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Home My WebLink About023-09 Fifty-One Baxter Road, LLC ,--, \-:::1 _::.~ TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 '"Q J APPLICATION Fee: $300.00 File No. ~~.O, Owner's name(s): Fifty-One Baxter Road. LLC Mailing address: c/o Reade. Gullicksen. Hanley & Gifford. LLP1 Phone Number: 508-228-3128 Applicant's name(s): Same E-Mail: kag@readelaw.com Mailing Address: 6 Young's Way. Post Office Box 2669. Nantucket. MA 02584 Phone Number: E-Mail: Locus Address: 51B Baxter Road Assessor's Map/Parcel: 49-16 Land Court Plan/Plan Book & Page/Plan File No.: Lot 1. L.c. Plan 9406-B Certificate of Tide: 23.122 Zoning District SR-2 Uses on Lot- Commercial: None K-- Yes (describe) Residential: Number of dwellings LDuplex _ Apartments Date of Structure(s): all pre-date 7/72 2L- or Building Permit Numbers: 7922-91. 8038-91. 10736-94. 10737-94. 12019-95. 14004-97.510-01 Previous Zarung Board Application Numbers: 048-93 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: Applicant requests a special permit under Nantucket Zorung By-law Section 139-33A to allow the alteration and extension of a pre-existing, nonconforming structure upon the Locus. The structure consists of a dwelling, nonconforming in that it had a front yard setback of about 14 feet (30 feet required under Zoning By-law Section 16.A), which was reduced to about 8.8 feet pursuant to relief granted in Case No. 048-93. Applicant proposes to alter the dwelling by constructing an addition on the north side of the dwelling which will be within twenty-seven feet of Baxter Road, further from the road than the construction pernlitted in Case No. 048-93 and further from the road than the dwelling as it existed in 1972. In connection with the proposed addition, applicant also proposes to construct a window well, which will not be part of the structure, within 23 feet of Baxter Road. To the extent necessary, applicant also requests a Special Permit under Nantucket Zoning By-law Section 139-16.C, to reduce the northerly side yard setback from ten feet to five feet to the extent such set back is required from an unconstructed way on the northern boundary of the Locus (fee ownerslllp of the southerly half of this "way" is held within the boundaries of the Locus). Applicant proposes to construct steps to an existing porch and a window well, which will not be part of the structure, that will be within ten feet of the unconstructed way, but more than ten feet from the northern lot line as shown upon the Land Court plan of record. 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: ~~ Applicantl Attorney I Agent* *If an Attorney or other Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on:_1 _I _ By:_ Complete:_ Need Copies:_ Filed with Town Clerk_I _I _ Planrung Board:_1 _I_Building Dept.:_1 _I _ By:_ Fee deposited with Town Treasurer:_1 _I _ By:_ Waiver requested:_ Granted:_1 _I_Hearing notice posted with Town Clerk_I _I _ Mailed:_1 _I _ I&M_I _I _ &_1_1_ Hearing(s) held on:_1 _I_Opened on :_1_1_ Continued to:_1 _I _ Withdrawn:_1 _I_Decision Due By:_1 _I _ Made:_1 _I_Filed w/Town Clerk_I _I _ Mailed:_1 _1_ 2 Fairgrounds Road Nantucket 508-228-7215 telephone Massachusetts 508-228-7298 facsimile 02554 -f".. . .- ooo'o!O~ ::I + ~ ~ ~ ~ ~ ~ ~ ~ ~ + \ i :;J! . . ~ t o . ! ----- ~: o -' w LL z '" -' "- + + .~ ~ -+ I I I I ~I -+i I I I I _.~__.J. + ---- -- - - - ...!Y!.--=+.- AYM -=4- _ ~ ~ S . . "c ~ ~ %. ';" ~ ", -:---- 'OOO''''H: 3 +- .- :: ~ ~ ~ :~ I I I + . ~ . . :. -. '" " ~ Q "--- ~: '000 pvlt ::I 'ooo'o~~ ::I 'lNOZ ONY1~1 ....l,V, H=+: ~j~ON Ol~!) o. 10 .; ~ 'f.IT]' ., :: !'"~; == \j ~. ~ :<1>...." r- .. . 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(.p...,.. ,........ , , ........ ............, Reade, Gullicksen, Hanley & Gifford, LLP SlJBMITTED BY.. .. . . ' . . . . .. .. , " .. .. . . , . . . . .. . . . . . . . . . . .. . . . . .. , .. .. , . , . . . . . , . , . , , .. . _. . . SEE A IT ACHED PAGES I certify that the foregoing is a list of all persons who are OVlller'S 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 onthe most recent applicable tax list (M.G.L. c, 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B (2). 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'" 0 '" ~ .Q '" f" rt<1 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 o ;;:, ~, -' , Date: July 9 ,2009 To: Parties in Interest and Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 023-09 Owner/Applicant: 51 Baxter Road, LLC 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. If) ). oJ" [541) Michael J. O'Mara, Chainman 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. NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Certificate of Title No. 23,122 SR-20 Lot 1 on Land Court plan 9406- B 51B Baxter Road Assessor's Map 49, Parcel 16 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals on Thursday, June 11, 2009 at 1:00 P.M., in the garage area at 2 Fairgrounds Road, Nantucket, Massachusetts 02554, the Board made the following decision on the application of 51 BAXTER ROAD, LLC, applicant, c/o Reade, Gullicksen, Hanley & Gifford, LLP, PO Box 2669, Nantucket, MA 02584, Board of Appeals File No. 023-09: 2. Applicant is requesting a Special Permit pursuant to Nantucket Zoning Bylaw Section 139-33.A (preexisting, nonconforming structures and uses) to allow the preexisting, nonconforming structure to be altered and extended. The Applicant proposes to alter the dwelling by constructing an addition on the north side of the dwelling which will be within twenty-seven (27) feet of Baxter Road in a zoning district that requires a thirty (30) foot front yard setback. The dwelling currently has a front yard setback of 8.8 feet which was granted in File No. 048-93. Applicant is also requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-16.C (intensity regulations) to reduce the northerly side yard setback from ten (10) feet to five (5) feet to the extent such setback is required from an unconstructed way on the northern boundary of the locus. The Applicant proposes to construct a window well, which will not be part of the structure, and steps to an existing porch, both of which will be within ten feet of the unconstructed way but more than ten feet from the northern lot line. The site is located at 51 Baxter Road, is shown on Nantucket Tax Assessor's Map 49 as Parcel 16, is shown as Lot 1 on Land Court Plan 9406-B, and is registered at the Nantucket Registry District of the Land Court as Certificate of Title No. 23122. The site is zoned 'Sconset Residential - 20. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board made no recommendation as this matter was found not to be of planning concern. Other than the presentation by Applicant's representative, there was no comment at the public hearing. 4. As set forth in Nantucket Zoning Bylaw Section 139-2, the side yard setback must be maintained between a building and the lot line, other than a line adjoining a street. Pursuant to Section 139-2, an unconstructed way does not constitute a "street.H As such, no relief is necessary in connection with the proposed steps, which will be in excess of fifteen feet from the lot line, even though they will be less than fifteen feet from the unconstructed way to the north. 5. As represented by the Applicant's representative, the window wells will not be part of the structure and are not required by the building code. Accordingly, they are properly treated as retaining walls and no relief is necessary for their construction within the front yard setback. 6. Therefore, the Board found that the proposed addition, a portion of which will be within the front yard setback but which will be further from the street than both the addition permitted by the decision in ZBA File No. 048-93 and the dwelling as it existed at the time of the adoption of the Zoning By-law, will be in harmony with the general purpose and intent of the Zoning By-law and not substantially more detrimental to the neighborhood than the existing structure. Therefore, by UNANIMOUS vote, the Board of Appeals GRANTED the requested SPECIAL PERMIT under Zoning By- law ~139-33.A to allow the preexisting, nonconforming structure to be altered and extended as proposed by the applicant. SIGNATURE PAGE TO FOLLOW Dated: ~!i, 2009 (- -..---- ------ ' Bur~ /l Mark Poor COMMONWEALTH OF MASSACHUSETTS Jw /'1 a JuA ~~,2009 On this '1 day O~2009, before me, the undersigned Notary Public, personally appeared ~~,t::---mr , 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 that he/she signed it voluntarily for its stated purpose. Nantucket, ss, k /N4J?f Notary Public: l/.L h..t' ..c~A- ,K. ./UClt:Jy-(" My commission expires: MPd >>, d}~1 ~