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Home My WebLink About045-10 McQuade, Lawrence & Margaret # -1% 0'1;:> ~:: "A:': .-", t:::~ -$" --" TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $300.00 File No. D~\- W . - o ::0 ;n '- c:::: . r- N - ;a --- o - Owner's name(s): . Lawrence and Marqaret McQuade Mailing address: c/o Vaughan, Dale and Hunter, P.O. Box 659, Nantucket, MA 02554 Phone Number: (508)228-4455 E-Mail: bill@vauqhandaleandhunter.com Applicant's name(s): Same Mailing Address: Phone Number: E-Mail: Locus Address: 97 Baxter Road Assessor's Map/Parcel: 48/19 & 20 Land CourtPlan~~)lI(~~X~ 12839-B }O)(~){\l(~Certificate ofTicle: 17087 Zoning District SR-2 Uses on Lot- Commercial: None~ Yes (describe) Residential: Number of dwellings 1 Duplex Apartments Date ofStructure(s): all pre-date 7/72 or Building Permit Numbers: Previous Zoning Board Application Numbers: BOA File No. 02-88 , 010 -~ \ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile State below or attach a separate addendum of specific special permits or variance relief applying for: See Addendum, attached hereto. I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE: Owner* SIGNATURE: Applicant/Attorney/ Agent* *If an Attorney 0 proof of agen the Owner or the Applicant, please provide a signed OFFICE USE ONLY Application received on:-I -1_ By:_ Complete:_ Need Copies:_ Filed with Town Clerk:J j _ Planning Board:j j _ Building Dept.:J J _ By:_ Fee deposited with Town Treasllter:J J _ By:_ Waiver requested:_ Granted:-I -I_Hearing notice posted with Town Clerk:_/ J _ Mailed:_/-I _ I&M-I -1_&_/-1_ Hearing(s) held orc_/-I _ Opened on :-1-1_ Continued to:--! --! _ Withdrawn:--! -! _ Decision Due By:--! --! _ Made:-I -I_Filed w/Town Clerk:_/_/_ Mailed:-I --!_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508.228.721'5 telephone 508-228.7298 facsimile ADDENDUM TO THE APPLICATION OF LAWRENCE C. McQUADE AND MARGARET O. McQUADE LAWRENCE C. McQUADE and MARGARET O. McQUADE seek a Variance pursuant to Section 139-32 of the Nantucket Zoning By-law from the requirements of Section 139-16, Intensity Regulations, as amended. Locus is presently improved by a single-family wood-framed dwelling located at 97 Baxter Road, Siasconset. The Premises are located in the SR-2 Zoning District. The Premises consists oftwo (2) parcels ofland: Lots A-I and A-2 shown on Land Court Plan 12839-B and further described in the Nantucket Assessors Book on Map 48 as Parcels 19 and 20. With respect to Lot Area, the Premises consists of these two pre-existing non-conforming lots of record having a combined total area of25,538 +/- square feet in a zoning district with a minimum area requirement of20,000 square feet. These lots are merged for zoning purposes. The single family dwelling on Locus is located approximately 16 +/- feet at its closest point from the front yard property boundary, pursuant to a Variance granted by the Nantucket Zoning Board in BOA File No. 02-88, in a zoning district with a required front zoning yard of thirty (30') feet. In all other respects, the Premises conform to the dimensional requirements of the zoning by-law for the Sconset-Residential2 District. Applicants propose to move all but a small portion of the existing single family dwelling off the property and relocate it to another lot in Siasconset while leaving a 720+/- square foot Cottage on Locus. As proposed, the remainder Cottage would be sited one (1 '+/-) foot plus or minus at its closest point from the front property bound in a zoning district that requires a front yard setback of 30 feet. The Cottage as relocated will be approximately 8 feet from the paved portion of Baxter Road and situated behind a mature privet hedge. The requested relief is harmony with the intent and purposes of the Nantucket Zoning By-law. Given circumstances relating to the soil condition and topography of the locus (the close proximity of the dwelling to an eroding coastal bank) and especially effecting this locus and not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of by-law would involve substantial hardship to the Applicant. This desired relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from intents and purposes of the by-law. The Applicant asks the Board to vote in favor of the Variance as requested. /,/' PLOT PLAN TO ACCOMPANY APPLlCA TION TO ZBA IN NANTUCKET, MASSACHUSETTS SCALE: 1"=30' DATE:JULY 7, 2010 DEED REFERENCE: LC CERT.# 17087 PLAN REFERENCE: LC PL 12839-B ASSESSOR'S REFERENCE: MAP: 48 PARCELS: 19 & 20 PREPARED FOR: LAWRENCE C. & & MARGARET O. MCQUADE EMACK SURVEYING 2 WASHAMAN AVENUE NANTUCKET. MA.. 02554 (508) 325-0940 4-6 - 16 RROW N/f ~N a. f\J 48 ; E~~ P. fREEI.V.N N/f s1EVEN T. NOTES: 1.) lliE PROPOSED 1 STY DWElliNG DOES NOT CONfORM TO CURRENT ZONING REQUIREMENTS WIlli RESPECT TO fRONT YARD SETIlACK 2.) SEE VARIANCE RECORDED AS LC DOC. 126889 3.) SEE VARIANCE RECORDED AS L.C DOC. 43121 4.) SEE RESTRICTION ON FACE OF LC. CERT. 17087 CURRENT ZONING: SR-2 MINIMUM LOT SIZE: 20,000 SF MINIMUM FRONTAGE: 75 FT FRONTYARD SETBACK: 30 FT SIDE AND REAR SETBACK: 10FT ALLOWABLE G.C.R.: 12.5% EXISTING G.C.R.: 9.8%:t + EXISTING G.C. 2 STY DWELLlNG=2490- SF PROPOSED G.C.R.: 2.9%:t PROPOSED G.C. 1 STY DWELLING = 720:t SF FOR PROPERTY UNE DETERMINATION llilS PLOT PLAN REUES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. llilS PLAN IS NOT REPRESENTED TO BE A TIlLE EXAMINA TION OR A RECORDABLE SURVEY. N.B. 15 83 L ."; .... o ~ o~ ....co zl ~o ~co Cl ;>< ':\ o ~ o 0_ -\ J-747 Town of Nantucket Web GIS - Printable Map Page 1 of 1 Town of Nantucket Web GIS \ \ \ \. \ \ \ \ 4825 " \ 49 493 o 83ft Prop ID Address Owner 4819 97 BAXTER RD MCQUADE LAWRENCE C & MARGARET 125 EAST 72ND ST NEW YORK, NY 10021 11/20/1995 $700,000 C0017/087 0.59 acres NOT A LEGAL DOCUMENT "- '\ "f\ ;~ = j.i) /r \ ~~ tJ;;-~~~ 'ir \ "~ ;"..rv q ................. j -----...........----~ I I Town of Nantucket, Massachusetts ] Map Composed . 7/12/2010 "'''_....~,-..._".,"."...''''._-"'_..-~-_.. - --"'--- Sale Date Sale Price I Book/Page Lot Size L_< f , l Disdaimer The Information displayed o~this or ; any other map produced by The Town of j Nantucket is for reference purposes only. The ! Town of Nantucket does not guarantee the ',. accuracy of the data. Users are responsible for determining the suitability for Individual needs. . All information Is from the Town of Nantucket I Geographic Information System (GIS) database. ! ."..,."."...."""..,,,~..1... . .... T' '",..,'." . . ..k.... Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=864... 7/12/2010 /I 5, ()o Town of Nantucket Zoning Board of Appeals LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER.. W.~.~.v.8~~...,.......... ............... ........... .,. MAILING ADDRESS..:~..V~Q~~~\~~\~r\\v~~_~ t~ PROPERTY LOCATION.... .~~..~ .~~........................... ASSESSOR MAPIPARCEL. ..~/.l~..:t.2P..... ...... ........ ... ... ........ SlJl31Vl11LTEI> BY.~~~.~~............................................. SEE ATTACHEI> PAGES I certify that the foregoing is a list of all persons who are owners of abutting property, owners ofland 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, as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-2913 (2). Dr II 020/0 I ~~a~ A SESSOR'S OFFICE TOWN OF NANTUCKET OJ tJ> . '" 0 ~ ~ ~ ~ ~ ~ ~ p., .- .., ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ M . 0 i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~.~.~ ~ ~ ~ i oS .... . 0 " o ~ ~ ., 0 ~ ..-I M 0 . U 0 ~ M " N " 0 0 m ~ . 0 " 0 0 ~ U .. fQ ..-l en CJ'l 0\ CJ'I ..... ...-l """ C7I 0\ 0\ 'I""f I" .... 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BEAUDETTE VAUGHAN, DALE, HUNTER, STETINA AND BEAUDETTE PROFESSIONAL CORPORATION ATTORNEYS AT LAw WH.ALER'S LANE P.O. Box 659 NANTUCKET, MAsSACHUSETTS 02554 TEL: (508) 228-4455 FAX: (508) 228-3070 LORI D'ELu. July 13,2010 BY HAND DELIVERY John Brescher, Nantucket Zoning Board of Appeals Nantucket Zoning Board of Appeals 2 Fairgrounds Road Nantucket, Massachusetts 02554 RE: Lawrence and Margaret McQuade; 97 Baxter Road, Assessors Map 48, Parcels 19 & 20; Siasconset, Nantucket, Massachusetts 02554 (the "Premises ") Dear John: Enclosed please find an Application in the captioned matter requesting Variance relief pursuant to Nantucket Zoning Bylaw Section 139-32 (Variances) from the provisions of Nantucket Zoning Bylaw Section 139-16A (Intensity Regulations - setbacks). Applicants propose to move all but a small portion of the existing single family dwelling located at 97 Baxter Road, Siasconset, off the property and relocate it to another lot while leaving a 720+1- square foot Cottage on Locus. As proposed, the remainder Cottage would be sited one (1 ft. +/-) foot plus or minus at its closest point from the front property bound in a zoning district that requires a front yard setback of 30 feet. The Cottage as relocated will be approximately 8 feet from the paved portion of Baxter Road and situated behind a mature privet hedge Also enclosed please find multiple copies of the completed Application packet, two sets of mailing labels and the filing fee required by the Town of Nantucket in the amount of$300.00. Plea$e mark this matter for hearing at the August, 2010 meeting the Nantucket Zoning Board of Appeals. Thank you for your help in these matters. Pleas feel free to call me should you have questions. WFHI Enclosures . - o ;J"J il1 ::~ ::;::,. c: en TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 - w :z;:. -...... -- ,:::; 0\ "I Date: August 13, 2010 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 045-10 Owner/Applicant: Lawrence C. McQuade and Margaret O. McQuade Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed with 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 a complaint in Land 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. !)J ~,t {}JAi Edward Toole, Chair.man cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32 (VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT 508-228-7215. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 2 FAIRGROUNDS ROAD NANTUCKET, MA 02554 Assessor's Map: 48 Parcels: 19 and 20 SR-2 97 Baxter Road Land Court Plan 12839-B Certificate of Title No. 17087 At a Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS held at 1:00 p.m., Thursday, August 12, 2010, in the Board Room, 2 Fairgrounds Road, Nantucket, Massachusetts 02554 on the Application of Lawrence and Margaret McQuade, clo Vaughan, Dale, and Hunter, P.O. Box 659, Nantucket, MA 02554, Board of Appeals File No. 045-10, the Board made the following decision: 1. The Applicants are requesting Variance relief pursuant to Nantucket Zoning Bylaw Section 139-32 (Variances) from the provisions of Nantucket Zoning Bylaw Section 139-16A (Intensity Regulations - setbacks). Applicants propose to move all but a small portion of the existing single family dwelling away from an eroding coastal bank and off the property and relocate it to another lot in Siasconset while leaving a 720+/- square foot portion of the dwelling proposed to be reconstructed as a smaller dwelling on Locus. As proposed, the smaller remainder dwelling would be sited one (1 '+/-) foot plus or minus at its closest point from the front property bound in a zoning district that requires a front yard setback of 30 feet. The remainder dwelling, as relocated, will be approximately 8 feet from the paved portion of Baxter Road and situated behind a mature privet hedge. The present single family dwelling is presently sited sixteen (16) feet at its closest point from the front yard lot line, pursuant to a Variance granted in Zoning Board of Appeals File No. 02-88, in a zoning district with thirty (30) foot front yard setback requirement. The site is located at 97 BAXTER ROAD, is shown on Nantucket Tax Assessor's Map 48 as Parcels 19 and 20, is shown on Land Court Plan 12839-B, and is registered at the Nantucket County Registry of Deeds as Certificate of Title No. 17087. 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. No opposition was expressed at the Hearing. 3. The Locus consists of two (2) parcels of land: Lots A-I and A-2 shown n Land Court Plan 12839-B and further described in the Nantucket Tax Assessor's Map Book on Map 48 as Parcels 19 and 20. With these two pre-existing, nonconforming parcels, the Locus has a combined total area of 25,538 +/- square feet in a zoning district that requires a minimum lot size of 20,000 square feet. As these lots are merged for zoning purposes, there is no issue arising out of lot size. The single family dwelling on the Locus is approximately sixteen (16) +/- feet from the front yard property boundary, pursuant to a Variance granted by the Nantucket Zoning Board of Appeals in File No. 02-88, in a zoning district that requires a thirty (30) foot front yard setback. In all other respects, the Locus and the structures thereon conform to the zoning requirements of the 'Sconset-ResidentiaI2 zoning district. Applicants propose to move all but a small portion of the existing single family dwelling away from an eroding coastal bank and off the property and relocate it to another lot in Siasconset while leaving a 720+1- square foot portion of the dwelling proposed to be reconstructed as a smaller dwelling on Locus. As proposed, the remainder dwelling would be sited one (1 '+/-) foot plus or minus at its closest point from the front property line. The proposed relocation will situate the smaller remainder dwelling approximately eight (8) feet from the paved portion of Baxter Road. 4. Therefore, the Board specifically finds that due to the topography of the lot and the proximity of said eroding coastal bank, and especially affecting this Property and not generally the zoning district in which the Locus is situated, that a literal enforcement of the provisions of Section 139-16A of the Nantucket Zoning Bylaw would involve substantial hardship, financial and otherwise, to the Applicant and that relief would be in harmony with the general purpose of the Zoning Bylaw and may be granted without substantially derogating from the intent of the Bylaw and, as such, there are sufficient grounds upon which to base a grant of variance. 8. Accordingly, by a UNANIMOUS VOTE, the Board grants the VARIANCE under Nantucket Zoning Bylaw Section 139-32 from the intensity regulations in Nantucket Zoning Bylaw Section 139-16 to allow the Applicants to relocate a smaller portion of the their single- family dwelling, while removing the balance thereof in its entirety, to a point as close as one (1) foot from the front property boundary upon the following conditions: (a) The relocation shall be done in substantial compliance with the plan entitled "Plot Plan to Accompany Application to ZBA in Nantucket, Massachusetts," dated July 7, 2010, prepared by Emack Surveying, attached hereto as "Exhibit A"; and (b) No construction will take place between June 1 and the day after Labor Day of any year. SIGNATURE PAGE TO FOLLOW DATED: August ~, 2010 Nantucket, Massachusetts \ " '-(dwJ 1. r1~~ ~ J ./{ i/i .~ {/ t COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. August t ~ ,2010 On this ~ 'ly of AAIgust, 2010, before me, the undersigned Notary Public, personally appeared ~~ 14. Ynr , who is personally known to me, and who is the person whose name is signed on the preceding or attached document, and who acknowledged to me tha@she signed it voluntarily for its stated purpose. Notary PubliC~&'r.lw My commission expires: ~ /f'l!l) eLf- .f,}:> ... '"' - .. , i j.;,:-.. f' ~~ ~;.~~ ~.~ '::/:." \JJ; .............. ....... ",'. " " . .:,'. "-, -:~:~~~\:~~~\ )> \~ \~ LCPL 12B39-6 d 0 .-0 .-0 J2~ L01 "'.:::1 - - LO'f ",-2 .OJ LCPL 12B39-6 I~ Ii .N .0 0 10 10 d 0 OJ 0 '" 0 .;0 l \; o. TOTAL LOT AREA = m 25538 ~ SF \ \ -I. DHCB FND 150.45' DOWN 8" .- WAY II ~~~:~ A'. "./' 48 - 18 RROW N/f N-IN B. f\l \ \Jj ~ tx:l ';0 ~~ ~ \0 0 (\) - ';0 0 0 -" ~ \. \ 150.95' \ \ . \ \ .-i ,. -...I 7- ~ ~ o ~ 0"- -TIm zl ~g 2 o ^ ~ 4-B; E~;N P. fREEMAN N/f Sn:V8'l T. NOlES: '-) TI-lE PROPOSED 1 STY DWElliNG DOES NOT CONFORM TO CURRENT ZONING REQUIREMENTS W1TI-1 RESPECT TO FRONT YARD SElBACK 2.) SEE VARIANCE RECORDED AS LC DOC. 126889 3.) SEE VARIANCE RECORDED AS LC DOC. 43121 I 4.) SEE RESlRlCTION ON FACE OF LC. CERT. 17087 CURRENT ZONING: SR-2 MINIMUM LOT SIZE: 20,000 SF MINIMUM FRONTAGE: 75 FT FRONTYARD SETBACK: 30 FT . SIDE AND REAR SETBACK: 10FT ALLOWABLE G.C.R.: 12.5% EXISTING G.C.R.: 9.8%:i: + EXISTING G.C. 2 STY DWELUNG=2490- SF PROPOSED G.C.R.: 2.9%:i: PROPOSED G.C. 1 STY DWELUNG = 720:i: SF FOR PROPERTY UNE DETERMINATION 1'HIS PLOT PLAN REUES ON CURRENT DEEDS AND PLANS OF RECORD, VERIFIED BY FIElD MEASUREMENTS AS SHOWN HEREON. TI-lIS PLAN IS NOT REPRESENTED TO BE A TITLE EXAMINATION OR A RECORDABLE SURVEY. N.S. 15 83 / PLOT PLAN. TO ACCOMPANY APPUCATION TO ZBA IN NANTUCKET, MASSACHUSETTS SCALE: 1"=30' DATE:JULY 7, 2010 DEED REFERENCE: LC CERT.# 17087 PLAN REFERENCE: LC PL 12839-B ASSESSOR'S REFERENCE: MAP: 48 PARCELS: 19 &.20 PREPARED FOR: LAWRENCE C. & & MARGARET O. MCQUADE EMACK SURVEYING 2 WASHAM AN AVENUE NANTUCKET, MA.. 02554 (508) 325-0940 J-747