu..fiAJJ
Dale Waine, Chairman
THIS 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, MASSACHUSETTS 02554
CASE NO.rR1-05
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Ann Furrow
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 YOUD!!'S Way. Post Office Box 2669. Nantucket. Massachusetts 02584
_',J
112 Baxter Road. Siasconset Assessor's MaplParcel: 48-36
PlanN 0.:
01-46
Lot No.:
1
Date lot acquired: 3'21'03 Deed:
Book 812. Pafi!e 265
Zoning District: SR-2
Uses on Lot - Commercial: None -L Yes (describe)
Residential: Number of dwellings_ Duplex_Apartments
Building Date(s): All pre-date 7n2? or
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
Rental Rooms
C ofO(s)?
The applicant requests a Variance from the provisions of Nantucket
Zoning By-law ~139-17 (Height Limitations), in connection with the
moving of a dwelling from another lot because of erosion of the coastal
bank at Sankaty Head. The locus slopes steeply from Baxter Road to its
rear (westerly) portion, and the applicant desires to utilize natural
terrain to the extent feasible. This will result in the rear (westerly)
",r ^ / fayade of the structure having elevation above mean grade in excess of
jY7}'2. feet, which is the maximum for anyone building side under ~139-
17.A(1). All other dimensional requirements of the By-law will be met.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under th~ and penalti~perjury.
SIGNATURE: M$/ /~L- Applicant Attorney/Agent x
err not owner or owner's attorney, please enclose proof of agency to bring this, matter before the Board)
_ FOR ZJM QFI}ICE USE ~
Application received on:JiJ.bJo ~ By: (f)flL/ Complete: Need co ies?: ~ \
Filed with Town Clerk:!L/ Z1 ,o5"'ii ng oard:~ ~ _ BuDding Dept.:_' ~ _ yl</ JITe.J
Fee deposited with Town Treasurer:liJU r:> ) BY:~iver requested?:_ Granted:~ _,_
Hearing notice posted with Town Clerk:jJJ U fJ fihiled:i1,~ r I&M:/ I ~ 3 ,e) 1& '2; I t:JJ-
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
l!':\lIpl!'\l!'urrow\ZBA APP 12-2005.doo
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PROFESSIONAL ENGINE[RS . REGISTEIKD LA. SU_"EYOftS
14' FEDERAL ST., NANTUCKET, MAil.
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RECEIVED
BOARD OF ASSESSORS
NOV - 92005
TOWN OF '
NANTUCKET. MA
Town of Nantucket
ZONING BOARD OF APPEAL~
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
PROPERTY owNER'.. .wo..r;)... ..:::t.ur.:CQW.............................
. -. .
. .
MAILfNG ADDRESS...... ......... ... ...... ... :..... '" ... ...... ...... ... ...... ...... .....
PROPERTY LOCATION.....\.1. @....r6a.':i.h....f2d..............
ASS ESSORS MA PrP A RCEL:..~..g.:-:. .3.~..............................., ......
APPLICANT. .:QQ'Y":.d.. ..B.oL}ce...............................,.....
@ 5 (l - ~q 1..0 C:;)
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who ue owners of abutting property, owners of
land directly opposite on any public or private street or way; and a.butten of the abutters and all .
other land owners within 300 feet of the. property line of owner's property, all as they appear ?n .
tbe 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'
ASSESSOR'S OFFICE
Town of Nantucket
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