HomeMy WebLinkAbout033-09 Fifty-One Baxter Road, LLC
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
Fee: $300.00
File No. O~~"Di
Owner's name(s): Fifty-One Baxter Road. LLC
Mailing address: c/o Reade. Gullicksen. Hanley & Gifford. LLP
Phone NU1T1ber: 508-228-3128
Applicant's name(s): Same
E-Mail: IZ...l\G@readelaw.com
Mailing Address: 6 Young's Way. Post Office Box 2669. Nantucket. MA 02584
Phone NU11l,ber:
E- J\lail:
Locus Address: 51A & B Baxter Road
Assessor's Map/Parcel: 49-16 & 16.1
Land Court Plan/Plan Book & Page/Plan File No.: Lots 1 & 2. L.c. Plan 9406-B
Ccrtificate of Title: 23.122
Zoning District SR-2
Uses on Lot- Commercial: None ~ Yes (describe)
Residential: Number of dwellings LDuplex _ Apartments
Datc of Structure(s): all pre-date 7/72 X- or
Building Permit Numbers: 7922-91. 8038-91. 10736-94. 10737-94. 12019-95. 14004-97.519-01
Previous Zoning Board Application Numbers:
048-93. 023-09
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:
BACKGROUND: The parcel at 51A Baxter Road is currently \Tacant and the parcel at 5113 Baxter
Road currently contains a single family dwelling. The two parcels, which are in common ownershIp, are
being considered as one lot for zoning purposes.
The structure on 51 B Baxter Road is the main house for the lot, As of 1972, it had a pre-existing
nonconforming portion that was as close as about 14 feet to the street in a district that requires a 30
front yard setback. This nonconformity was reduced to as close as 8,8 feet to the lot line pursuant to
relief granted in Case No, 048-93. In Case No. 023-09 additional relief was granted permitting the
construction of an addition, a portion of which is to be within about 27 of the street. The lot is
cOl1firml11g in all other dimensional requirements.
REQUESTED RELIEF: Applicant requests a Special Permit under Nantucket Zoning By-law
Section 139-33A to allow the alteration and extension of a pre-existing, nonconforming structure upon
the Locus. The proposed structure, a second dwelling with attached garage to be built upon 51 B Baxter
Road, is an ancillary structure to the main house and would be conforming in all respects, except that
front/west side of the garage would be as close as 20 feet from the lot line where the front yard setback
for the SR-2 District is 30 feet.
The property is on the eastern, or bluff, side of Baxter Road, which is subject to erosion. The bluff
and erosion are circumstances relating to the soil conditions, shape or topography of the lot but not
affecting generally the zonillg district ill which it is located. To the extent necessaq and in the
alterative, Applicant requests the same relief by Variance under Nantucket Zoning By-law Section 139-
32.
Applicant notes that the requested nonconformity would be further from the road than the
construction permitted in Case Nos. 048-93 and 023-09 and further from the road than the preexisting
portion of the main house as it existed in 1972,
Applicant further asserts that literal enforcement of the front yard setback would be a substantial
hardshIp and that the desired relief may be granted without substantial detriment to the public good and
without nullifying or substantially derogating the intent or purpose of the bylaw. Applicant notes that
this proposed positioning of second dwellings and garages is consistent with the layout of other
structures in the area, is specifically requested by the Nantucket Historic District Commission, and is
advisable due to the severe and continuing erosion of the bluff at the rear of the property, which has
forced several other structures along this side of Baxter Road to be moved into the front yard setback.
I certify that the information contained herein is substantially con"lplete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE:
Ownert
SIGNATURE: -h- '/k,"t.t~~1" .-J~~,
Applicant/ Attorney /Agentt
tIf an Attorney or other Agent is representing the Owner or the Applicant, please provide a signed
proof of agency.
2 Fairgrounds Road
508-228-7215
Nantucket
telephone
Massachusetts
508-228-7298 facsimile
02554
OFFICE USE ONLY
Application received on:_/ _I _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk_I _/ _ Planl11ng Board:_/ _I_Building Dept.:_1 _/ _ By:_
Fee deposited with Town Treasurer:_1 _I _ By:_ \Vaiver requested:_
Granted:_1 _/ _ Hearing notice posted with Town Clerk_I _I _ Mailed:_/ _I _
I&M_/ _I _ &_1_1_ Hearing(s) held on:_1 _I_Opened on :_1_1_
Contl11ued to:_1 _I _ Withdrawn:_1 _I _ DeClsion Due By:_1 _/ _
Made:_/ _I_Filed w ITown Clerk:_1 _I _Mailed:_1 _I _
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
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Tovvn of Nantucket
Zoqing Board of ADoeals
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER.. 7it.-:-.~~,&~.~~", .....
MAILING ADDRESS..~/.C?..~?.'7~~!. ..~~~~.~,?~~~.~.~ ..~~.~.~~r.. .~., ~~.~.~~!:d, LLP
PROPERTY LOCATION..."..,~:i/./f...'i:.\.t?~...~#!r...e.~Cfi1. t I~
ASSESSOR MAPIPARCEL.. ../"1.'1. ~(<~..... .~.'....;;I'.r..~ /.~../.. ......,......
. Reade, GUllicksen, Hanley & Gifford, LLP
SlJBMITTED Bi: ....... .... ..... ...... '......., ....... '.. '. .... ...., ... .... ....,.. ..., .....
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, ownerS of land directly opposite on any public Or private street or way;
and abutters of the abutters and all other land OWl1ers within 300 feet ofthe
property line of owner's property, as they appear on the most recent applicable tax
list (M. GL. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-298
(2),
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Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Jeanne Richmond Dickinson
& Robert S. Erskine, Jr., Trustee
180 East 79th Street, Apt. 4A
New York, NY 10021
52 Baxter Road, LLC
419 Saint Clair Ave.
Grosse Pointe, MI 48230
John M. & Diane V. Samuels
270 Old Church Rd
Greenwich, CT 06830
ABCETLLC
c/o Amos B. Hostetter
The Pilot House
Lewis Wharf
Boston, MA 02110
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Jeanne Richmond Dickinson
& Robert S. Erskine, Jr., Trustee
180 East 79th Street, Apt. 4A
New York, NY 10021
52 Baxter Road, LLC
419 Saint Clair Ave.
Grosse Pointe, MI 48230
John M. & Diane V. Samuels
270 Old Church Rd
Greenwich, CT 06830
ABCET LLC
c/o Amos B. Hostetter
The Pilot House
Lewis Wf
Boston, MA 02110
Arthur 1. Reade, Jr., Trst
45 Baxter Road Nom Trust
PO Box 2669
Nantucket, MA 02584
Fifty One Baxter Rd., LLC
c/o Henry J. Gailliot
5734 West Wood Land Rd
Pittsburg, P A 15232
Robert Benchley III
PO Box 600
Siasconset, MA 02564
Alfred J. O'Donovan, Trustee
c/o Shapiro, Haber & Urmy, LLP
53 State St. 3ih Floor
Boston, MA 02109
51A & SIB Baxter Road
(as one lot)
49-16 & 49-16.1
Set I of Two
Arthur 1. Reade, Jr., Trst
45 Baxter Road Nom Trust
PO Box 2669
Nantucket, MA 02584
Fifty One Baxter Rd., LLC
c/o Henry J. Gailliot
5734 West Wood Land Rd
Pittsburg, PA 15232
Robert Bench1ey III
PO Box 600
Siasconset, MA 02564
Alfred J. O'Donovan, Trustee
c/o Shapiro, Haber & Urmy, LLP
53 State St. 3ih Floor
Boston, MA 02109
51A & SIB Baxter Road
(as one lot)
49-16 & 49-16.1
Set ;;L- of Two
Jeffrey P. Soros
8433 Harold Way
Los Angeles, CA 90069
Stephen W. Kidder, Trst etal
c/o A&B Realty Trust
The Pilot House
Lewis Wharf
Boston, MA 02110
Elizabeth Darling Bench1ey
2910 Magnolia Ave.
Pensacola, FL 32503
Sconset Trust Inc.
PO Box 821
Siasconset, MA 02554
Steven L. Cohen
Reade, Gullicksen, Hanley & Gifford, LLP
PO Box 2669
Nantucket, MA 02584
Jeffrey P. Soros
8433 Harold Way
Los Angeles, CA 90069
Stephen W. Kidder, Trst etal
c/o A&B Realty Trust
The Pilot House
Lewis Wharf
Boston, MA 02110
Elizabeth Darling Benchley
2910 Magnolia Ave.
Pensacola, FL 32503
Sconset Trust Inc.
PO Box 821
Siasconset, MA 02554
Steven L. Cohen
Reade, Gullicksen, Hanley & Gifford. LLP
PO Box 2669
Nantucket, MA 02584
Town of Nantucket Web GIS - Printable Map
Page I of I
Town of Nantucket Web GIS
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Prop 10 4916.1
Address 51A BAXTER RD
Owner BUSH GUY K S
6420 ALLISON RD I. ' .
MIAMI BEACH, FL 33141 j:
Sale Date 10/29/1993
Sale Price $600,000
Book/Page COO 1 5/ 989
Lot Size 0.53 acres
o
Town of Nantucket. Massachusetts
Map Composed
7/15/2009
. AppGeo
http://host.appgeo.com/nantucketmalPrintablcMap.aspx?Preserve= Width&Map W idth=388&Map... 7! I 5/2009
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: September 11 ,2009
To: Parties in Interest and Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No. :
033-09
Owner/Applicant:
Fifty-One Baxter, 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.
f1J s ~ elM)
Michael J. O'Mara, Chairman
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
Assessor's Map 49, Parcels 16
and 16.1
Certificate of Title No. 23,122
SR-20
Lots 1 and 2 on Land Court
Plan 9406-B
51 Baxter Road
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, August 13, 2009, at 1:00 P.M., in the
garage area, 2 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following decision on the application of Fifty-
one Baxter, LLC, c/o Reade, Gullicksen, Hanley & Gifford, LLP,
Post Office Box 2669, Nantucket, Massachusetts 02584, File No.
033-09:
2. The Applicant requests relief by VARIANCE from the
provisions of ~139-16 (Intensity regulations Front Yard
Setback) of the Nantucket Zoning By-law (the "By-law"), in order
to site a proposed second dwelling within twenty-one feet of the
road in a zoning district that requires a thirty foot front yard
setback. The structure will comply will all other requirements
of the By-law. The locus is nonconforming as to front yard
setback, with the existing dwelling being sited about eight feet
from the front lot line.
The site is located at 51 Baxter Road, is shown on
Nantucket Tax Assessor's Map as 49 as Parcels 16 and 16.1 , is
shown as Lots 1 and 2 on Land Court Plan 9406-B, and is situated
ln a 'Sconset Residential-20 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Except for the presentation by the Applicants'
representatives, no support nor opposition was presented at the
public hearing, except for a letter in support of the
application from the Nantucket Historic District Commission.
1
4. As explained by
structure could be sited
is concerned that over
threatened by the erosion
the Applicant's representative, the
outside the setback but the applicant
the long term the structure will be
of the coastal bank on the site.
5. Under the circumstances as presented, the Board of
Appeals considered that the continuing erosion of the coastal
bank, over the long term, constituted a unique condition of the
topography of the locus, justifying the grant of variance
relief.
6. Accordingly, by a UNANIMOUS vote, the Board of Appeals
made the finding that owing to circumstances relating to the
topography of the locus and especially affecting the locus but
not generally affecting the 'Sconset Residential -20 zoning
district, a literal enforcement of the provisions of the By-law
would involve substantial hardship to the appl icants, and that
desirable relief may be granted without substantial detriment to
the public good and without nullifying or substantially
derogating from the intent or purpose of the By-law, and by the
same vote, GRANTED the requested reI ief by VARIANCE from the
intensity regulations of By-law ~139-16, to permit the
construction of the proposed second dwelling within 21 feet of
the front lot line such construction will be in substantial
conformity with the Site Plan entitled, "Site Plan to Accompany
Board of Appeals Application," prepared for Fifty-One Baxter
Road, LLC, prepared by Blackwell and Associates, Inc., dated
July 10, 2009, attached herein as "Exhibit A."
SIGNATURE PAGE TO FOLLOW
2
Dated:
COMMONWEAL TH OF MASSACHUSETTS
Nantucket, SS. ~f: / / ,2009
On this / I day of M, 2009, before me, the undersigned Notary Public,
personally appeared i:t~ J:.cJ.Jta..-1ru:. , 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 signed it voluntarily for its stated purpose.
~~
Notary Public: ~s.sA..~. Ml1pr...t
My commission expires:;\4'dnA .~~/3
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