HomeMy WebLinkAbout030-03
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
J()Ol<2- /&
, 2003
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
036-03
Owner/Applicant: A-IO{) C. uou~}un ani (]O'tr/(JQ
~ . \J 0-05 haY)
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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PLEASE NOTE: MOST SPECIAL PERMITS AND VhRIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
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ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
ONE EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS, 02554
Assessor's Map 73.4.2
Parcel 4
Residential-l
28 West Sankaty Road, Siasconset
Plan Book 21, Page 20, Lot 1
Plan Book 2, Page 88, Lots 11 and 12
Deed Ref. 176/249
At a Public Hearing of the Nantucket Board of Zoning Appeals held at 1:00 PM, Friday,
April 11, 2003, in the Conference Room, Town Building Annex, 37 Washington Street,
Nantucket, Massachusetts, on the Application of ALAN C. VAUGHAN and PATRICIA A.
VAUGHAN of 1101 Boston Post Road, Apartment 2B, Rye, New York, 10580, Board of
Appeals File No. 030-03, the BOARD made the following Decision:
1. ALAN C. VAUGHAN AND PATRICIA A. VAUGHAN, FILE NO. 030-03:
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section
139-33A (alteration/expansion of a pre-existing nonconforming structure/use). Applicants
propose construct a new deck and storage area onto an existing primary single-family dwelling,
that would be sited as close as about 8.4 feet from the lot line along Lincoln Street and from the
northerly property line that abuts the bend in Lincoln Street, but would come no closer to the lot
line along the westerly portion of Lincoln Street than the existing structure. Applicants take their
front yard setback from West Sankaty Avenue to the east. The Residential-1 zoning district
requires a minimum side and rear yard setback of five feet and said alterations could take place
as a matter of right without relief from this Board. However, in 1992 the Zoning By-law was
changed to require a minimum ten-foot side and rear yard setback from all lot lines if the lot is
abutting multiple streets or ways whether constructed or not. Prior to that the Locus was
conforming. In the alternative/in addition, the Applicants are seeking VARIANCE relief under
Section 139-16A (Intensity Regulations - setbacks) as to the proposed about 8.4-foot setback
from the northerly lot line. The Locus is nonconforming as to side and rear yard setback, with the
primary dwelling being sited as close as about 8.4 feet from the westerly rear yard lot line, and
with the cottage being sited as close as about 6.5 feet from the westerly rear yard lot line, in a
district that requires a minimum setback of ten feet as described above.
The Premises is located at 28 SANKATY ROAD, SIASCONSET, Assessor's Map
73.4.2, Parcel 4, Plan Book 2, Page 88, Lots 11 and 12; Plan Book 21, Page 20, Lot 1. The
property is zoned Residential-I.
2. The Decision is based upon the Application and materials submitted with it, and
the testimony and evidence presented at the hearing. There was no opposition presented at the
hearing and no letters on file. The Planning Board made no recommendation, as the matter was
not of planning concern.
3. Applicants, through counsel, represented that the existing primary dwelling and
secondary cottage on the Premises were constructed prior to 1981 and, at the time of their
construction, both dwellings conformed to all dimensional zoning requirements for the
Residential-1 Zoning District. In 1992, the Zoning By-law was amended a the Annual Town
Meeting to require that all lots in the Residential-1 Zoning District must take a ten-foot minimum
setback from"... any abutting street or way, whether constructed or not." Upon the enactment of
this amendment, the Premises were rendered nonconforming with respect to setback distance for
the primary and secondary dwellings from the westerly and northerly lot lines along Lincoln
Street.
Applicants propose to construct a small deck and storage area along the westerly
and northerly side of their primary dwelling. This new construction would have a ground cover
of approximately 108 square feet. Applicants are also constructing an addition to the front of the
primary dwelling, which construction would not require relief from this Board, as it would
conform in all respects to zoning requirements. When the project is completed, the structures on
the Premises would have an aggregate ground cover that would not be in excess of
approximately 2,336 square feet (about 28.3%), under the maximum allowable ground cover
ratio of 30% for this district.
The Premises is arguably bounded by three (3) streets: on the east by West
Sankaty Road, on the north, by Lincoln Street; and on the west by Lincoln Street. However, as
Lincoln Street is shown on a plan of record and in the Assessor's records, to continue in a
northerly direction and then bend easterly along the northerly border of the Locus without
changing names, it would indicate that it was one street for zoning purposes. If that was the case,
Applicants state that no Variance relief was necessary, and the requested Special Permit relief
granted to construct the deck on the westerly side of the structure would cover the northerly side
yard setback intrusion to about 8.4 feet as well for the storage shed as being setback from the
same rear yard lot line regardless ofthe bend in the road. The increase in the northerly setback
intrusion would thus be able to utilize the pre-existing nonconforming setback of about 8.4 feet
on the westerly side of the structure.
4. Therefore, the Board finds that two streets border the Locus for zoning purposes,
regardless of the bend in Lincoln Street, and the requested relief by SPECIAL PERMIT under
Zoning By-law Section 139-33A of the By-law is appropriate with certain conditions. The
Board further finds that the construction of the proposed deck and storage area at a point no
closer than about 8.4 feet from the lot lines along Lincoln Street, would constitute in increase in
the nonconformity. However, said increase, are modest in size, would not be substantially more
detrimental to the neighborhood than the existing nonconformities.
5. Accordingly, by UNANIMOUS vote, the Board GRANTS relief by SPECIAL
PERMIT under Nantucket Zoning By-law Section 139-33A to allow them to construct a deck
and storage area on the westerly and northerly sides of the existing primary dwelling on the
Premises, based upon the following express conditions:
a. The improvements permitted in this Decision shall be sited no
closer than about 8.4 feet from the westerly and northerly lot lines as shown on the "As-
Built Plot Plan" prepared by Richard K. Earle of Nantucket Surveyors, Inc. dated
November 13,2002, a reduced copy of which is annexed hereto as Exhibit "A";
b. That portion of the proposed storage area shown on the
Plan annexed hereto as Exhibit "A" that is sited closer than ten (10') feet from the
northerly lot line of the Premises shall be limited to a maximum height of five (5')
feet from grade;
c. The aggregate ground cover of all structures on the Premises shall not
exceed about 2,336.45square feet (about 28.3%) without additional relief from this
Board.
Dated: June I {o , 2003
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DECK &: STORAGE
LOT 1
(AREA = 8256::t SF)
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ALAN c. ... PI. TRtaA A. VAUGHAN
7.J. 4.2-52
NOTE: AT TIME OF CONSTRUCTION LINCOLN STREET
SETBACKS CONFORMED WllH ZONING BY-LAW.
CURRENT ZONING: R-1
MINIMUM LOT SIZE: 5.000 SF
MINIMUM FRONTAGE: 50 FT.
FRONTYARD SETBACK: 10 FT.
SIDE AND REAR SETBACK: 5 FT. (10 FT. FROM ABUTTING WAYS)
ALLOWABLE G.C.R.: 30%
EXISTING G.C.R.: 20.0%:f:
PROPOSED G.C.R.: 21.3%:f:
FOR PROPERlY UNE DElERMINA110N lHlS PLOT PLAN
REUES ON CURRENT DEEDS AND PlANS OF RECORD,
VERIFlED BY FlELD MEASUREMENlS AS SHOVtt-./ HEREON.
lHlS PLAN IS NOT REPRESENlED TO BE A l1lLE
EXAMINA 11 ON OR A RECORDABLE SURVEY.
NB: 273 59
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REVISED PLOT PLAN
FOR l.B.A. APPUCA110N
MAR. 11, 2003
AS-BUILT PLOT PLAN
IN
NANlUCKET, MASSACHUSETTS
SCALE: 1-=20. DATE: NOV. 13, 200
DEED REFERENCE: Dd.Bk.176/Pg.249
PLAN REFERENCE: PI.Bk.2/Pg.88
PI.Bk.21/Pg.20
ASSESSOR'S REFERENCE:
MAP: 73.4.2 PARCEL: 4
PREP ARED FOR:
ALAN C. VAUGHAN
NANlUCKET SURVEYORS INC.
5 WINDY WAY
JUCKET. MA. 02554
N-377-1
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, APRIL 11, 2003, IN mE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
ALANe. VAUGHAN AND PATRICIA A. VAUGHAN
BOARD OF APPEALS FILE NO. 030-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose construct a new deck and storage area onto an existing
primary single-family dwelling, that would be sited as close as about 8.4 feet from the lot
line along Lincoln Street and from the northerly property line that abuts the bend in
Lincoln Street, but would come no closer to the lot line along the westerly portion of
Lincoln Street than the existing structure. Applicants take their front yard setback from
West Sankaty Avenue to the east. The Residentia1-1 zoning district requires a minimum
side and rear yard setback of five feet and said alterations could take place as a matter of
right without relief from this Board. However, in 1992 the Zoning By-law was changed
to require a minimum ten-foot side and rear yard setback from all lot lines if the lot is
abutting multiple streets or ways whether constructed or not. Prior to that the Locus was
conforming. In the alternative/in addition, the Applicants are seeking V ARIANCE relief
under Section 139-16A (Intensity Regulations - setbacks) as to the proposed about 8.4-
foot setback from the northerly lot line. The Locus is nonconforming as to side and rear
yard setback, with the primary dwelling being sited as close as about 8.4 feet from the
westerly rear yard lot line, and with the cottage being sited as close as about 6.5 feet from
the westerly rear yard lot line, in a district that requires a minimum setback of ten feet as
described above.
The Premises is located at 28 WEST SANKATY ROAD, SIASCONSET,
Assessor's Map 73.4.2, Parcel 4, Plan Book 2, Page 88, Lots 11 and 12 and Plan Book
21, Page 20, Page 1. The property is zoned Residential- .
~.
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BoA- Form 1:- 89
R..NTUCKET ZONING B01illD OF APPEALS
TOWN AND COUNTY DUILDING:
'N1L11TUCKET, H.h 02554
. Date
C.hBeNO~-~
APPLICATION FOR REI,IEF
~
Owner's name(s) :
Mailing address:
Applicant's name:
M~iling address:
ALAN C. VAUGHAN'AND PATRICIA A. VAUGHAN
llP1 BOSTON POST ROAD, AP:r". ZB, RYE, NEW YORK 10580
SAME
SAME
Location of lot: Assessor's map and parcel number 7342 _
zS WEST .SANKATI ROAD, SIASCONSET
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street address:
k Pg ."...".".v"""_,,"".,"'.~ Z h, 88 Lot_S 11, 1Z
Registry ~~~ Plan B & ~~
Date lot acquired: [L/Ql/lQ Deed Ref ~,~ Zoning~~i~~rict R-1 1
1 t . 1 N X .~.CD?_NO
Uses on o. - commercia: one or
- number of: . dwellings-1- duplex~ apartments~ .rental rooms_
Building date (s): all pre-8/72? or Pre 1981 C of O?~
. .' . ..,' ,",.
Building Permit appl'.n ~ Nos.
Case.Nos. all BoA applications, lawsuits:
state fully all zoniri~ relief sought and respective' Code sections
and subsections, speclfically what you propose compared to present
and what grounds ~ou urge for BoA to make each finding per Section
~-32A if Varlance, 139-30A . if a Special Permit .(<;lJui.. 139-33A
if .toalter'or-'ext'end 'a nonconforming use).' If appeal per139-3~A
B - , attach decision or: ord~z:,appea~,~d"",q~" to attach addendum .
~PPli~a~~~ s~~k a Spe~ial ~~~~i~ ~n~~~ ~:~ti~~'{~;:3~~~5) of the By-Law t~ ex~:nd
a pre-existing,non-conforming structure 8.4 feet from the si~: an~ r~a~ D~tt ~n~s.
The existing side/rear set back requirement .is t.~n (10'),. fe';!t:. ~n...t., e., -:-. s r~c
because the premises are bounded on three sides by streets. The e~ist~ng dwelling 1
is 8.4 feet from the rear lot line~ at its closest point. The propose~ extension I
of the structure will not ~ncrease the setb~ck intrusion nor make the ~ntrusion more
non-conforming. See Addendum J'A" annexed.:'hereto.
Itemsenclo~d ~s part of this~~plication: orderl~ ~9~~ndum2~
Locus map S~te Plan~ Showlng present~'+planned~ st~ucture~
Floor plans. present proposed elevatlon.s _. ~HDC, a12proved?~
Listings lot area ~rontage ~etbacks ~ GCR:2s parklng data~
Assessor-certifiecraddressee IISt - 1\ s;hS Tma~llng label? 2 .sets-A.
f200 fee payabl.e...to....To,w:n "of Nantucket.. proof.. . . I cap I covenant
(If an appeal, <,:sk Town Clerk t<;, ..~e!: . . !3ldg Comr 's r.~s:~~?- to BoAT
- . .
I certify that the requested ~nfor.mation submitted is substantially
complete and tru~.'to. the b st f my know:)..eqge under the_bClins and
penalties of IP~,~J;1;lry. ...,.... ,.. .; AuqMN"ANn 'PATRICIA.A. VAlH1HltI,f ,
By The1:tAttorney,
SIGNATURE:
pplicant ___ Attqrney/agent X
KEVIN F.
3(If not owner or owne
enclose proof of a~thority)
FORXFFICE 'USE c.L1J /J:'\
Application COPi;;;/,;,:C"id: ...;;. "0;:-. ... f~r BoA on ~~~
One copy filed with Town C~ on J:/~bY '" .......:. comp~ete?~
One co~y ea,<;:h,to ;?lanning..139 and' ?uil?~n9:.D~?t '~f~
$200 fee che~k given' Town Treasurer on~ _ ~ Y~WaiVed?___
Hear!-ng notice poste2!:v --.f2 "ailedb &~ t(;~
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Hearing(s) on__l__l__ cont'd to__l--!__, __1--1__ ~ith~rawn?__I__I__
Decision due bY__I__I__ made--!~__ filed. TC--!--!__ mailed--!--!__
See ~p'~+n~ ~~~~~
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ADDENDUM "A"
Applicants Alan C. Vaughan and Patricia C. Vaughan ("Vaughan") own property
located at 26 West Sankaty Road, Siasconset, Assessor's Map 7342, Parcel 052. The lot
Has an area of approximately 8, 256 square feet and is located in the Residentia1-l Zoning
District. There are two (2) dwellings on the property with an aggregate ground cover of
1,655 square feet (20%). The maximum allowable ground cover in the R-l Zoning
District is 30%. Both dwellings on the property were constructed prior to 1981.
The primary dwelling is 8.4 feet from the rear lot line, at its closest point. The Vaughan
property is bounded on the east by West Sankaty Avenue, on the north by Lincoln Street,
and on the west by Lincoln Street.
In 1992, the Nantucket Zoning By-Law was amended at Town Meeting to provide
that corner lots located in the R-l Zoning District required a ten (10') foot minimum side
yard set back from ".. . any abutting street or way, whether constructed or not." Prior to
this 1992 zoning amendment, the Vaughan property was conforming. Upon enactment of
this zoning amendment, the Vaughan property became non-conforming because the
p'rimary dwelling was 8.4 feet from the rear property line (and Lincoln Street), at its
closest point.
Vaughan seeks a Special Permit pursuant to Section 139-33A(5) of the By-Law
that permits the construction and extension of a deck/storage area on the northwest corner
of the existing primary dwelling on the condition that all new construction shall be no
closer than 8.4 feet from the side and rear lot lines. In all other respects, the Vaughan
property will conform to current zoning requirements. The proposed new construction
will have a ground cover of approximately 108 square feet. The new, aggregate ground
cover will be approximately 1, 763 square feet (21.3%). The proposed deck/storage area
will not be substantially more detrimental to the Siasconset neighborhood and will
provide Vaughan with need storage area. Mr. and Mrs. Vaughan ask the Board of
Appeals to issue this Special Permit. cA Q ~ ~ 'cAf ' ~
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Nore; AT llUt OF CONSTRucnON UNCOlN SlREET
SElBACKS CONfORMED WITH ZONING BY-LAW. .
AS-8UIL T PLOT PLAN
IN
NANTUCKET. MASSACHUSETTS
CURRENT ZONING: R-1 SCALE: '-=20. DATE: NOV. 13. 200
MINIMUM LOT StZE: 5.()OO SF DUO REfERENCE: Dd.Bk..176/Po.2~9
MINIMUM fRONTA~; 5QF1'. PLAN REFERENCE: PI.Bk.2~g.88
FRONTYARD SElBAg(; 10FT. . ~ . Pl.Bk.21/Pg.20
SlOE ANQ REAR $E~ACK: 5FT. . ~5 d':.. ... ASSESSoR ~ R~RENCE:
AllOWABLE G.C.R.: 30X ",/~ - ...:.. MAP; 7~~4~~ PARCEL: 4
EXISTING G!c~rf:-- -1',655% SF (20.0" :t) PREPAR~O FOR:
FOR PROPERlY UNE I)["IIJUNAllON'lHIS PlOT ~ ALAN c~ VAUGHAN
REUES OM ~T on:os AND fUNS OF REcORD.
~F1ED BY F1ElD MEASU~~ 1'5. SHOWN HEREON. NANlUCKET SURVEYORS INC.
ltilS PlMtSNOT ~'I'ED re BE A llU 5 WINDY WAY .- .
~~~OR " BEcamAB\.E SUR~. NANTUCKET - 'M"- 02554
NB:213 58 -.. --,.- ----
N-377-'l
IY-TT ~n~7/nn/~n
PROPO~ED
STREET
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81.82'
PROPOSED
DECK &: STORAGE
LOT 1
(AREA = 8256::t SF)
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80.24'
N/I"
ALAN c. ... PI. TRtaA A. VAUGHAN
7.J.4.2-52
NOTE. AT TIME OF CONSTRUCTION LINCOLN STREET
SETBACKS CONFORMED WllH ZONING BY-LAW.
CURRENT ZONING: R-1
MINIMUM LOT SIZE: 5,000 SF
MINIMUM FRONTAGE: 50 FT.
FRONTYARD SETBACK: 10 FT.
SIDE AND REAR SETBACK: 5 FT. (10 fT. FROM ABUTTING WAYS)
ALLOWABLE G.C.R.: 30"
EXISTING G.C.R.: 20.0%::t:
PROPOSED G.C.R.: 21.3" ::t:
FOR PROPERlY UNE DETERMINAllON lHlS PLOT PlAN
REUES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASURENENlS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENlED TO BE A llTLE
EXAMINA llON OR A RECORDABLE SURVEY. _ /} L..
NB: 273 59 ~
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DIRT
PARKING
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\\..ms\N.J77-1 \.J77-1PRODECK
CB
FND
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REVISED PLOT PLAN
FOR l.B.A.APPUCAllON
MAR. 11. 2003
AS-BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 111=20' DATE: NOV. 13, 200
DEED REFERENCE: Dd.Bk.176/Pg.249
PLAN REFERENCE: PI.Bk.2/Pg.88
PI.Bk.21/Pg.20
ASSESSOR.S REFERENCE:
MAP: 73.4.2 PARCEL: 4
PREP ARED FOR:
ALAN C. VAUGHAN
NANTUCKET SURVEYORS INC.
5 WINDY WAY
JUCKET, MA. 02554
N-377-1
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-.'---.--.- -,
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,.1
900
::>A Form
2-89
NANTUCKET ZONING BOARD APPEAL
TOWN AND COUNTY BUILDI
NANTUCKET, MA 02554
ASSESSOR'S LIST OF PARTIES IN INTEREST
WPERTY OWNER: frL-AN C ,V4U6l/1(N A.--vvd Plr17?iciA- A \
)PLICANT FOR RELIEF (SAME? --X') :
)DRESS OF PROPERTY, 2(, Wc$r SAf'lk.4-ry RD)
;SESSOR'S MAP - PARCEL: 7 31..} Z _ (J s-z-
VA-()6#1:W
S/!f-5C1JNS<iT*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED~):
Rl=("'iC":IVED
,-vt._
BOARD OF ASSESSORS
MAR 0 3 2003
TO\NN OF
NANTUCKET, MA
:ertify that the foregoing (or the attached ) lists all persons,
:ural or legal, who are owners of abutting property, owners of land
~ectly opposite on any public or private street or way; and abutters of
~ abutters and all other land owners within three hundred feet of the
)perty line of Owner's property, as they (and their address) appear on
~ most recent applicable tax list [per M.G.L. c.40A, !!ill and Zoning Code
lpter 139, !!i139-29D(2)].
~\D ':2.00~
:e
lTE: Applicant (Petitioner) should include with the lot for which zoning
ief is sought, any commonly-owned abutting lots which might become
'olved in the zoning matter. List map and parcels for each abutter.
~~~:~tted by ~j;;E~~ ~ Ikk rJc
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