HomeMy WebLinkAbout009-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: m~ J-L , 2002-.
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
00 C[r-O~
fYL~IY\.0 iLl Qffi a./YY'Q c\D 'f€J1CL.
Application No.:
D '2-rrr~~
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.
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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); 6139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET WNING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55
Parcel 446
R-I0
14 MacLean Lane
Plan File 9-B, Lot 7
Deed Ref. 715/348
At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, February 8, 2002, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of FRANCISCO AND
ESTELLA DERAS, of 14 MacLean Lane, Nantucket, MA 02554, . Board of
Appeals File No. 009-02, the Board made the following Decision:
1. Applicants are seeking relief by V ARIANCE under Nantucket Zoning Bylaw
Section 139-7A(2)(b). Applicants propose to alter an existing garage structure by
converting the use to a secondary dwelling. The structures are situated about 6'4" apart
rather than 12 feet as required for the scalar separation between primary and secondary
dwelling units. All parking will be provided on site. The Locus is also benefited by a
grant of Special Permit relief in BOA Decision 058-92 in which the then noncomplying
garage structure, which is sited as close as about 7.79 feet from the southwesterly rear
yard lot line in a district that requires a minimum of ten (10) feet, was allowed to remain
as sited with a reduction in rear yard setback distance from ten (10) feet to about 7.79
feet. In said Decision paragraph 6, it stated that relief was conditioned upon there being
no expansion or alteration of the garage. Accordingly, Applicants are seeking a
MODIFICATION of said Decision to allow the proposed conversion of use. The Locus is
conforming in all other respects.
The Premises is located at 14 MACLEAN LANE, Assessor's Map 55, Parcel 446,
Plan File 9-B, Lot 7. The property is zoned Residential-10.
2. The Decision is based upon the Application and materials submitted with it and
the testimony and evidence presented at the hearings. The Planning Board recommended
that the Board of Appeals consider issues of adequate access of emergency vehicles and
statutory requirements for the issuance of a Variance. There were two letters on file in
favor from abutters, one a direct abutter. One asked that there be no enlargement of the
existing structure and the existing shrubbery and trees not be removed unless necessary
for conversion. If removed, then she asked that they be relocated on the property. There
was also a letter on file from the Chief Fire Inspector of the Nantucket Fire Department.
It stated that he had inspected the Locus for the "purpose of fire protection/life safety
access" relative to the conversion of the garage to a secondary dwelling. He further noted
that the Lot is situated in a previously thickly settled area of the Island and that it was
serviceable from two improved roads, MacLean Lane, and Cedar Circle, which are within
500 feet of the property. He concludes that there is no Law, By-law, or regulation that
would prohibit the conversion of the garage to a secondary dwelling for fire protection or
life safety reasons.
3. Applicants represented that they wished to convert the existing garage structure,
which contains two separate offices and garage space, into use as a year-round single-
family dwelling for family members. The garage is situated about 6'4" from the primary
single-family dwelling rather than the required scalar separation of 12 feet. The Locus is
benefited by Special Permit relief in the Decision in BOA File No. 058-92, granted to a
predecessor-in-title to Applicants, which reduced the rear yard setback distance from the
required ten feet to about 7.79 feet at its closest point. Said Decision also contained a
condition in paragraph "6" that "the garage shall not be expanded nor altered."
Applicants hereby are asking that the Board Modify that condition to allow the proposed
conversion of use. Due to the location of the existing structures, there is no possibility of
moving the structure further away except to the rear ofthe Lot, which Applicants
represent would be cost prohibitive for them and would constitute an undue financial
burden. The two existing parking spaces would continue to be provided on site. The two
offices would be removed as part of the renovation. Applicants have also received a
Certificate of Appropriateness from the Historic District Commission in No. -3? Z 33.
4. Therefore, based upon the foregoing, the Board finds that the Modification of the
previous Decision in BOA File No. 058-92 and conversion of the garage to a secondary
dwelling would not be substantially detrimental to the public good and would not nullify
or substantially derogate from the intent or purpose of the By-Law. The Board further
fmds that there would be little impact upon this thickly settled neighborhood, especially
in light of the letter from the Chief Fire Inspector as noted above. The facts on the ground
would not change as there would be no alteration of the footprint as part of the
conversion and the nonconforming rear setback distance would not be made more
nonconforming. In addition, the Board specifically finds that owing to circumstances
relating to the topography of the structures, and especially affecting the Locus and
structures, but not affecting generally the zoning district in which it is located, a literal
enforcement of the provisions of this Zoning By-Law would involve substantial hardship,
financial or otherwise, to the Applicants. A grant of relief is consistent with the Board's
efforts to provide year-round housing for Nantucket residents.
5. Accordingly, by a unanimous vote, the Board GRANTS the requested
MODIFICATION of the Decision in BOA File No. 058-92 and a VARIANCE under
Nantucket Zoning By-Law Section 139-7 A(2)(b) to allow the conversion of the garage
structure into use as a secondary dwelling with a scalar separation of about 6'4" upon the
following conditions:
a. There shall be no expansion of the footprint or alteration of the use
without further relief from this Board;
b. The siting ofthe structure and provision oftwo parking spaces on site
shall be in substantial conformance with the site plan done by John 1. Shugrue, Inc., dated
September 27, 2001, marked as Exhibit A and attached hereto;
--
(009-02)
c. The two existing offices in the garage, shall be removed with the
conversion of the use to a secondary dwelling unit; and
d. All cars associated with the residents of the Locus shall be parked on site.
Dated: March r d..., 2002
1.x(;~~ Q~Ik1Jll
ancy Sevre
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NOTEI FOR GARAGE lJ E: E: ~..,
SETBACK SEE NANTUCKET /.../\
BOARD OF APPEALS DESCISION ~IVE:
CASE # 058-92 )
, I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUN~
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHO~N ~ITH NO
VISIBLE ENCROACHMENTS, AND DID
COMPLY ~ITH THE ZONING SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION. THE SITE IS SITUATED IN
ZONE' C ' OF THE F.E.M.A.
MAP SHEET # 0011 D
COMMUNITY #250230.'
ZONING. R-I0
MINIMUM LOT SIZE. 10,000 S.F.
MINIMUM FRONTAGE. 75 FT
FRONT YARD SETBACK. 20 FT
REAR tic SIDE SETBACK. 10 FT
GROUND COVER RATIO I 20'-
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALE. 1'= 20'
ASSESSORS MAP 55
DA TEl SEPTEMBER 27, 2001
JOHN J. SHUGRUE., INC.
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FORI FRANCISCO DERAS- DERAS
o.no. ESTELA O. DERAS
PARCEL NO. 446 #6750BOA
TOWN OF NANTUCKET
. BOARD OF APPEALS
NANTUCKET, MASSACHUSB'ITS 02554
NOTI~E
A Public Hearing ofthe NANT!J<?'!{-ET WNING BOARD OF APPEALS will be held
at 1:00 P.M., FRIDA y~'-FEBRtT.ARY- 8, 2001;- IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
FRACISCO AND ESTELE DERAS
BOARD OF APPEALS FILE NO. 009-02
Applicants are seeking relief by V ARIANCE under Nantucket Zoning Bylaw
Section 139-7A(2)(b). Applicants propose to alter an existing garage structure by
converting the use to a secondary dwelling. The structures are situated about 6'4" apart
rather than 12 feet as required for the scalar separation between primary and secondary
dwelling units. All parking will be provided on site. The Locus is also benefited by a
grant of Special Permit relief in BOA Decision 058-92 in which the then noncomplying
garage structure, which is sited as close as about7.79 feet from the southwesterly rear
yard lot line in a district that requires a minimum of ten (10) feet, was allowed to remain
as sited with a reduction in rear yard setback distance from ten (10) feet to about 7.79
feet. In said Decision paragraph 6 stated that relief was conditioned upon there being no
expansion or aheration of the garage. Accordingly, Applicants are seeking a
MODIFICATION of said Decision to allow the proposed conversion of use. The Locus is
conforming in all other respects.
The Premises is located at 14 MACLEAN LANE, Assessor's Map 55, Parcel 446,
Plan File 9-B, Lot 7. The property is zoned Residential-10.
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Nancy J~ S e , Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NOTEI FOR GARAGE . , E: 6-",
SETBACK SEE NANTUCKET /..../1
BOARD OF APPEALS DESCISION ~IVE:
CASE # 058-92 )
, I CERTIFY THAT AS A RESULT OF
A SURVEY MADE ON THE GROUN~
THAT THE STRUCTURE IS LOCATED
ON THE LOT AS SHOVN VITH NO
VISIBLE ENCROACHMENT~ AND DID
COMPLY VITH THE ZONING SETBACKS
IN EFFECT AT THE TIME OF CONST-
RUCTION. THE SITE IS SITUATED IN
ZONE ' C ' OF THE F.E.M.A.
MAP SHEET # 0011 D
COMMUNITY #250230.'
ZONING. R-I0
MINIMUM LOT SIZEI 10,000 S.F.
MINIMUM FRoNTAGEI 75 FT
FRONT YARD SETBACK I 20 FT
REAR Be SIDE SETBACKI 10 FT
GROUND COVER RATIO, 20i':
PLOT PLAN OF LAND IN
NANTUCKET, MA
SCALEI 1'= 20'
DA TEl SEPTEMBER 27, 2001
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FORI FRANCISCO DERAS- DERAS
0.00. ESTELA O. DERAS
ASSESSORS MAP 55
PARCEL NO. 446
#6750BOA
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January 16, 2002
TO: Zoning Board of Appeals
THis is to advise you that Curtis Barnes is authorized
to serve as my Agent before the Board of Appeals
concerning my application to convert a garage into
a guest cottage on my property at 14 MacLean Lane.
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Fr ncisco Deras-Deras
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Town of Nantucket
BOAR~~EIV6Q
ASSESSORS
JAN 0 920Bl
NAN~~WN OF
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF CKET, M.4
ZONING BOARD OF APPEALS
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PROPERTY OWNER... ... ...f)~:.~.~~!. ~.:.~... ..~.~~.~.!...... ........... .....
. /'+ MAt.L~41V I... N, NAJ.JTue~~ T M-4
MAILING ADDRESS................................................... ../.................
. 1'1' MAet..~AI0 t..AI.
PROPERTY LOCATION...................................................................
s- s- - 4'-(- h
ASSESSORS MAP/PARCEL... ... ... ...... .... ........ ... ...... ...... ... ...... ... ... ......
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APPLICANT................................................................................... .
).. ;).. ~ - q. I '? '3 -).. )... 8' - 7. s--ao
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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 139.
Section 139-29D (2)
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DATE
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Town of Nantucket
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