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Home My WebLink About006-99 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: To: Parties Decision of following: January 25 1999 in Interest and. Others concerned with the the BOARD OF APPEALS in the Application of the Application No.: 006-99 PAUL JUDY, AND PAUD JUDY, AND H. DEBRA LEVIN, TRUSTEE OF S.J. NOMINEE TRUST Owner/Applicant: 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 Laws. Any action appealing the Decision must be brought by filing an complaint in 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. Linda F. Williams ~ Chairman (Acting) cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED'-UPON'ACCORDING~TO NANTUCRET ZONING BY-LAW §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 37 Washington Street Nantucket, Massachusetts 02554 Assessor's Map 48, Parcels 38.1 Plan Book 6, Page 16, Lot 24; and 48 (part) Plan File 54-E, Lot D 108 Baxter Road, Siasconset Certificate of Title No. Limited Use General-3 18650; Deed Book 598, Page 178 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, January 8, 1999, at 1:00 P.M., in the Conference Room, in the Town Building Annex, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of PAUL JUDY, Applicant, and PAUL JUDY, and H. DEBRA LEVIN, Trustee of S.J. NOMINEE TRUST, Owners, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 00~-99: 2. The Applicant, as owner of the land shown on Assessor's Map 48 as :Parcel 38.1, and being Lot 24 on plan recorded with Nantucket Deeds in Plan Book 6, Page 16 (the "Judy Lot"), a vacant lot, with lot area of 10,637± square feet and frontage of 85.35 feet, in a zoning district requiring a minimum lot area of 120,000 square feet and minimum frontage of 200 feet, requests SPECIAL PERMIT relief under Nantucket Zoning By-law §139-33.A(8), for the alteration of a lot said to pre-exist the Nantucket Zoning By-law as a separate nonconforming lot,' by acquiring a portion of the abutting land shown on Assessor's Plan 48 as Parcel 48, owned by H. Debra Levin, Trustee of S.J. Nominee Trust, being shown as Lot D on a plan endorsed by the Nantucket Planning Board in File No. 6291, now recorded with Nantucket Deeds in Plan File 54-E ( "Lot D") and merging it with the Judy Lot. The combined area of the merged parcels would be 79,896± square feet, and frontage would remain unchanged. Accordingly, the existing nonconformities would be reduced and no new nonconformities created. The subject property is situated at 108 BAXTER ROAD, SIASCONSET, and is zoned as LIMITED USE GENERAL-3. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board recommendation, on the basis that no matters of planning concern were presented. There was no support nor opposition presented at the public hearing. 4. As presented to us, the Judy Lot is a separate improved lot which pre-exists the applicable intensity regulations of~the Nantucket Zoning By-law: It abuts a tract -of land now owned by the Trustee of S.J. Nominee Trust, which contains excess land over the amount required to maintain its own zoning compliance. The Applicant informs us that S.J. Nominee Trust, and the underlying trust in which the parcels of S.J. Nominee Trust were formerly held and which is now the beneficiary of this nominee trust, is a separate entity, and that these parcels have never been in common control or beneficial ownership at any time since the effective date of the Nantucket Zoning By-law in 1972. The Trustee of S.J. Nominee Trust, as owner of the abutting land, is willing to convey to the Applicant a parcel of land which will increase the size of the Applicant' s lot as set forth above and thus reduce the nonconformities of the present Judy Lot, and create no new nonconformities, but without achieving compliance for the combined lot ._with the minimum area and frontage requirements of the By-law. 5. As authorized by Nantucket Zoning By-law X139-33.A(8), the Board of Appeals made the finding that the proposed change in the size, shape and boundaries of the pre-existing, nonconforming Judy Lot, by merging Lot D with it, will not be substantially more detrimental than the existing nonconformity to the neighborhood, and that the proposed Special Permit would not create any new nonconformity nor -increase any existing nonconformity. Accordingly, by UNANIMOUS vote, the Board of Appeals GRANTED the requested Special Permit to change the boundaries of the Judy Lot by merging Lot D into it, thus preserving the pre-existing, nonconforming status of the merged lot. A plot plan showing the parcels as so merged is attached hereto as Exhibit A. Dated: January ~~, 1999 DECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 LIAN 2 5 1999 TIME: 3'~5 ~,~ CL RK:_~,~~ F:\WP\Judy\PJ d=cision.doc Lin`dna~F . Wil ` i mns William P. Hourihar~~-Jr. e .~ d. ~~~~ Micha O'Mara D. Neil Parent 2 -• LAa11u11 d ZONIIJG CLASS>~'lCA~tlN: ;LrU. G.,-3 Df1511NC: y~, ,~; ~;2000o s.F; . , - IIIN. fRONTACE:.~e?QP.~F"?:~ ........ . FRONT YARD S.B • ..3,T f'.7; ...... REAR dr SIDE S.B.:..~Q..~-p^;•. ........ . CROUNO COVER- (X):.. ~ Y•... ........ . A q, ~. 8..4.. BUILDING • LOCATION PLAN OF LAND IN NANTUCKET, MASS. SCALES 1"~ 60 ~ DATE !2 - 2 3 -98 - Owner. ;";4 uti JUDY . Deed: . :. .. . . FIOn~,eF P/YA/Y 6- %6 LOQUe .~O$ .8.4X T~12 RD, , CHAgLES ~P. HART do ASSOCIATES, Inc. su~o~ soar auu~u><xa 4a sraa~s ~vaxvs • - N~rrvo~car, ~t~a, o~aa4 (sos) 22e-a9io H-9.870 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, JANUARY 8, 1999, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: PAUL JUDY; AND DEBRA LEVIN, TRUSTEE OF S.J. NOMINEE TRUST BOARD OF APPEALS FILE N0. 006-99 Applicant, as owner of land shown on Assessor's Map 48 as Parcel 38.1, an undersized vacant parcel, with lot area of 10,637+ square feet and frontage of 85.35 feet, in a zoning district requiring a minimum lot area of 120,000 square feet and a minimum frontage of 200 feet, requests SPECIAL PERMIT relief under Nantucket Zoning By-Law §139-33A(8), for the alteration of a said to be pre-existing, nonconforming lot, by acquiring Lot D on a plan endorsed by the Planning Board in File No. 6291, being a portion of land shown on Assessor's Map 48 as Parcel 48, and merging it with Parcel 38.1. The combined lot area of the merged parcels would be 79,896+ square feet, and frontage will remain unchanged. Accordingly, the existing nonconformities would be reduced and no new nonconformities created. The Premises is located at 108 BAXTER ROAD, Assessor's Map 48, Parcel 38.1, and Parcel 48 (part), Plan Book 6, Page 16, Lot 24; Lot D, Planning Board File No. 6291 (not yet recorded). The property is zoned Limited Use General-3. RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 DEC 2 1 1998 . TIME: ~~' ~ Ann f~-~s~- CLERK: ?{1^-~~ Dale W. Waine, Chairman THIS I~(OTIC;E IS AVAILABLE IN LARGE PRINT OR QTHCR ALTERNATIVE. FORMATS_ FOR _ ASS~ISTANC;~ %ALL _ _,_ BOA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTOrd STREET December 2, 1998 NANTUCKET, MASSACHUSETTS 02554 ~ CASE No . `-"mil - APPLICATION FOR RELIEF Owner's name(s): Paul Judv; H. Debra Levin Trustee of S J Nominee Trust Mailing address: c/o Reade, Gullicksen Hanley & Gifford LLP Applicant's name: Paul Judv Mailing address: P.O. Box 2669, Nantucket, Massachusetts 02584 Location of lot: Assessor's map & parcel number 48-38.1; 48-48(part) Street address: 108 Baxter Road, 'Sconset Registry Plan Plan Book 6, Paae 16 Lot 24• Planning Board File 6291, not vet recordedl Lot D Date lot acquired: 12/1/97; 11/2/98; Deed Ref 555-71; 598-178 Zoning district LUG-3 Uses on lot - commercial: None x or MCD? - number of: dwellings _ duplex _ apartments _ rental rooms _ Building date(s): all pre-8/72? x or - C of 0? _ Building Permit appl'n Nos. Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A _ if Variance, 139-30A x if a Special Permit (and 139-33A _ if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or orders appealed. OK to attach addendum2 The applicant, as owner of Parcel 48-38.1, an undersized vacant parcel, with lot area of 10,637± square feet and frontage of 85.35 feet, in a zoning district requiring minimum lot area of 120,000 square feet and minimum frontage of 200 feet, requests Special Permit relief under Nantucket Zoning By-law §139-33.A(8), for the alteration of a pre-existing, nonconforming lot, by acquiring Lot D on plan endorsed by the Planning Board in File No. 6291, being a portion of Assessor's Parcel 48-48, and merging it with Parcel 48- 38.1. The combined lot area of the merged parcel will be 79,896± square feet, and frontage will remain unchanged. Accordingly, the existing nonconformity will be reduced and no new nonconformity will be created. Items enclosed as part of this Application: orderl_ addendum2 _ Locus map x Site plan x showing present _ + planned _ structures Floor plans present _ proposed _ elevations _ (HDC approved? _) Listing lot area x frontage x setbacks _ GCR - parking data _ Assessor-certified addressee list 4 sets x mailing labels 2 sets x $200 fee payable to Town of Nantucket x proof3 'cap' covenant _ 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.) I certify complete penalties SIGNATURE that the requested information submitted is substantially and true to the best of my knowledge, under the pains and of perju y. l Applicant Attorney/agent x '(If not owner or owner's attorney, enclose proof of authority) FOR BoA OFFICE USE Application copies rec' d: 4 v Or BoA on ~~ /~=~- b~' S~~~""~ One copy filed with Town Clerk on ~~/~ by complete? (~ One copy each to Planning Bd and Buildin Dept / / b ~ Y $200 fee check given Town/Treasurer on by aived? Hearing notice posted~~/2/ f~~ailed ~ ?i I & M _ 2~//~_~ /~j~l~~ Hearing (s ) on _/_/_ cont' d to _/_/_, `/_/_ withdrawn? _/_/_ Decision due by -/_/_ made _/_/_ filed TC _/_/_ mailed _/_/_ See related cases _ lawsuits other F:\WP\Judy\PJzbaapp.doc ~ ~, TOWN OF NANTUCKET ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER:..... J.~~~ ...... ~dN~...... ~ ............................................ MAILING ADDRESS:....~.~.....~ OJn.~-~.(......--....1~~'-~1-,i~--~- ZL~. PROPERTY LOCATION:....la.~..... ~.... ~...' ...................................... ASSESSORS MAP/PARCEL:....CX~'-11~.-.~3.~.:--~ ..................................... SUBMITTED BY:..... SEE ATTACHED PAGES G~c~c~Y3 I certify that the foregoing is a list of 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 owners within three hundred feet of the property line of owner's property, all as they appear on the most recent applicable tax list. (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139, Section 139-29D (2) ). . _ , .....~Z.l:~.~.q.~ ......... ........................C...-.~~. DATE ASSESSOR'S OFFICE TOWN OF NANTUCKET r, 12/03/98 TOWN OF NANTUCKET 14:14:22 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip 0048 0038 *JUDY PAUL TRUSTEE 14 COUNTRY LANE S D NOMINEE TRUST NORTHFIELD IL 60093 0048 0036 WEISSKOPF RUDOLF J & ANGELA C 4981 BATTERY LN BETHESDA MD 20814 0048 0036 WEISSKOPF RUDOLF J & ANGELA C 4981 BATTERY LN BETHESDA MD 20814 0048 0011 lJ=_ISSKOPF RUDOLF J & ANGELA C 4981 BATTERY LN APT 721 BETHESDA MD 20814 0048 0012 *KEATES RICHARD H E MARY T 6568 UPPER YORK EOX 91 n~~~~i ~~ , ~ SOLEBURY PA 18963 0048 ~ 0014 *LEVIN H DEBRA TRUSTEE 30 N LASALLE ST STE 290 S J NOMINEE TRUST CHICAGO IL 60602 0048 00141 JUDY PAUL R 14 COUNTRY LANE NORTHFIELD IL 60093 0048 0015 MATTESON WILLIAM B & MARILEE B 0875 THIRD AVE NEW YORK NY 10022-6225 0048 0017 *l•!A"_KER JAMES E III & DEBORAH C 337 GUARD HILL ROAD BEDFORD NY 10506 0048 0040 *WALKER JAMES E III & DEBORAH C 337 GUARD HILL ROAD BEDFORD NY 10506 0048 0039 MATTESON WILLIAM B & MARILEE B 0825 THIRD AVE NEW YORK NY 10022-6225 004E 0008 *NANTUCKET TOWN OF 0016 BROAD ST NANTUCKET MA 02554 0048 0048 *LEVIN H DEBRA TRUSTEE 30 N LASALLE ST STE 290 '1Clud.G~ rcr~. ~~~- S J NOMINEE TRUST CHICAGG IL 60602 0048 0028 SANKATY HEAD GOLF CLUB INC PO BOX 293 SIASCONSET MA 02564 0048 0027 *LEVIN H DEBRA TRUSTEE 30 N LASALLE ST STE 2900 . SJ N011INEE TRUST CHICAGO IL 60602 nc~~'~ ~~~ , ~ NUMBER OF RECORDS = 15 Property Location 108A BAXTER RD 0112 BAXTER RD 0112 BAXTER RD 0113 BAXTER kD 0109 BAXTER RD 107A BAXTER P.D 0107 BAXTER RD 0105 BAXTER kD 0101 BAXTER RD 0104 BAXTER RD 0106 BAXTER RD 0000 SCONSET BLUFF i15R SANKATY RD 0125 SANKATY RD 0117 SANKATY RD PAGE 1 MUAS750 8.7 Zoning Board of Appeals South Beach Street Nantucket, Massachusetts 02554 A Public Hearing of the ZONING BOARD OF APPEALS will be held at 1:00 P.M., Friday, January 8, 1998, in the Town and County Building, the Selectmen's Meeting Room, Broad Street, Nantucket, Massachusetts on the Application of: Paul Judy Board of Appeals File No. The applicant, as owner of Parcel 48-38.1, an undersized vacant parcel, with lot area of 10,637± square feet and frontage of 85.35 feet, in a zoning district requiring minimum lot area of 120,000 square feet and minimum frontage of 200 feet, requests Special Permit relief under Nantucket Zoning By-law X139-33.A(8), for the alteration of a pre-existing, nonconforming lot, by acquiring Lot D on plan endorsed by the Planning Board in File No. 6291, being a portion of Assessor's Parcel 48-48, and merging it with Parcel 48-38.1. The combined lot area of the merged parcel will be 79,896± square feet, and frontage will remain unchanged. Accordingly, the existing nonconformity will be reduced and no new nonconformity will be created. The premises are located at 108 Baxter Road, Assessor's Map 48, Parcel 38.1; Map 48, Parcel 48 (part), Lot 24, Plan Book 6, Page 16; Lot D (Planning Board File 6291, not yet recorded). The property is zoned Limited Use General-3. Michael J. O'Mara, Chairman f:\wp\judy\pjzba.ntc BoA Form NANTUCKET ZONING BOARD OF APPEALS TOWN.AND COUNTY BUILDING NP?~ITUCKET, MFG 02554 2-89 ASSESSORS LIST OF P_z1T~TIES IN INTEREST PROPERTY OWNER: ` t ~~ ~ `SUS ~ ~ ~(~/1 ~ ~~ APPLICANT FOR RELIEF (SAME?~~I~~~T ~ ,uu.i d-(1'PtID/~ LL! ADDRESS OF PROPERTY : ~ /j ~ ~rl/1~~'t-/ ~~ ASSESSORS MAP & PARCEL:~g - ~U~~ LIST OF PA~tTIES INCLUDING ADDRESSES* (OR SEE ATTAC`r~ED I certify that the foregoing (or the attached-) lists all persons natural or legal, who are owners of abutting property owners of land directly opposite cn any public or private street or way; and abutters of the aGlltterS a:~d. all other land owners within three hundred feet of the property line of Owner's property, as they ( and their address) appear on the most recent applicable tax list (per M.G.L. c. 40A, Section 11 Zoning Code Chapter 139, Section 139-29D (2)}. Date P.ssessors Office Town of Nantucket "NOTE: Applicant (petitioner) should include with thz lot for which zoning relief is sought, any com-ronly-owned abutting lots which might beco^~e involved in the zoning matter. List r.:ap and parcels for each: abutter. PAGE 1 08/18/98 TOWN OF NANTUCKET O'dNER'S MAILING ADDRESS LIST MUAS750 8.5 14:02:08 Map Block Lot Owner's/Co-Owner's Nane Mailing Address/City State Zip Property Location ~ PO BoX 293 0125 SANKATY RD 004E I C028 SANKATY HEAD GOLF CLUB INC //__'~ SIASCONSET MA 02564 0048 0027 SANKATY JUCY TRUST 0014 COUNTRY LN 0117 SANKATY RD JUDY & GOLDBERGER TRS NORTH "rIELD IL 60093 0043 0025 SANKATY HEAD GOLF CLUB INC PO BOX 293 0100 SANKATY RD SIASCONSET MA 02564 0048 00471 SANKATY DORSEY TRUST / 0014 COUNTRY LN Oi11 SANKATY RD OSSq MAN G F g~ ~p1~A TRS NORTHFIELD IL 60093 -L~-z_ G107 SANKATY RD 0048 J 004b HODGSS JOHN J & DAVID C TRSSS 559 WASHINGTON RD ~~ GROSSE POINTE MI 48230 0048 ../0045 *GUTTERSON HERBERT L & DORA D P PO BOX 106 0094 BAXTER RD SIASCONSET MA 02564 0048 0044 HODGES VALER L4 P & SHATZEL 559 WASHINGTON RD x-0096 BAXTER RD VALERIA C TRUSTEES GROSSE POINTE MI 48230 0048 0043 CAP.'nOLL ANN 9 EDGEWOOD CRESCENT ., 0098 BAXTER RD C/0 MCROEIE B R TORONTO CANADA M4W 3A8 0048 0042 BAILEY DAVID S & DOROTF?Y 0 34 THUNDER MOUNTAIN RD 0100 BAXTER RD GREENWICH CT 06831 /" 0048 ~ 40 *IJALKER JAMES E III & DEBORAH C 337 GUARD HILL ROAD C104 BAXTER RD ~~~/// / BEDFORD NY 10506 0048 /0039 MATTESON WILLIAM B & MARILEE B 0825 THIRD AVE ~_ - 0106 BAXTER RD +++~~~ NEW YORK NY 10022-6225 0048 00381 JUDY PAUL R 14 COUNTRY LANE 0108 BAXTER RD NORTHFI~LD IL 60093 0048 0038 JUDY MARS ANN ETAL TRUSTEES 14 COUNTRY LANE 108A BP.XTER RD c NKAIY-D9RYEY,_1R0Si'^ NORTHFIELD IL bG093 0048 ~ 6 -WEISSKOPF RUDOLF J & ANGELA C 4981 BATTERY LN 0112 BAXTER RD BETHESDA MD 20814 0048 0035 *HERRICK HAROLD E III & LINDA G PO BOX 681 ~ 0114 6AXTER RD NANTUCKET MA 02554 0048 034 *COHEN STEPHEN ETAL TRUSTEES 4530 KLINGLE STREET NW 0116 BAXTER RD WASHINGTON DC 20016 0048 '\ 009 *COHEN STEPHEN B 4530 KLINGLE STREET NW 0117 BAXTcR RD v WASHINGTON DC 20016 OC48 Q010 VILLARINO FELIZARDO T 0028 ABBOTT RD ~ ~- 0115 BAXTER RD ~~~~~...1///// WE! LESLEY MA 02181 ~.. 0048 ~i1 WEISSKOPF RUDOLF J & ANGELA C 4981 BATTERY LN C113 BAXTER RD APT 72~ B~THESDA MD 20814 0048 012 JACOBSON PAUL F~ 429 GREENWICH ST - PENTHOUSE 0109 BAXTER RD NEW YORK NY 10013 0048 OOi~~D MARY ANN f7AL TRUST / 14 COUNTRY LANE 107A BAXTER RD ~ - ' ST NORTHFIELD IL 60093 0048 14 COUNTRY LANE 0107 BAXTER RD NORTHFIELD IL 60093 0048 0015 MATTESON WI L M 6 & MARILEE B 0875 THIRD AVE 0105 BAXTER RD ~ NEW YORK NY 10022-6225 0048 0017 *WALKER JAMES J< I~/i & DEBORAH C 337 GUARD HILL ROAD 0101 BAXTER RD ~/ BEDFORD NY 10506 0048 ~ 0~ 8 TIPPER HARRY III & KATHLEEN S 5b W MAIN ST ~ 0099 BAXTER RD V ~/ MENDHAM NJ 07945 0048 X0619 MCQUADE LAWRENCE C & MARGARET 125 EAST 72ND ST ~ 0097 BAXTER RD NEW YORK NY 10021 03/18/98 TOWN OF NANTUCKET OWNER'S MAILING ADDRESS L IST 14 :02:08 Map Blcck Lct Owner's Co-Owner's Name Mailing Address/City Stat e Zip 0048 0029 SANKATY HEAD GOLF CLUB INC PO BOX 293 - --- -- SIASCONSET MA 02564 0048 / / 0030 U S COAST GUARD NANTUCKET MA 02554 0048 ~ 0005 U S COAST GUARD NANTUCKET MA 02554 0048 / 0033 MAC ARD S PO BOX 567 HANOVER NH 03755 C049 ~ 0002 SANKATY HEAD GOLF CLUB INC PO BOX 293 SIASCONSET MA 02564 NUMBER CF RECORDS = 31 Property Location 0000 POLFIS RD OFF POLPIS RD 0122 BAXTER RD 0120 BAXTER RD 0100 SANKATY RD PAGE 2 MUAS750 8.5 0 o ~! o , ~, M I - ~ ~, r v ~~~ L V 1! 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