HomeMy WebLinkAbout069-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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To: Parties in Interest and Others concerned wi th,'the
Decision of the BOARD OF APPEALS in the Applicatioh of
following:
Application No.: O~ 9-03
Owner/Applicant: c.'tJiAM. C. O~0d"'(\ a.ncQ
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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.
cc: Town Clerk
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 ~139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 49, Parcel 30
75 Baxter Road, Siasconset
Siasconset-Residential-2
Plan Book 2, Page 81
Lot 33
Deed, Book 736, Page 258
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, September 12, 2003, at 1:00 P.M., in the
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of JOHN E. OSBORN and DEBORAH P.
OSBORN, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 069-03:
2. The Applicants are seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law ("By-law") ~139-33.A (alteration or
expansion of a pre-existing, nonconforming structure). The
Applicants propose to alter and expand the nonconforming garage
upon the subj ect property (the "Locus"), by raising the roof
height from about 16.25 feet to about 17 feet in order to provide
additional storage space in the garage on the second floor level.
All alterations would take place within the existing footprint
without increasing any nonconforming setback distances. The
Locus is nonconforming as to area, containing about 11,126 square
feet in a district in which the minimum required is 20,000 square
feet; as to ground cover ratio, with the lot having ground cover
of about 1,630 square feet, for a ground cover ratio of about
14.7%, with the maximum ground cover applicable being 1,500
square feet; as to frontage, with the Locus having frontage of
about 73.4 feet on Baxter Road, with minimum frontage in this
zoning district being 75 feet; as to side yard setbacks, with the
dwelling being situated as close as about 8.3 feet from the
southerly lot line and with the garage structure being sited as
close as about 1.9 feet from the northerly lot line, with the
minimum side yard setback in this district being ten feet; and as
to front yard setback, with the garage being sited at about 1.1
feet from Baxter Road at the closest point, minimum front yard
setback in this zoning district being 30 feet. The Locus is
situated at 75 BAXTER ROAD, SIASCONSET, Assessor's Map 49, Parcel
30, is shown upon plan recorded with Nantucket Deeds in Plan Book
2, page 81, as Lot 33, and is zoned as Siasconset-Residential-2.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board
reconunendation was that this application was not of planning
concern. Except for the presentation by the Applicants and their
counsel, there was no support or opposition presented in person
or by representatives or correspondence at the public hearing.
4. As presented at the public hearing, the Applicants
propose to alter their garage, pre-existing the 1972 effective
date of the By-law as evidenced by aerial photographs from 1940
in the Town of Nantucket archives, by increasing its height to
provide a second story for storage purposes. The footprint of
the garage, which is nonconforming as to front and side yard
setbacks, will not be changed. No use for human habitation is
proposed. The actual present elevation above grade of the
structure is about 13.5 feet, and the proposed elevation above
grade would be about 16 feet. The Nantucket Historic District
Conunission ("HOC") has approved by Certificate of Appropriateness
No. 41,987 the proposed changes. The location of the structures
upon the Locus is shown upon a plan by Emack Surveying dated
October 10, 2002, a reduced copy of which is attached hereto as
Exhibit A.
5. Based upon the foregoing, by UNANIMOUS vote, the Board
of Appeals made the findings that the subject garage is a pre-
existing, nonconforming structure, and that the alteration of the
garage as proposed, subject to the conditions hereinafter set
forth, will not be substantially more detrimental to the
neighborhood than the pre-existing nonconformities. Accordingly,
the Board of Appeals, by UNANIMOUS vote, GRANTED the requested
relief by SPECIAL PERMIT, to allow the alterations to the garage
as proposed, subject to the following conditions:
(a) The garage shall be used solely for garage and
storage purposes, and not for human habitation.
(b) The alterations shall be performed substantially
in conformance with the plans approved by the HOC under
Certificate of Appropriateness No. 41,987, as may be amended.
( c)
structure.
There shall be no interior plumbing in the garage
(d) The maximum elevation of the garage structure, as
altered hereunder, shall be above mean grade and the
footprint shall not change further relief from this
Board.
Dated:
:17
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2003
October
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W/pOlNT
FND
~9-31
N/f JOSHUA C. POSNER
and EILEEN M. RUDDEN
LOT 1~. LC. PL 9710-f
~9-29
N/f RICHARD L BRECKER.
and JOAN R. BRECKER
PL fL 32-L
NOTES:
1.) LOT DOES NOT CONfORM TO CURRENT ZONING
REQUIREMENTS W1lH RESPECT TO MINIMUM LOT SIZE.
2.) STRUClURES DO NOT CONfORt.t TO CURRENT
ZONING REQUIREMENTS W1lH RESPECT TO
ALLOWABLE G.C.R.
3.) DWElUNG poES NOT CONfORM TO CURRENT
ZONING REQUIREMENTS W1lH RESPECT TO
SIDE YARD SETBACK.
~.) GARAGE DOES NOT CONfORM TO CURRENT
ZONING REQUIREMENTS W1lH RESPECT TO
fRONT at SIDE YARD SETBACKS.
5.) PLAN fOR LOCUS IS DATED 1892 AND
IS DEVOID Of MONUMENTS.
a.) LOT UNES SHOWN HEREON RELY ON ABUmNG
PLANS Of RECORD.
a.) DIMENSIONS fRON BUILDINGS TO PROPERTY UNES ARE MEASURED
E1lHER fRON CORNER BOARDS OR COTTAGE CORNERS (SHINGLES).
CURRENT ZONING: R- 2
MINIMUM LOT SIZE: 20,000 SF
MINIMUM FRoNTAGE: 75 FT
FRONTYARD SETBACK: 30 FT
SIDE AND REAR SETBACK: 10 f'T
ALLOWABLE G.C.R.: 12.5 ..
..(1500 SF' FOR LOT OF RECORD)
EXISllNG G.C.R.: 14. 7X ~
EXISTING G.C.:1630:!: SF' (nearest 10 sf)
fOR PROPERTY LINE DETERI.lINAnON lHIS PlOT PLAN
RElIES ON CURRENT DEEDS ANtI PlANS OF RECORD,
'oIERlFlEQ BY FlELD l.lEASUREMENTS AS SHO..,.. HEREON.
lHIS PLAN IS NOT REPRESENTED TO BE A l1TLE
EXAMlNAllON OR A RECORDABLE SUR\€'(.
N.B. 11/90
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N/f TOWl'! Of
NANTUCKET
LC. PL 11227-A
LOT 33
11,126:!: SF
(CALC.)
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AS-BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=20' DATE:OCT 10, 2002
DEED REFERENCE: DBK 736, PG 258
PLAN REFERENCE: PLBK 2, PC 81
ASSESSOR'S REFERENCE:
MAP: 49 PARCEL: 30
PREPARED FOR: JOHN E. OSBORN
and DEBORAH P. OSBORN
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J-545
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, SEPTEMBER 12, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
JOHN E. OSBORN AND DEBORAH P. OSBORN
BOARD OF APPEALS FILE NO. 069-03
Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing, non-conforming
use/structure). Applicants propose to alter and expand the nonconforming garage by
raising the roof ridge height from about 16.25 feet to about 17 feet in order to provide
additional storage space in the garage on the second floor level. All alterations would
take place within the existing footprint without increasing any nonconforming setback
distances. The Locus is nonconforming as to lot size with the Lot containing about
11,126 square feet of area in a district that requires a minimum lot size of20,000 square
feet; as to ground cover ratio with the Lot containing about 14.7% (about 1630 square
feet) in a district that allows a maximum ground cover ratio of 12.5% (or 1500 square
feet, whichever is greater); as to frontage, with the Lot having about 73.4 feet of frontage
along Baxter Road, in a district that requires a minimum frontage of75 feet; as to side
yard setbacks with the dwelling being sited as close as about 8.3 feet from the southerly
lot line and with the garage structure being sited as close as about 1.9 feet from the
northerly side yard lot line, in a district that requires a minimum side yard setback often
feet; and as to front yard setback with the garage sited as close as about 1.1 feet from the
lot line along Baxter Road in a district that requires a minimum front yard setback of ~
feet. -j -
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The Premises is located at 75 BAXTER ROAD, SIASCONSET, Assessor's MA9
49, Parcel 30, Plan Book 2, Page 81, Lot 33. The property is zoned Siasconset- 0
Residential-2. -0
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
l~Al~ lUCKE'l LU1~11~li tlUAl~U Ui< Al'Y~AL~
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE NO.~' -03
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): John E. Osborn and Deborah P. Osborn
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
Applicant's name(s): Same
Mailing address: 6 Youn~'s Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Locus address: 75 Baxter Road, Siasconset Assessor's Map/Parcel: 49-30
Plan Book & Page: 2-81 Lot No.: 33
Date lot acquired:--1/22/02 Deed Ref.lCert. of Title: 736-258 Zoning District: ~c;~,,-V
Uses on Lot - Commercial: None~ Yes (describe)
Residential: Number of dwellings --L Duplex _ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? x or C ofO(s)?
Building Permit Nos: 685-02
Previous Zoning Board Application Nos.:_None
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details,. grounds for grant of relief, listing any existing nonconformities:
The applicants propose to alter the pre-existing, nonconforming garage structure upon the
locus, which is nonconforming as to front yard setback (situated about 1.1 feet from Baxter
Road, with minimum front yard setback in the S-2 zoning district being 30 feet) and as to
side yard setback (situated about 1.9 feet from the northerly side lot line, with minimum
side yard setback being 10 feet). The proposed alterations will be entirely located within
the footprint of the existing structure, with the alteration consisting entirely of added
storage space in the garage, The peak of the garage roof will be at about 17 feet above
mean grade; the existing structure is about 16.25 feet above mean grade. The locus is also
norconforming as to lot area, containing about 11,126 square feet, with minimum lot area
being 20,000 square feet, frontage, having 73.4 feet of frontage on Baxter Road, with
minimum frontage being 75 feet, and ground cover ratio, having ground cover of about 1,630
square feet, with 1,500 square feet being the maximum permitted in this zoning district.
The applicants request a Special Permit under Nantucket Zoning By-law ~&-33 .A, for the
alteration of this pre-existing, nonconforming structure.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, nnder th/7~~:nd penalties ofperjnry.
SIGNATURE: ~ /~ L Applicant Attorney/Agent x
(If not owner or owner's attorney, please enclose proof of agency to bring this mat before the Board)
FOR A FFICE USE
Application received on:-K/:.7,d?BY: Complete: Need copies'!: rr-: I
Filed with Town Clerk:--Zf"2t?~p nin Board: By: CC/C11l.
Fee deposited with Town Treasurer: ~y: iver requested?:_ Granted:_/ ~_
He'aring notice posted with Town Clerk:~~Mailed:IT~&M: f/ aftc!!S& !tj~
Hearing(s) held on:_/_/_ Opened on:~~_ Continued to:_/_/_ Withdrawn?:_/~_
DECISION DUE BY:_/_/_ Made:_/~_ Filed wfrown Clerk:~_/_ Mailed:~_/_
DECISION APPEALED?:~_/_ SUPERIOR COURT:
LAND COURT
Form 4/03/03
F,\WpOPQ\Osboru\ZBA APP,doc
RECEIVED
BOARD OF ASSESSORS
APR 0 8 2003
TOWN OF
NANTUCKET, MA
/
TOWN OF NANTUCKET
ZONfNG SOARD OF APPE-'--LS
LlST OF PARTIES IN INTEREST IN TI~':: jviJ\TTER OF T,,'!:: PETITION OF
PROPERTY O\VNER..~o.tl0._~~.~.~tp.r.9~..?~..Q.sbQr yl
MAJLfNG ADDRESS .......- ......... .' ..-'''-'- .... .
PROPERTY LOCATION"}?..~x~r..~<:i.
ASSESSORS MAPfPARCEL........4:".9.~~,Q.
S'lmMITTED By:.Rep.,~_J <?y.til<:X~.l.t:hV\l.~, d'.0~~/ L~
SEE ;'.-n ACHED FAGES
1 cC!1Jf'y rt-:zt (he fOf~going is 2. list of persof:s \\'ho 2ft O\\'Tlers of c.bufll:1g p;-operry, O\\~~~2- G~
d 1[ee: j \. cppOS He on 2ny pu b) ic or pn V2.rt S"l rt~i or \\'2 y; CS1C 2.-t'~.HlefS of lne 2.bUfierS 2 r:c 2. \: c: r- ~ <
ie"G o\\-ners \\;thin three hl':,ored fee: 011:-,(: ;:Jfopef1} ji"e of cwner's property, 211 25 lhn 20;::~;:':
ce, ,i1C :'OSl recent appllccble leX 115' (MG L c. f;Ob" SeCilCTi II LOTiLc:g Codc Ck;p\~, I)C)
Sec'c j 39-290 (2) )
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