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ZBA grants variance for revised access platform and stairs at 20 Ocean Avenue in Sconset
Summary
The Zoning Board granted an alternate variance for changes at 20 Ocean Avenue that replace a proposed shed with a fixed wooden bike platform closer to the road, reinstate a bridge to the second story for access, and allow a curved wooden stair/deck; approval is conditioned on HDC certificates and limits on expansion and timing.
The Town of Nantucket Zoning Board of Appeals granted variance relief as alternate relief for proposed modifications to a previously approved special permit at 20 Ocean Avenue in Sconset, allowing an at‑grade wooden bicycle platform closer to the road, retention of an existing bridge for access, and a revised wooden stair and curved deck.
Attorney Arthur Reed said the project replaces a previously approved bicycle shed with a platform approximately described in the application as 9 6 by 10 feet and moves that platform to about 4 feet from the street. Reed told the board a preexisting bridge to the second story will be retained to improve access as owners age, and that the HDC has approved the proposed changes. Reed and project team members explained the wooden solution reduces the required grading and retaining-wall work compared with a masonry design.
Board members asked whether the platform counts as a fixed structure within the zoning setback; the project team said the platform is fixed, built on piles or sonotubes, and will be vegetatively screened from ocean-side views. The board discussed aesthetics — in particular a curved wooden deck and stairs that replace a previously approved masonry stair — and noted that the HDC approved the visible elements. Several members said the alternative variance was appropriate given the steep topography and practical hardship of the site.
The board closed the public hearing and read findings under the local bylaw (section 139-32) that cited the lot topography and hardship. Conditions require substantial compliance with the approved plans (exhibit A) and relevant HDC certificates (HDC 2024-06-10711 and HDC 2024-11-11569), prohibit expansion of structures within the 35-foot front-yard setback without further relief, and prohibit exterior construction between Memorial Day and Labor Day. The board voted to grant the variance as alternate relief; the decision nullifies and replaces the prior special-permit approval for the features affected by the variance.
The applicant and landscape architect said the new wooden platform and deck were intended to limit grading and to remain visually muted when viewed from the ocean; the board recorded that handicap access would not be provided as part of this change and that any future accessibility ramps would require return to the ZBA for review.
