HomeMy WebLinkAbout081-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: ~~~(t , 20Cl2-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol-lowing:
o f?l-o 2--
'Owner/Applicant: l206erl'f=: ~l1l1 aecl1er
QytQ (fhmeto. It. f'c.Ww cher'
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.
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); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
TOWN OF NANTUCKET
Assessor's Map 60.2.1
Parcel 38
R-2
317 Madaket Road
Land Court Plan 3092- R
Cert. of Title 37,177
Lots 137 and 138
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00
P.M., Friday, Novem-ber 15, 2002, in the Conference Room, Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application of ROBERT F.
SCHAECHER an~ PAMELA H. SCHAECHER of 317 Madaket Road, Nantucket,
MA 02554, Board of Appeals File No. 081-02, the Board made the following
Decision:
1. Applicants are seeking relief by VARIANCE under Nantucket Zoning
By-Law Section 139-16A (Intensity Regulations - ground cover ratio). Applicants
are asking the Board to validate the existing ground cover ratio of about 12.63% of
a single-family dwelling, in a district that allows a maximum ground cover ratio of
12.5%. An addition was constructed pursuant to a duly issued Building Permit in
2000-2001. The Locus conforms to setback requirements. However, the Locus is
nonconforming as to lot size with the Lot containing about 16,000 square feet of
area in a district that requires a minimum lot size of 20,000 square feet.
The premises is located at 317 MADAKET ROAD, Assessor's Map 60.2.1,
Parcel 38, Land Court Plan 3092-R, Lots 137 and 138. The property is zoned
Residential-2.
2. The Decision is based upon the Application and the materials
submitted with it, and the testimony and evidence presented at the Hearing. The
Planning Board made no recommendation as it was not a matter of planning
concern. There were three (3) letters submitted into the me from abutters in
support of the Application. There was no opposition on record to the Application.
3. Applicants, through counsel, represented that they had constructed
an addition in late 2000 under a duly issued Building Permit. During the
construction it was found that there was a problem when an exterior door could not
be placed in accordance with the original architectural plans due to the roof height
in that particular part of the single-family dwelling. H constructed per the plans,
the door would be in violation of the Building Code. Thus, the builder made the
decision to relocate the door to the rear of the structure thus creating the ove)-age in
ground cover due to reconfiguration of the wall dimensions where the door was
placed. Counsel also otTered into the record a letter from Nantucket Surveyors, Inc.
dated November 15, 2002, which stated in pertinent part that "the ground cover
measured along the exterior building wall of the dwelling is 2,021 square feet. In
addition, we have taken measurements to the concrete foundation, and find the
ground cover to be 1,992 square feet." The allowable ground cover for this Lot is
2,000 square feet. The lot-of-record contains about 16,000 square feet and became
pre-existing nonconforming as a result of action taken on a Zoning By-law at the
1974 Annual Town Meeting, which changed the minimum lot area from 5,000
square feet to 20,000 square feet. Testimony from a builder that was involved in this
project after the ground cover problem was determined was given. He clarified how
the overage in ground cover was caused by the placement of the door. The original
builder was no longer involved with the project and was unavailable. There are no
further alterations of the structures on the subject Lot proposed as part of this
Application.
'4. Therefore, based upon the foregoing, the Board finds that
, VARIANCE relief to validate the existing ground cover would have little
detrimental impact upon the neighborhood. The Board also finds that there is no
immediate remedy to the problem and Applicants' ability to acquire more land to
cure the ground cover problem is limited due to the fact that the Locus is bordered
on three sides by streets and on the fourth side by land not held in common
ownership with the Locus. In addition, the Board finds that a grant of relief due to
the unique circumstances related to the topography of the structures on the lot and
de minimus nature of the violation, especially affecting such land or 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, and 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 the By-law.
5. Accordingly, by UNANIMOUS vote, the Board hereby GRANTS the
requested VARIANCE relief under Nantucket Zoning By-Law Section 139-16A to
validate the ground cover ratio on the Locus as a maximum of about 12.63%. Relief
is hereby conditioned upon the following:
(a) No additional expansion of the structures on the Lot shall be done
without further relief from the Zoning Board of Appeals; and
(b) Improvements on the Lot shall be in substantial conformance with
the "As-Built Plot Plan", done by Richard K. Earle of Nantucket Surveyors, Inc.,
dated July 15,2002, a reduced copy of which is attached hereto as Exhibit A.
(081-02)
It 2002
Dated: December ,
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CURRENT ZONING: R-2
MINIMUM LOT SIZE: 20,000 S.F.
MINIMUM FRONTAGE: 75 FT.
FRONlYARD SETBACK: 30 FT.
SIDE AND REAR SElBACK: 10 FT.
AI..LOWABLE G.C.R.: 12.5lC
EXISllNG G.C.R.: 12.63lC
FllII PIIlftR'TY UNE ~A1IClN 1IIS PlDT PLAH
RElJES ON aIIRENT IlEEIlS NIl PLAHS OF RECORD,
\IOF1EIl rrt FIEI.D ~ AS _ HEIlEON.
1IIS PUN IS NOT IlEPRESENTEII 111 BE A 11M
~lIllN OR A IIECClRllAIIL _\lEY.
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AS-BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1.-30' DAlE: 7-15-02
DEED REFERENCE: LC CERT. 12,645
PlAN REFfRENCE: Lc.PL 3092-R
ASSESSOR'S REFERENCE:
MAP: 60.2.1 PARCfl: 38
PREPARED FOR:
ROBERT .. P AllElA SCHAECHER
NANTUCKET SURIIEYORS INe.
5 WINDY WAY
NANTUCKET, MA. 02554
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
beheld 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 following:
ROBERT F. SCHAECHER AND PAMELA H. SCHAECHER
BOARD OF APPEALS FILE NO. 081-02
Applicants are seeking relief by V ARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - ground cover ratio). Applicants are asking the
Board to validate the existing ground cover ratio of about 12.63% ofa single-family
dwelling, in a district that allows a maximum ground cover ratio of 12.5%. An addition
was constructed pursuant to a duly issued Building Permit in 2000-2001. The Locus
conforms to setback requirements. However, the Locus is nonconforming as to lot size
with the Lot containing about 16,000 square feet of area in a district that requires a
minimum lot size of20,OOO square feet.
The Premises is located at 317 MADAKET ROAD, Assessor's Map 60.2.1,
Parcel 38, Land Court Plan 3092-R, Lots 137 and 138. The property is zoned Residential-
2.
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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Applicant's nallle: '.i"m<> ,,'" "hn"\T<>
Mailing address: same as above
Location of 10t: Assessor's map and parce1 nU1llber
street address: 317 Madaket Road
. Registry Land ct P1an, p1an ~k . Pq o~ p1an FUe. COT ~ : 64: IDt_ {6~ -(-?> JIr? Ii
Date 10t acquired' ...9IW.Jlb Deed~ _?2In.~=g d1str.ct;::?_ ~ /I /lOr,,,,, ~cr2 u?
Uses on lot _ commercia1: None or ~ V'--""'V \ -1"
,. .:t'.
Boll. Form ~~8'9
"
NANTUCKET ZONING BoARD OF APPEALS
'.roW AND cotmTY BUILDING
NANTUCKET, 1m 02554
APPLICATION FOR RELIE'P'
October 18, 2002
Date
No.o21-~
..~ .." :
:>:: "I
CASE
owner' s nallle ( s) :
Mailing address:
Robert F. Schaecher and Pamela H. Schaecher
Alfredlie # , 1Q10 Rr~~~ch~~t. Rel~~ttm
60.2.1"
38
".
_ number of: dwe11in~s.x- dup1ex_ apartments_ rental rooms_
Building date(s): all pre-S/72? or C of 0?4-
Building Permit applln. Nos.
Case Nos. a11 Boll. applications, 1awsuits:
state fu1ly all zonin<J relief sought and respective Code sections
and,subsections, specJ.fically what you propose compared to -present
and what grounds :you urge for Boll. to :m.alce each 'finding per section
139-3211. if VarJ.ance, 139-3011. if a special Permit (and 139~~3A
_ if toaI.ter or e~~d a nonconforming use). If appeal per 139":'3~A
" B _ , attach decJ.sJ.on or order appealed. OK to attach addendum .
See Exhibit A attached hereto
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Items enclosed as part of. this Application: order1 addendum2 Xc-:.
Locus map-x- site plan"y'- showing present +p,lanned structu~s :
F;oot;' plans present_ proposed_ elevat1.ons ..!..- (HOC approved?~, -
Listmgs lot area frontage setbacks GCR parking data :;:-.
Assessor-certifieaaddressee lJ.st 4 sets ~ma!lJ.ng 1abels 2 setS5<
1200 fee payable to Town of Nantucket' --A proof 'cap I covenant -
(If an appeal, ask Town Clerk to sena-Bldg Comr's record to BoA:r-
I certify that the
complete and true
penalties of pe
attorney, enclose proof of authority)
\
_bY UitZJ/
. co:p{~tis
FOR BoA/OFFICE USE
APpiication copies rec'd: 4~r_ for Boll. on~
One copy filed with Town Clerk on~~Y
One copy each to planning Bd and Building ~.JtL0
$200 fee check given Town Treasurer on~~~ waived?___
Hearing notice postec{{);}J)Lf/-tnailediJ; ~r/& M/.Y5/Jrf!:::; 1J; :J;t1Z---
Hearing(s} on~~_ cont'd to~~_, ~~_ withdrawn?~~_
Deci:-ion due by~~_ made~~_ filed TC~J_ mailedJ~_
See related r.~~<>~
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EXHIBIT A
Applicants are seeking relief by VARIANCE under Zoning By-Law Section 139-
16A (intensity regulations) to validate the existing non-conforming ground cover of a
single-family dwelling having a ground cover of 12,63% in the R-2 zoning district which
allows 12,5% ground cover. An addition was constructed in 2000-2001 pursuant to a
duly issued Building Permit. Said addition was constructed in excess of the proposed
square feet of allowable ground cover which resulted in the non-complying ground cover
ratio (0.13 over allowable ground cover). This lot was created on June 3, 1927 and the
lot area (16,000 square feet) was rendered non-conforming as to area requirement by
adoption of the 20,000 square foot area requirement, which replaced the 5,000 square
foot requirement, at the 1974 Annual Town Meeting. The front and side yard setbacks are
complying, and there are no changes proposed.
The premises is located at 317 Madaket Road, Assessors Map 60.2.1, Parcel 38.
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INfORMATION SHOWN HEREON WAS
COMPILED fROM AERIAL PHOTOGRAPHS. DEEDS,
AND PlANS Of RECORD AND IS NOT TO BE
CONSTRUED AS HAVING SUfFICIENT ACCUR-
ACY FOR CONVEYANCE,
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(N.C.) DENOTES NOT COIlSTllUCTl:O
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BoA' Form
NANTUCKET ZONING BOARD OF APPEALS
'TOWN"AND COUNTY BUILDING
",NANTUCKET; MA 02554-
ASSESSOR'S LIST OF PARTIES IN INTEREST
2-89
~'lIt)O
PROPER:ry",,6'~E~: Rc>~ Y. + "PAMe.LA H. Sc:M~
APPLICANT ~ FOR" 'RELIEF (SAME? ~):
AD.DRES~..'OF "PROPERTY: 317: M.A..t:>A~ JZ.oA:D *
" .
ASSESS'OR'S MAP - PARCEL: Goo.Z,l - :3B- *
LIST OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED ):
.~
RECEIVED
BOARD OF ASSESSORS
JUL 1 6 2002
TOWN OF
NANTUCKET, .MA
I certify",that ,'the" fo:r:egoing (or the attached _) lists
all, p~rsqr~s.~:', !latura;L or lec:?al, who are C?wners of abutt;ng
property:,'>o.wner,s, of land d.J.rectly oppos.J.te on any publ.J.c
. or private ",st~eet or way; ~nd abutters of the abutters and
all other land owners with~n three hundred feet of the
property line", of Owner's property I as they (and their
address) appear. on the most recent applicable tax list
(per,M.G'.L. c.40A, section 11 and Zoning Code Chapter 139,
section l39-29D(2)).
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Assessor, Town 0 Nantuc et
*NOTE: Applicant '(petitioner) should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become irivolved in the zoning
matter. List map and parcels for each abutter.
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