HomeMy WebLinkAbout003-03
TOWN OF. NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~ hr-uo1'r /7 ' 20Gl.3
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
003/03
LQ()ren('o~ rr/()d:..-
bwner/Applicant:
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
Building Commissioner
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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)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 49
Parcel 24
Residential- 2
67 Baxter Road, Siasconset
Plan Book 4, Page 46
Deed Ref. 133/6
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, January 10,2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of LAURENCE
GLUCK, c/o Meister, Seelig and Fein, 708 Third Avenue, 24th Floor, New York, NY
10017, Board of Appeals File No. 003-03, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicants propose to change the use of an existing garage to use as a
studi%ffice without any change to the footprint. The Locus is nonconforming as to
setback, with the subject garage being sited over the westerly front yard lot line in a
district that requires a minimum front yard setback of 30 feet; as to side and rear yard
setbacks, with the single-family dwelling being sited as close as about 3.9 feet from the
easterly rear yard lot line and as close as about 6.1 feet from the southerly side yard lot
line and with the garage being sited as close as about 6.6 from the same lot line, in a
district that requires a minimum side and rear yard setback of ten feet; as to lot size, with
the Locus containing about 12,500 square feet of area in a district that requires a
minimum lot size of20,000 square feet; and as to ground cover, with the Locus
containing about 16.3% ground cover ratio in a district that allows a maximum ground
cover ratio of 12.5%.
The Premises is located at 67 BAXTER ROAD, SIASCONSET, Assessor's Map
49, Parcel 24, Plan Book 4, Page 46. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted therewith,
and the testimony and evidence introduced at the Hearing. The Planning Board made no
recommendation, as the matter was not of planning concern. There were no letters on file.
There was an affidavit submitted into the file dated December 6, 2002, from a
predecessor-in-title in order to establish grandfathering of the nonconforming garage
structure. She stated that she and her husband had purchased the Locus in 1968 and that
the garage building, the subject of this Application, had been situated in its present
location at that time. She added that she had sold the property in 2001.
3. Applicant represented that they wanted to change the existing garage use to use as
a studio/personal office. In order to alter uses in ancillary structures located within the
required setback areas, Special Permit relief would have to be obtained, even though, as
in this case, there is no alteration of the footprint. There would also be no upward
expansion of this structure under this Application. Applicant had received Certificate of
,"
Appropriateness Nos. 39,392 and 40,102, from the Historic District Commission for
exterior cosmetic alterations. Applicant stated that as there would be no vehicular access
to the garage structure backing directly out onto Baxter Road and into the flow of traffic,
the elimination of the garage use would be a public benefit in improving traffic safety.
4. Based upon the foregoing, the Board finds that allowing the conversion of the use
ofthe garage structure to use as a studio/personal office by grant of a Special Permit
would not be substantially more detrimental to the neighborhood than the existing use or
nonconforming structure and would have little negative impact. The Board further finds
that a grant of relief would not create any new nonconformities, nor increase intensity of
use upon the Locus. In addition, a grant of relief would benefit the public, eliminating the
direct backing out of vehicles into the flow of traffic.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow the
conversion of the use of the structure from that as a garage to use as a studio/personal
office upon the following conditions:
(a) The structure shall not be used for human habitation;
(b) The conversion shall be done in substantial conformance with the
Certificate of Appropriateness Nos. 39,392 and 40,102, issued by the
Historic District Commission, which shows a nonfunctioning garage door,
as may be amended; and
(c) There shall be no tub or shower installed in the structure without further
relief from this Board.
Dated: February '7 ,2003
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C. Richard Lo n-,
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Edwcid Murphy
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETIS 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, JANUARY 10, 2003, IN THE CONFERENCE
, ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
!.(
LAURENCE GLUCK
BOARD OF APPEALS FILE NO. 003-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicants propose to change the use of an existing garage to use as a
studi%ffice without any change to the footprint. The Locus is nonconforming as to
setback, with the subject garage being sited over the westerly front yard lot line in a
district that requires a minimum front yard setback of 30 feet; as to side and rear yard
setbacks, with the single-family dwelling being sited as close as about 3.9 feet from the
easterly rear yard lot line and as close as about 6.1 feet from the southerly side yard lot
line and with the garage being sited as close as about 6.6 from the same lot line, in a
district that requires a minimum side and rear yard setback of ten feet; as to lot size, with
the Locus containing about 12,500 square feet of area in a district that requires a
minimum lot size of 20,000 square feet; and as to ground cover, with the Locus
containing about 16.3% ground cover ratio in a district that allows a maximum ground
cover ratio of 12.5%.
The Premises is located at 67 BAXTER ROAD, SIASCONSET, Assessor's Map
49, Parcel 24, Plan Book 4, Lot 46. The properly is zoned Residential-2.
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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Nantucket Zoning Board of Appeals
37 Washington Street
Nantucket, MA 02554
(508) 228-7215
December 6, 2002
Dear Board Members,
The subject lot, located at 67 Baxter Road, is a pre-existing non-conforming lot
lying wholly within the R-2 Zoning District. Because the lot is under 20,000 sf and was
improved by a single-family dwelling and garage in the late 1920's and early 1930's, it
qualifies as a grandfathered pre-existing non-conforming improved lot pursuant to the
Nantucket Zoning By-Law Code Section 139-33A. Relief is being sought, however,
because the applicant seeks to alter the use of the pre-existing garage building by
converting it from a garage to a
studio / office.
The applicant needs to make this conversion because the principal dwelling is a
small l-Yz story summer cottage (1,500 sf footprint) with no office. Attached are HDC
approved plans for the structure, a 1975 aerial photograph showing that the garage was
then in existence, and an affidavit sworn to by Virginia Altheer, who owned the property
from 1968 to 2001, attesting to the fact that the garage building existed when she bought
the property in 1968.
The proposed use conversion will not call for any extension or enlargement of the
structure, or any change whatsoever to the exterior of the structure. Indeed "faux" garage
doors will be visible from the Baxter Road elevation, which will read as transom
windows from within. Thus, the proposed conversion merely involves interior work and
will not result in any visible change from the street.
For these reasons, the proposed conversion, will qualify under Code Section 139-
33A (4) since both Zoning Board of Appeals can and should find that the proposed
change "shall not be substantially more detrimental than the existing non-conforming use
to the neighborhood." Indeed, since there will be no cars pulling in and out, the proposed
change is actually safer and less detrimental than the existing use. This Board of Appeals
finding should be coupled with the granting of a Special Permit pursuant to Code Section
139-33A (4) (b),
Thank you, .~.
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Melissa Michaels
1 0 Eat Fire Spring Road Nantucket, Massachusetts 02554
Phone: 508-325-7604 Fax: 508-325-5259 Web: www.nantucketresidential.com
AFFIDA VIT
STATE OF NEW YORK )
) ss:
COUNTY OF WESTCHESTER )
1. My name is Virginia Altherr. I am over eighteen (18) years old.
2. In 1968 my husband and I purchased 67 Baxter Road in Nantucket,
Massachusetts.
3. When we bought the property, it included a garage building fronting on
Baxter Road.
4. I then sold the property in 200 I.
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Sworn to before me this ~ day of December, 2002.
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Stephen B. Meister
Attorney
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PROFESSIONAL ENCINEERS ' IIrCISTrllrD I,AND SUIIVrYOIIS
140 FEDERAL ST.. NANTUCIIU, MASS.
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
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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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