HomeMy WebLinkAbout078-02
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TOWN OF NANTUCKET
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BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
fe0-~rI\\oef i3 , 2002-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
07~-() ~
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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
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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Planning Board
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PLEASE NOTE: MOST SPECIAL PERMITS AND V^RIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING" TO NANTUCKET
ZONING BY-LAW 9139-301 (SPECIAL PERMITS); n139-32I (VARIANCES)
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ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 73.4.1
Parcel 006
SR-2
4 Sconset Avenue
Plan Book 14, Page 9, Lot 8
Deed Ref. 623/125
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, November 15,2002, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of the JOHN A. HERNDON, of204 E.
Joppa Road, #801, Towson, MD 21286, Board of Appeals File Nos. 078-02 the Board made the
following Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-16C(I) to reduce the southerly side yard setback distance from ten to five feet; and
reliefby Special Permit under Section 139-33A (alteration/expansion of a pre-existing
nonconforming structure/use), or in the alternative, by VARIANCE under Nantucket Zoning By-
law Section 139-16A (Intensity Regulations - ground cover ratio). Applicant proposes to
demolish a said to be dilapidated garage structure, which is sited as close as about three feet from
the southerly side yard lot line, in a district that requires a minimum side yard setback of five
feet, and reconstruct a new garage with studio space above it, five feet from that lot line. The
Locus currently contains a ground cover ratio of about 19% in a district that allows a maximum
ground cover ratio of 12.5%. There would be no overall increase in ground cover as a result of
the demolition and reconstruction. There would be no change in the footprint of the single-
family dwelling. The Locus is also nonconforming as to lot size with the Lot containing about
8,000 square feet of area, in a district that requires a minimum lot size of 20,000 square feet; and
as to front yard setback with the dwelling being sited as close as about 23 feet from the front
yard lot line on Sconset A venue, in a district that requires a minimum setback of 30 feet.
The Premises is located at 4 SCONSET AVENUE, SIASCONSET, Assessor's Map
73.4.1, Parcel 006, Plan Book 14, Page 9, Lot 8. The property is zoned Sconset-Residential-2.
2. The Decision is based upon the Application and the material submitted with it and the
testimony and evidence presented at the Hearing. The Planning Board made no recommendation,
as the matter was not of planning concern. There were no letters on file in favor of or in
opposition to the Application.
3. The Applicants represented, and was supported by the "data card" from the tax assessor's
office, that the single-family dwelling was constructed in 1946, with the garage having been
constructed in 1968 in its present location. As both were constructed prior to the 1972 enactment
of the Zoning By-law, they are validly grandfathered as to their nonconformities. The Locus has
a current total ground cover ratio of about 19% in a district that allows a maximum ground cover
ratio of 12.5%. Applicant proposes to demolish the dilapidated single-car garage, which
currently is sited as close as about three feet from the southerly side yard lot line in a district that
requires a minimum of ten feet. Applicant submitted photographic evidence indicating the status
of the existing garage as being in a state of disrepair. The new garage would be constructed no
closer to that side yard lot line than five feet. There are no changes proposed for the dwelling.
The garage has a ground cover of about 338 square feet and the new garage would have a
maximum of 338 square feet, maintaining the existing maximum overall ground cover on the Lot
of about 19%. Applicant represented that the second floor would be used for personal storage
and other uses ancillary to the dwelling. There would be no human habitation of the space. Under
the Zoning By-law, the side and rear yard setback distances in this district can be reduced from
ten feet to five feet by a grant of a Special Permit. Applicant is also seeking Special Permit relief,
or in the alternative relief by Variance to demolish and reconstruct the garage without increasing
any nonconformities and making the garage more conforming by moving it farther away from
the side yard lot line. Applicant has received Certificate of Appropriateness No. 40,670 for the
demolition and No. 40,758 for the new garage from the Nantucket Historic District Commission.
Applicant represented that the project would have little impact upon the neighborhood and would
be a benefit to the area by upgrading the property and getting rid of an "eyesore".
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4. Based upon the foregoing, the Board found that reduction of the side yard setback
requirement from ten feet to five feet to allow placement of the new garage at a point no closer to
the southerly side yard lot line than five feet, would be in harmony with the general purpose and
intent of the Zoning By-law and would not be substantially more detrimental to the
neighborhood than the existing nonconforming garage and it would provide a public benefit by
increasing the setback distance. The Board further found that a grant of Variance relief would
also be appropriate to allow the removal and replacement of ground cover in excess of the
maximum allowed of 12.5% in order to allow the project to be completed as proposed, noting
that the existing garage appears to unsalvageable and even unsafe. Denying his request to
reconstruct his garage structure would unduly penalize the Applicant, preventing him from
upgrading the property. The Board further made the requisite findings that that owing to the
topography of the structures on the Lot and not generally affecting the district in which it is
located, that a literal enforcement of the provisions ofthe Zoning By-law would involve
substantial financial, or otherwise, hardship to the Applicant, and further that the desirable relief
may be granted without substantial detriment to the public good and without nullifying or
substantially derogating from the intent or purpose of this By-law.
5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTED the requested relief by
SPECIAL PERMIT under Nantucket Zoning By-law Section 139-16C(l) to reduced the
southerly side yard setback distance from ten to five feet, and by VARIANCE under Section
13 9-16A to allow demolition of the old garage and reconstruction of a new garage, upon the
following conditions:
a. The garage shall be sited in substantial conformance with the "Site Plan" labeled
"Option B", dated as of the hearing on November 15,2002, a reduced copy of
which is attached hereto and marked as Exhibit A;
b. The project shall be done in substantial conformance with the Certificate of
Appropriateness No. 40670 for the demolition and No. 40,758 for the new garage
as issued by the Nantucket Historic District Commission, as may be amended;
c. The maximum ground cover allowed on the Lot shall be about 19%, with the new
garage not being any larger than the existing structure; and
d. The new garage structure, including the second floor, shall not be used for human
habitation;
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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, NOVEMBER 15, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUll.DING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
JOHN A. HERNDON
BOARD OF APPEALS FILE NO. 078-02
Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-16C(I) to reduce the southerly side yard setback distance from ten to
five feet; and relief by Special Permit under Section 139-33A (alteration/expansion of a
pre-existing nonconforming structure/use), or in the alternative, by V ARIANCE under
Nantucket Zoning By-law Section 139-16A (Intensity Regulations - ground cover ratio).
Applicant proposes to demolish a said to be dilapidated garage structure, which is sited as
close as about three feet from the southerly side yard lot line, in a district that requires a
minimum side yard setback of five feet, and reconstruct a new garage with studio space
above it, five feet from that lot line. The Locus currently contains a ground cover ratio of
about 19o1c. in a district that allows a maximum ground cover ratio of 12.5%. There would
be no overall increase in ground cover as a result of the demolition and reconstruction.
There would be no change in the footprint of the single-family dwelling. The Locus is
also nonconforming as to lot size with the Lot containing about 8,000 square feet of area,
in a district that requires a minimum lot size of20,000 square feet; and as to front yard
setback with the dwelling being sited as close as about 23 feet from the front yard lot line
on Sconset Avenue, in a district that requires a minimum setback of 30 feet.
The Premises is located at 4 SCONSET AVENUE, SIASCONSET, Assessor's
Map 73.4.1, Parcel 006, Plan Book 14, E, Page 9, Lot 8. The property is zoned Sconset-
Residential-2.
THIS NOTICE IS A V AlLABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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ZOll16 CLASSIFICATIOI: R.-Z
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1I1N. FRONTAGE: ' .7.~ . IT, , .
FRONT YAAD S.B.: ,~Q, fr., . ,
REAR " SlOE 5.8.: , ~q . IT: ,
GROUND COVER (X): . '.4.?: ~ ,
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ELDRIDGE:
TO: . . -T9J;ftJ, A.. J!~/c'J{T?9W. . . , . . . . . ,
. . . . . . . . . . . . . . . . . . . AND NO OTHERS.
I CERTIfY, TO 'IHE BEST OF IlY KNOWl..EllCE. lHAT THE
PROlISES SHO ARE LOCATED IN ROOD HAZARD ZONE:
. . . <; . . . NEATm ON F.LR.I.t. / CO\lUUNlTY PANEl.
NUIlBER: 250 O~. . . . D. F!f THE FEDERAL
OlERCENCY EMENT AGENCY. EFFECTM: DATE OF
lAAPS: JUNE J, 986 AND AS PERlOOlCAl.l.Y REVISED.
1HlS INSPECTION PlAN WAS PREPARED FOR 1l0RTGACE PURPOSES
ONLY AND IS TO. BE CONSIDERED A f\llL INS1RUUENT SURVEY.
ntS PLAN . tlOT BE USED TO FSTAIlI..ISH PROPERlY UNES.
FENCES,. . '.. ORN<< N-ICIUARY S1RUCl\lRES ON THE PROIISES,
THE PROf\EIJY ES SHOWN RaY ON CURRENT DEEDS AND PLANS
Of RECORQ.
lHIS INSPECJlON PlAN IS NOT A CERTIFICATION AS TO THE. TITLE OR
OWNERSHIP Of PROPERlY SHOWN. OWNERS Of ADJOINING PROPERTIES
ARE SHOWN RDlNG TO CURRENT TOWN Of NANTUCKET ASSESSOR
RECORDS.
lKS PlAN NOT BE USED FOR /oN'( OTHER PURPOSE OTHER THAN
ns IKTENDED U E STATED ABOVE.
~1lIockw" II ,.
INOT TO BE RECORDED I
ONLY ORIGiNAllY STAMPED AND
ENDORSED COPIES OF THIS PLAN
SHALl BE ACKNOWlEDGED BY
THE CERTIFYING LAND SURVEYOR,
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Owner: (~4~L, .~ALP~!~I{. A!-i.D. . . , . . . , .
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DeedjCert.: 13~..I~. 1;'tT.11G: Plan: ~K I. ,F.G..~ , .
T ox Mop: . 7~.1.,I-: ~ Locus: ~ -4 ~.J-i~~T AVF:', .
BLACKWELL d: ASSOCIATES, Inc.
Professional Land SUnJ81jOTS
6 Young's Way
Nantucket, Massachusetts 02554
FBK.: 899 -Ie;, (508) 228-9026 B-5?t;,/
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
ZONING BOARD OF APPEALS
, OCT 1 5 2002
TOVVN (] F
NANTUCKET, MA
, "
LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
PROPERTY OWNER..... \I. Q. H~..... A.A.... r.-l.~~. P9. N.................
MAILING ~DDRESS....z.-.~.i......~.:...).0.\~..,~f.:....~.~?.....~..??.( -r o\.~p"L) ~ 0 '1J '2..?~
, LJ I Se"II.J~tc:r jL1t-
PROPERTY LOCA nON... ., . .. .~... ... .... .. .":":.. .... . . . ... .. .. .1y....................
ASSESSORS MAPIP ARCEL... ..'1. .'?.dJ ../. Q.o.. Y:. . ... .. ." ........... ... ... . I#N 00/../
APPLICANT..... T.I:f::.~!':!.~~ !.L:-.l::.... .p.~ ~/7./:!I-'" ~.~ .~:.... .F:?.~.... :-}~? if Ai
SEE ATIACHED 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) ..
mi.... ./8;.. ..p.il.e..~
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DATE -
ASSESSOR'S OFFICE
Town of Nantucket
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