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Home My WebLink About042-94q )_ - -,T f TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: June ; 6 , 19 94 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: Owner /Applicant: LARRABEE 042 -94 ROBERT A. LARRABEE AND ELIZABETH F. 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 Lairs. Any action appealing the Decision must be brought r_ filing an complaint in court within TWENTY (20) days aftt= this day's date. Notice of the action with a copy of the complaint and certified copy of the Decision must re giver; to the Town Clerk so as to be received within such TWENTY (20) days. Dale W. Waine Chairman cc: Town Clerk Planning Board Building Commissioner Zoning Board of Appeals South Beach Street Nantucket, Mass. 02554 NOTICE A Public Hearing of the ZONING BOARD OF APPEALS will be held at 1:00 P.M., Friday, June 3, 1994, in the Town and County Building, the Selectmen's Meeting Room, Broad Street, Nantucket, Massachusetts, on the Application of: ROBERT A. LARRABEE AND ELIZABETH F. LARRABEE Board of Appeals File No. 042 -94 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By -Law §139- 9B(2)(g) and (1), to permit use of a garage for storage, repair, washing, painting or other servicing of motor vehicles, and for the rental or sale of bicycles, motorcycles, automobiles, trucks and other such motorized land transports. The premises is located at 48 NOBADEER FARM ROAD, Assessor's Map 69, parcel 36, as shown on Land Court Plan 14342 -H, Lot 8. The property is zoned Residential - Commercial 2. THIS NOTICE IS AVAILABLE ALTERNATIVE FORMATS. (508) 228 -7215. Dale W. Waine, Chairman IN LARGE PRINT OR OTHER FOR ASSISTANCE CALL / MO.E AC .r - M.R a . W33" as n z: % t7 z•.. G7 T" 90 M 0.611. W 11= u y (1i 1 ./ 'y/ u 1e yS a 77 76 se = M,. P A S T r• ��` 74 U F� "•DALE � PASTVRI 'IS �3 79 ss PC CIAt. , .. e S� `1 "A - f 2.9 he. •� f : s7 /' 1• jr, PLYM'�; flit INMA•ITANT/ .:I w i •. 54 M• L 7/> Jr j It•� 04 1•.111 '® n c , le 1 1b J) .i j • 11 - Jf GI `2 OLD i3 1 SOUTl1 ROA D THE. INHAWARTR OP THE TO" 01 HANTMORET . .NAWWRET MEMORIAL AIRPORT THE NINAMTANTL OF TIRE TOWN Of' NAk %L h -1 - HAIInKIIET MEMORIAL AIRVOAT O .. N w N94,000. REWSIONS LEGEND'= ", F 1 jAII I PARCEL I RAIL- PARCEL 1. "DA E PARCEL .. .. •. L DLC4 ORMOFRE NEW eoMRnluena. d // i/ L EEeTIOM ORRRION UK$ A$ l AK AMELOIIIIRATE OIILL / " INFORMATION m.wNi mom WAS <' ROON11�1••. COMPILED FROM AERIAL PFIOTOORA". MTIS, . y�,p >;::'l.;a/`, ,;} �,,. .T .�,,� -:� ;�,,.�• f -� ..._---: :.ncu.w�- rtiL^•:::'1a:Ja:�J = = " =' � � ..... _ —_._ _....- ....,_.,. .._ - -__. • .. .aV'.1 l�.h,.ir..�.i:�ti'�ri, �T,'• r: c:. ��i�•Yrcni:i�•sttY.•.:.•. ^:•••„ ...L...i�: � ..�_.— -- -... MT Nt uc=- v ZONING • B02U -W 01" APPEALS . To - COII�TI'Y 3IIxLDING ,',• ; NZINT.0 20T.r -IM 0255 " ASSD860R 1 $ 7,TST 0P PARTTr:.S . TN TNTrRPST PZtOPRI'X.;.OIXt, Robert Larrabee APPLICA T,.,FOR RELIEF (SAM'S? ) . John J. Shugrue ADDRESS�•OF :PROPBRT.Y: •44 Nobadeer Fartn Rn��i'"' ASSESSOR'S U PARCEL: 69 - 36 LIST[':'Ox' P,AR'Z'IES''INCLIIDING ADDRLS'S1rS, (or% SEE ATTACI•II:D . :..: .. •, � . • • . MAY Zorc going (or trio attached :a1`�: �pe•on.s,� �na•�uza1. or• legal, �tho' are oVmers ox' abu c� e>;t '':�gw�exs,;o :':land•d:Lrcctly` "opposite on any ;� ��-al: or pZ#. r-1 tray.'; :and abutters of the abuut � G e 7:anc1 .Owmrs W14--hin �.h ce hChdred feet �hc a1.1: ••oth x' a�thci� prape t : 1'a a' of. OYmer,.s•'property, 'az. they address;). •appear;' on -the most recent aP cable tax list ( .:: : G': L. •c': OA, • Section I and 2 �j Code Chap'�c�" p Secti.on•' 139:-29D•.(2) 7 Date CJZ. or� Town o� Nantuc):c L *NOTE: .appl,j cz n .•.'(petiti:oncr) '•should 'include frith the 10-� Xor w2•ueh :zonincj reliaf is sought; any commonly -owned •abutting,: lots ,Wj,ich might' become involved in the zoning matter:. • x,:.st. map :and parcels for • each abutter. PAGE 1 MUAS750 8.1 05/13/94 ►1� TOWN OF NANTUCKET 13:A:15 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's /Co- Owner's Name Mailing Address /City State Zip Property Location 0069 0061 GLOWACKI DAVID & ELLEN TRS PO BOX 1261 0142 OLD SOUTH RD DABRIELL REALTY TRUST NANTUCKET MA 02554 0069 i 0060 HOLLAND E MORTON & GOULAZIAN P PO BOX 611 0140 OLD SOUTH RD SIASCONSET MA 02564 0069 7 0011 HOLLAND JOHN N BOX 111 0138 OLD SOUTH RD SIASCONSET MA 02564 0069 `k 0039 JAXTIMER ERNEST J TR 0075 STURBRIDGE DR 0136 OLD SOUTH RD JAXTIMER REALTY TRUST OSTERVILLE MA 02655 0069 0038 RIDDER JON PO BOX 310 0134 OLD SOUTH RD WHITMAN MA 02382 0069 L 0037 RIDDER AIR AUTO INC 0389 OAK ST 0132 OLD SOUTH RD PO BOX 310 WHITMAN MA 02382 0069 1 0059 CHAMPOUX DAVID A & KATHLEEN PO BOX 3195 0004 ARROWHEAD DR NANTUCKET MA 02584 0069 0045 HARPOONER TRUST 0461 WEST ST 0009 SQUARE RIGGER RD C/O ARMERIGIAN ARMEN TR E BRIDGEWATER MA 02324 0069 0046 FRONZUTO DAVID F TR 0009 SQUARE RIGGER RD 0007 SQUARE RIGGER RD BOATSTEERER NOMINEE TR NANTUCKET MA 02554 0069 �° 0047 MOORE GREGORY M & LARUE KIM N 0005 SQUARE RIGGER RD 0005 SQUARE RIGGER RD NANTUCKET MA 02554 0069 %1 0048 LARUE MARY LOU PO BOX 117 0003 SQUARE RIGGER RD NANTUCKET MA 02554 0069 "L 0035 EGAN MARY ANN PO BOX 435 0046 NOBADEER FARM RD NANTUCKET MA 02554 0069 it 0044 HAIGLEY MICHAEL T BOX 563 0010 SQUARE RIGGER RD NANTUCKET MA 02554 0069 V"t 0043 GOODMAN DAVID PO BOX 1263 0008 SQUARE RIGGER RD NANTUCKET MA 02554 0069 0042 GALVIN THOMAS J 0063 CARLETON RD 0006 SQUARE RIGGER RD BELMONT MA 02178 0069 0041 SOROCCO DAVID L & JEAN D 0004 SQUARE RIGGER RD 0004 SQUARE RIGGER RD PO BOX 2885 NANTUCKET MA 02584 0069 4W 0034 EGAN MARY ANN PO BOX 435 0044 NOBADEER FARM RD NANTUCKET MA 02554 0069 ?c 0033 EGAN MARY ANN PO BOX 435 0042 NOBADEER FARM RD NANTUCKET MA 02554 0069 11r 0032 EGAN MARY ANN BOX 435 0040 NOBADEER FARM RD NANTUCKET MA 02554 0069 %1 0017 *ALLEN JACQUELINE F PO BOX 432 0043 NOBADEER FARM RD PRINCETON ME 04668 0069 %1 00191 *ALLEN ANGELA FAITH 0008 FIFTH WAY 0039 NOBADEER FARM RD NANTUCKET MA 02554 0069 %4- 00193 PARENT PETER A 134 E. 93RD ST 0128 OLD SOUTH RD APT 11 -C NEW YORK NY 10128 0069 10 0014 DIAS ANTONE PO BOX 1095 0130 OLD SOUTH RD NANTUCKET MA 02554 0069 lk 0015 *ALLEN GEORGE F & VIOLET E PO BOX 727 0045 NOBADEER FARM RD NANTUCKET MA 02554 0069 +k 0017 *ALLEN JACQUELINE F PO BOX 432 0043 NOBADEER FARM RD PRINCETON ME 04668 0069 'L-%- 0018 *ALLEN DARRELL G 0015 ROBERTS WAY 0041 NOBADEER FARM RD NANTUCKET MA 02554 PAGE 1 MUAS750 8.1 05/13/94 TOWN OF NANTUCKET - 13:e4:d5. OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's /Co- Owner's Name Mailing Address /City State Zip Property Location 0069 x 1 0050 HESS WALTER R TR BOX 1139 0137 OLD SOUTH RD SHERBURNE ASSOCIATES R T NANTUCKET MA 02554 0069 1V 0049 MAYHEW PHYLLIS G 0135 OLD SOUTH RD 0125 OLD SOUTH RD NANTUCKET MA 02554 0069 * 0059 CHAMPOUX DAVID A & KATHLEEN PO BOX 3195 0004 ARROWHEAD DR NANTUCKET MA 02584 0069 0058 *RAMOS EDMUND J JR & KIMBERLEY PO BOX 183 0006 ARROWHEAD DR NANTUCKET MA 02554 0069 0057 DAVIS BRIAN TR PO BOX 1225 0008 ARROWHEAD DR 3 B REALTY TRUST NANTUCKET MA 02554 0069 * 0057 DAVIS BRIAN TR PO BOX 1225 0008 ARROWHEAD DR 3 B REALTY TRUST NANTUCKET MA 02554 0078 0001 *TOWN OF NANTUCKET 0030 MACYS LN 0068 00466 MAYHEW PHYLLIS G 0135 OLD SOUTH RD 0135 OLD SOUTH RD NANTUCKET MA 02554 0068 * 0045 DIAS ANTONE PO BOX 1095 0124 OLD SOUTH RD NANTUCKET MA 02554 NUMBER OF RECORDS = 35 Q PAGE 2 MUAS750 8.1 BOARD OF APPEALS OF NANTUCKET TOWN OF NANTUCKET NANTUCKET, MA 02554 File No. Map - Parcel IN RE: THE APPLICATION OF o �t: � -- 11 ,m n a � r�ra�L a ,2 Upon the request of the Applicant(s) made prior to (check one) after publication of notice of a public hearing on the above captioned application, we acknowledge as a matter of right and without ,prejudice (check one) .v/ approve without prejudice approve, but with prejudice the withdrawl in full of the said application. (check one) of so much of the said application as piton / 39- 167 0� U Ic Dated: TO CF10E N U ET, MA (;2554 JUL 08 1994 TIME:O CLERK: ' ` 6� �, 1 Form 3 -89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 June A 9 19, 94 To: Parties in interest and others concerned with the decision of the Board of Appeals in Application No. 043- 94 Of: GUSTAVE H. RATHE AND TRENF ARNOUTL BATHE Enclosed is the decision of the -,` Appeals which has this day been filed with 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 court within twenty (20) days after this 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 Dale W. Waine, Chairman MAP 83 PARCEL 4 R -2 DECISION: BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 289 Hummock Pond Road 11,353 The BOARD OF APPEALS, at a PTIBLIC HEARING held Friday, June 3, 1994 at 1:00 P.M. at the ' -'own anti County 13ui- Laing, Nantucket, Massachusetts -made the followi_nq DECISION on the application of all �.i 1Z'Cli1JL ru�i'rvv.�� i -.r�1. i. �`t J'-.J rvi...tt aii iauui c:�, :� _ G , vi 2'.J. L'ux `j 1. The app-IL i..,ants are ,e',:' relief by var-ia:zce pursuant to - -- a Tlanttici {et 7: 11_:Z +-'r e Nan v s- ' ' �` 1nq B1 1 139 -16A (Intensity Regulations - Setbacks) in order to construct a dwelling to be sited. 10 feet from the front yard lot line in a district that requires a 30 -foot front yard setback. Relief is '1,1 + +fin 11 ��? nyrrO'^,e erosion on Applicant's lOt at 28q i ^rock Pond Rr)ad . Assessor's Map 33 , Parcel. 4 , I:and �'0,;,- t', _ . = 36 -8, Lot , The property is zoned Residential -2 (R -2). 2 our based or the application papers, site plans showing proposed alternative Crouse torations labeled No. 2 yr _ind , .,_.- � _ __ - - - Nantucket Conservation Commission and are on file at the Board of an, +-' -e e'1 t our Hearin Appeals, and yes i_; ;or:y and repr2 _a -ors re- i , _t a Hearing. No letters of opposition or support were received relative to this application. The Planning Staff gave a favorable recd -7- endation. 3. Applicants' property is a lot of record shown on Land Court Plan 15586 -B dated May 13, 1954. That plan establishes a 1 twenty -five (25) foot way on the southerly bound, which is the ocean side of the lot, and provides frontage for the lot. Historically, this dirt road provided access to the lot. The area of the original lot was approximately 1.4 acres. The original dwelling, with approximately 2,000 square feet of ground cover, was removed from the lot in April, 1994, leaving a vacant lot. �. Due to extreme erosion conditions on the ocean side of the site, t:e lot area has been reduced to approximately 22,000 square ieec. ziie road, which provided this lot of record with frontage, has been eroded and is not fit for access at this time. However, practical access is available to the lot by an easement from an abutter- to its easterly bound. 5. Applicants have received permission from the Nantucket Conservation Commission under an Order of Conditions dated May 27, 1994 to construct a new dwelling in either of two approved locations listed as No. 2 and No. 3, both of which are sited twenty -five (25) feet from the edge of Hummock Pond. on the northerly side of the property and ten (10) feet off the easterly lot line. Applicant had been informed by the Building Department that, because practical access is across the easterly property Zinc, the front yard setback must be measured from this boundary, �' oug'i ro `rJratage xists or ras ever existed on this side. b. Applicant argues that variance relief is justified by the erosion conditions specifically affecting this site on the southerly, Atlantic Ocean side of the property, but not generally affecting the zoning district in which it is located. In addition, the proximity of Hummock Pond on the northerly side further r,, contributes to the distinctive characteristics of this lot and makes it unique in this zone. Without a variance, applicants will suffer severe economic hardship as they will not be able to use their property. However, the Board found that even though the statutory criteria for a variance had been met, such relief was not necessary given the location and orientation of the new structure as proposed. The structure shall be sited on the lot with the Lront entrance facing south towards the ocean, and a thirty (30) toot front yard setback from that lot line which had providea uie lot's frontage in the past, can be met. Therefore, the setback from the easterly lot line can be measured as a side -yard setback - in the R -2 zone, the side -yard setback is ten (10) feet. In accordance with either option No. 2 or No. 3 of the approved plans of the Conservation Commission dictating house siting, this ten - foot side -yard setback can be met without variance relief. Accordingly, by a vote of four (Waine, Leichter, Williams and Pa-:,:Dr and one ( Balers ) against, t",; s Board fin ds that variance relief is not necessary and that applicants may build the proposed dwelling in conformity with either of the plans approved by the Nantucket Conservation Commission without violating the zoning by -la- of the Town of Nantucket. Dale Wade / Lin a F. Wil lam ;,,, ;_--- 1 ✓ 1 1m cum �.obert J.'L ichter William P. Hourihan, Jr AIA 5 : Ann G. Balas t RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 '"°e94\rathapp JUN 2 9 1994 3 TIME: CLERK: ��C Ly`-- �-✓l_' Zoning Board of Appeals South Beach Street Nantucket,'Mass. 02554 NOTICE A Public Hearing of the ZONING- BOARD-OF APPEALS will be held at 1:00 P.M., Friday, June 3, 1994, in the Town and County Building, the Selectmen's Meeting Room, Broad Street, Nantucket, Massachusetts, on the Application of: GUSTAVE H. RATHE AND IRENE ARNOUL RATHE Board of Appeals File No. 043 -94 Applicants are seeking relief by VARIANCE pursuant tc Nantucket Zoning By -Law §139 -32A from the Nantucket Zoning By -Law §139 -16A (Intensity Regulations - Setbacks) in order to construct a dwelling to be sited 10 feet from the front yard lot line in a district that requires a 30 foot front yard setback. Relief is necessary due to the alleged extreme erosion on Applicants' lot. The premises is located at 289 HUMMOCK POND ROAD, Assessor's Map 83, parcel 4, Land Court Plan 15586- B,"Lot 1. The property is zoned Residential -2. Dale W. Waine, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. FOR ASSISTANCE CALL (508) 228 -7215. pa og 0 C 0� �40�,6 iug ti , y1 SaC4cz g04 gF' 01 ga tip '�° O� Pt °° LSCASS 1�ere 12 .y'89 44 e ana olv, gac'° 9 °y' G JSGa� e 9 e. 00a� yo'G � �e`yl • • 4 0 $ °x o a�e1 ry 15586 .5 ra ey5. Same ara � g ai. 1�' S/ owrei aaa� awe' ame g °aa 'Loty�' foo� 1�ayyirgar� +5 r yy: SSeyyo1 oc� flora e 11,'x/ set'Ia1 0t O' / o e 5 C lyT'� o� 1 Ce G 'offer 5 Va. °any °r as ,ee5g . C� 41ar i 1J $� e >- oS aQa� ors Lo e'� a 1,d p� tlor yep / eG� eyOl r 9��e ��4 yea • Gyay • av� Of . oae o 4 r,,e, gegiy 26 oozes �pgy % ,� Z? % °re �y� e a ea Qe� se 1 189 v `F �e 10 0� well sel8 vy'Gy ' e54ee o °.�rair �e aaeraT�� rl v C �aye5 or Ses off; a1� 4r..tyo5• y' 1a�y� ar�� ea a1 4e a� r a NAryT ca�yor yo`>q �° aK sQe el ' S *,° a r \ $vy1a6l g rq 4 e may$ °A a4�1y G S $o o y�e le • O� F \ �1a1 all yoryed y� �e 9.30 nor a4P TIM VII 1yo5 • a�,1 54 r ps 1? roT' aes _ Caye e frsyc ov v5 rya X yo o� o� a a��• CI �� os. er- ea as eo ara 3Aoalara ea`Gac� a 1 $ osa:a e h 4�1y eS tors G 5 A. 4 1 a 5 /� ot yi yrg a aox of r° ed /yep se��° has ar o4o ee: 4 e,��B1dg ed a �e /t r�5ee aT'�ro set' 5 ell a4 ��xe �aadQ.. C eao see �r5 Ala low y%ye��o �.Oe ably a5X Ayy 0 ,fee a 4 al' e �o aG,�o7 , jf`I pd rte+ o a t� a GaeG�eS sga 9�Ype�, 5 9� 4e • free ° JOS. �os� ro'o (, eo /a; X -- C ie oo�ye5 b So01' a ara or+ icy °r Wyt ryt'g $ eayo e A�41yoa 4 Mlle a 40 41ar SoMr 2s s`aylea i SC� Ore c � ea °r �yver I� Jy1ea e o04� ° Pe e °eec°5 oor � ae SZ00 v0t> J / / J lay�5 Seas Application of Gustave and Irene Rathe Due to the extreme erosion which the Applicants' property has experienced, the Applicants request a Variance under Section 139- 32 from the front yard setback requirements of Section 139 -16 to f allow the contructiwhich a thewfrontgyard setbackewillonowhbe property line from osed alternative house measured. A site plans showing the p ro P locations currently being reviewed by the Conservation Commission are attached. ` As in past cases considered by the Board, the variance relief is justified by erosion conditions specially affecting this site. In addition, the prox miY u ockPondfurthercontributes to it fr the unique characteristics of this lot and qualify . Without o o variance variance relief under the statutory the Applicants will suffer severe economic hardship as they will not be able to use their property.