The URL can be used to link to this page

Home My WebLink About051-99TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: July ~~i ~ 19 99 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 051-99 Owner/Applicant: JOAN BROWN PORTER FOR HERSELF AS OWNER AND FOR THE SCONSET TRUST, INC. 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. W Dale W. Waine ~ Chairman 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 NANTUCKET 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 13 Baxter Road, Siasconset Land Court Plan 9935-A Assessor's Map 73.1.4, Parce107 Certificate of Title No. 18,507 Residential-2 Decision: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, June 11,1999 at 1:00 P.M., in the conference room in the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application (051-99) of JOAN BROWN PORTER for herself as owner and for the SCONSET TRUST, INC., o f 12 5 5 -°~Sm i th Ridge Road., New Canaan-, CT. 06840: 2. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(8), or in the alternative relief by VARIANCE under Nantucket Zoning By-law Section 139-16A to allow the Porter property at 13 Baxter Road in Siasconset to be divided so that the waterfront portion may be conveyed to the Trust. The proposed subdivision of the property would split the property in to two (2) lots. Lot 2, a 37,900 square-foot parcel, would not be a buildable lot and would be conveyed to the Sconset Trust for conservation purposes with the remaining improved Lot consisting of 20,100± square feet of area in a district that requires a minimum lot area of 20,000 square feet. The Locus is nonconforming as to frontage with the Lot having a frontage 91.97+ feet on Baxter Road where 75 is required; and as to front and side yard setback requirements, with the garage being sited at zero feet at its closest points from the front yard setback distance, and ~vith the single-family dwelling being sited 3.78± feet at its closest point from the northerly side yard lot line. The premise is located at 13 Baxter Road, Assessor's Map 73.1.4, Parcel 7, Land Court Plan 9935-A. The property is zoned Residential-2. 3. Our decision is based on the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board recommendation was favorable for the variance. 4. As presented by the Applicants, Sconset Trust requested zoning relief to allow the property of Joan Brown Porter at 13 Baxter Road in Siasconset to be divided so that the waterfront portion may be conveyed to the Sconset Trust for conservation purposes. The property consists of apre-existing, oversized lot of record shown on the 1923 Land Court Plan as having 61.97 feet of frontage on Baxter Road. The Certificate of Title for the property states that the property has 69.97 feet of frontage on Baxter Road. The current zoning in this district requires 75 feet of frontage. The structures on the lot are shown on the proposed subdivision plan prepared by Emack Surveying dated January 16, 1999, (a copy of which is attached as Exhibit A) and are non-conforming as to setback and conforming as to ground cover ratio. 5. The proposed subdivision of the property will divide the property into two lots as shown on the attached Emack plan, with both lots having adequate area. Lot 1 consists of the house parcel and its non-conforming frontage on Baxter Road will not change. Lot 2 will consist of land located entirely below the coastal bank, will have no frontage and will not be a buildable lot. The subdivision will be beneficial to the neighborhood in that Lot 2's approximately 37,900 square feet of lot area below the coastal bank will no longer be available to a future owner of Lot 1 for calculating the permissible ground cover ratio. 6. Relief by Special Permit under Section 139-33A(8) was requested by the Applicants because the subdivision creates no new non-conformities as to the existing structures, nor does it increase the existing non-conformity of Lot 1's frontage on Baxter Road. The configuration of Lot 2 is such that a new non- conformity is created by its lack of frontage. The Applicants argued that Special Permit relief was permissible as the lack of frontage is only relevant if a building lot is being created, and in the alternative that variance relief would be appropriate. The Board concluded that because Lot 2 will be an independent lot that is not being merged into an adjacent parcel, and even though it will not be a building lot for zoning purposes, the application must be considered on the basis of the alternative variance relief requested. 7. The Board finds that the circumstances which justify this variance for both Lot 1 and Lot 2 are directly related to the shape and topography of the existing long, narrow lot, only a small portion of which is located above the coastal bank, and do not generally affect this zoning district. The unbuildable excess land below the coastal bank enables additional structures to be constructed on the small buildable portion of the lot at the top of the bank, thereby thwarting the intent and purpose of the By-law's ground cover ratio requirements. The Applicant desires to make the conveyance to the Sconset Trust of her excess land so as to protect the character of the property against a development pattern that would be inconsistent with the intent and purpose of the ground cover ratio provisions in the Zoning By-law. However, doing so without the grant of a variance to regularize both the lot she is retaining and the lot being conveyed for open space purposes, would result in a substantial hardship caused by the creation of a nonconforming lot in violation of zoning. 7. For the reasons set forth herein, the Board by a unanimous vote hereby GRANTS a VARIANCE under Section 139-16A so as to allow the property of Joan Brown Porter at 13 Baxter Road in Siasconset to be divided into Lots 1 and 2 as shown on the plan attached hereto as Exhibit A, finding that owing to circumstances relating to the shape and topography of the property and the structures thereon, and especially affecting the property but not affecting generally the zoning district in which it is situated, a literal enforcement of the provisions of the Zoning By-law would involve substantial hardship to the applicants, 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 Zoning By-law, on the following express conditions: (a) with respect to Lot 2, no structure shall ever be constructed on Lot 2; and (b) with respect to Lot 1, any future alteration or construction of buildings upon Lot 1 which complies with all applicable dimensional requirements under the Zoning By-law may occur without further relief from this Board, and any future zoning relief that may be required as a result of the validly pre-existing non-conformities of the existing structures may be granted by Special Permit by this Board after consideration at the necessary hearing. Dated: July ~ 1998 RECEOV~ED TOV'dN CLER~<'S OFFICE NAfJT~CF<ET, MA 02554 Dale ai e v' Michael ara J U L 1 9 1999 ~~~ CLER~: 3C~~ .~ inda F. Willia ~~ Nancy Sevr ~~ ~ ~ ~ ~~ CU I ~jl~Q vri O. ~vn ~i(,~~ JUL 1U-L7JJ 11' lU ~~ ri M r! W ~~ +.r... ~3 ~~~ ~~ w V^ ~~ r ~` ~ gg °"'°'*~- ''rem j' ~ _ _ ' eg ~''°~ t~ y~ •a!~ •a s«~ ~ ~~- ~' ~ } ., JF ~ s .~ i .'~e +r eY ~ b+G .~ ~ a9f !~e ~ ++~~~• ~ I0 s ~ r~ i ~ Xi ~r Ee -M ....« .a. a. ~ '~+40~1 as.. ~.~ . ~ .`„ ~ ~ U~T~ ~_ ~~ ~ ~~ 1 ~ ~ s± ~~ ry~~ ~ ~~03 ~~~ ~~~- ~ ~ i ~~~$ ~~'~ ~ W - ~~~~ ~ ~ ~ TOTAL P.01 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 NOTICE A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, JUNE 11, 1999, in the CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: JOAN BROWN PORTER FOR HERSELF AS OWNER AND FOR THE SCONSET TRUST, INC. BOARD OF APPEALS FILE N0. 051-99 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A(8), or in the alternative relief by VARIANCE under Nantucket Zoning Bylaw §139-16A to allow the Porter property at 13 Baxter Road in Siasconset to be divided so that the waterfront portion may be conveyed to the Trust. The proposed subdivision of the property would split the property into two (2) lots. Lot 2, a 37,900 square-foot parcel, would not be a buildable lot and would be conveyed to the Sconset Trust for conservation purposes with the remaining improved Lot consisting of 20,100+ square feet of area in a district that requires a minimum lot area of 20,000 square feet. The Locus is nonconforming as to frontage with the Lot having a frontage of 61.97+ feet on Baxter Road where 75 is required; and as to front and side yard setback requirements, with the garage being sited at zero feet at its closest points from the front yard lot line on Baxter Road and northerly side yard lot line in a district that requires a 30-foot front and 10-foot side yard setback distance, and with the single-family dwelling being sited 3.78+ feet at its closest point from the northerly side yard lot line. The Premises is located at 13 BAXTER ROAD, Assessor's Map 73.1.4, Parcel 7, Land Court Plan 9935-A. The property is zoned Residential-2. RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 ~v . Da a W. Warne, Chairman MAY 2 6 1999 fIM E:~ ,3 . ~-S o ,,,~ L r LE~K: }~ ~„ . I., THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. FOR ASSISTANCE PLEASE CALL (508) 228-7215. BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No. Q APPLICATION FOR RELIEF Owner's name(s): Joan Brown Porter Mailing address: 1255 Smith Ridge Rd New Canaan CT 06840 Applicant's Name: Sconset Trust Inc. Mailing Address: P O Box 368 Siasconset, MA 02564 Lot Location: Assessor's map and parcel number 73.1.4 - 7 Street Address: 13 Baxter Road Registry LCPL: 9935A Date lot acquired: 8/ 6/98 Cert. Ref. 18507 Zoning district R-2 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 O? B1dg.Permit appl.Nos. none Case Nos all BoA applications lawsuits• none 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 X if to alter or extend a nonconforming use). If appeal per 139-31A attach decision or orders appealed. OK to attach addendum2. & B LL1~ _, N See Addendum A attached. ti O ~ Q Q ~ Items enclosed as part of this Application: order _ addendum x y Y ~ rn Locus map x Site plan x showing present x +planned_ structures di d ) pen ng proposed x elevations x (HDC approve Floor plans present ~ ~~j c,o In - Listings lot area x frontage x setbacks x GCR x parking data -0`-~ ~ ~ Assessor-certified addressee list 4 sets x mailing labels 2 sets- ' ' ' U U y_ - covenant cap _ $200 fee payable to Town of Nantucket- proof ~ ~ 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) ~ O Q ~--.=~ I certify that the requested information submitted is substantially ~ ~ ` .i~~ complete and true to the best of my knowledge, under the pains and .:~;_~ penalties of perjury. TRUST, INC. SCO '`/~/`'/ SIGNATURE: By: / Attorney/Agent X By its Attorney, Melissa D. Philbrick '(If not owner or owner's attorney enclose proof of authority) 'FOR/ BoA OFFICE USE ~J~ /~j~ Application copies rec' d: v or_ for BoA on ~/~ / <v by_~~~1""U One copy filed with Town Clerk ory~/~/~by -~~ complete?~ One copy each to Planning Bd and Building Dept-~ ~/~by ~~~ `til $200 fee check given Town T easurer orr~ ~/~y~/Cv'~' waived? d~~-~l ~ ~~~ ~~C~ ~~ ~.~ Hearing notice poste / mailed /_/ I& , Hearing (s) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_ See related cases lawsuits other Addendum A 'Sconset Trust application in connection with the property of Joan Brown Porter at 13 Baxter Road, Siasconset The Applicant, 'Sconset Trust, hereby requests a Special Permit under Section 139-33A(8) to allow the property of Joan Brown Porter at 13 Baxter Road in Sconset to be divided so that the waterfront portion may be conveyed to the Trust. The property consists of apre-existing lot of record shown on the 1923 Land Court Plan (a copy of which is attached as Exhibit A to this application) as having 61.97 feet of frontage on Baxter Road. The current zoning in this district requires 75 feet of frontage. The structures on the lot are shown on the plan prepared by Emack Surveying dated January 16, 1999, (a copy of which is attached as Exhibit B to this application) and are non-conforming as to setback. The lot is oversized and complies with ground cover requirements. The proposed subdivision of the property will split the property into two lots. Lot 2 is not a buildable lot and is to be conveyed to the 'Sconset Trust for conservation purposes. The proposed subdivision creates no new nonconformities as to the house parcel, nor does it increase the existing nonconformity of that parcel's frontage on Baxter Road. The proposed subdivision will be beneficial to the neighborhood in that the approximately 37,900 square feet of lot area being conveyed to the Trust will no longer be available to a future owner of the house parcel for calculating the permissible ground cover ratio. ,, ~ ~ ~~ (~Q~(Y7C~~~'r_L~SL ~ ~(~}~l~- Go ~QQ ~CQJJ'~/y~/~/.J/, ~ J ~ C~ G~ ~~c~ ~ ~~~?~ ~ ate ~3 9 -~~ r~-- JIB O N 9 V r • .~ r T Z ~ AY _ r n . m I ~ r F' 12CnD LOCU z m ~ ROAD w A O u i ~~ R~ ° $ `~ ~ \. •~ Y -. __ r' ~. _ l~tl-... ~ ~ ~~ r tg~R,'i. •. s~ ~' s ~ = o a M n Y < ~ w iL ~ 6 ii d Y J1 fi ~ ® ~40 'rt. _ ~ lx:. S'. =r ~- t !; A t~ •~ 1 l ~ C i ;~ • Y -I s ~ :~ i 1 k 3~° Y f _ a, t i `,_ , f ` t~ .~ }A t. r t 1 . f ~. x ,~,5 ',~S `a ra rutue ut,:woos }~ /y w0[ I~dl MItN ~lit• - b v e .C~ •a :Q ~; 9; ' , *,x ~ 9935A PLAtd OF LAt,TD IN NAtdTUCKET i t ~ Scale 30 feet to an inch Ar~~IC` DEC, 21, 1923 t~~,. _ 4lilliam 5, Swift, C.E, ~;~;~'=,_ ~` f t I rt~, b u g • ~ ~ '. _ .~: a m ~ ~= ~~; b~ ~~ .., ti v +~ ~H m m +i - '[J 7 A O A E ~ a4 {~ +~ O ~ +~ R7 +a - '. 'dY M ~~ .. -gi: C 2 A as A ; Q O •i ~. 'Ty ' O ~~ O V i OJ cn O ~ m ,~ V U ~ ui"Hr1~ .~,~~W~ YIN~14111111141o,y~~ M,4r ~ VF O ~ y _~t ~ ~ ~~ i O m ~ O 4, o R ~ .C D) ~q '" %~ 9 ~: ~ d Ts w m o - '-'_--.L' A_T ~ _' ~- ~ k~ ~? ~. ~ _ 92.5 - - . ~, ~ti ~' o ~ fiw,y !- va_ H ~ a °' ~ V ~' v ~ ~' m . "' . O O ~ ~'. a ~ ~! >+ ~ ~ ' bA7CTER ROAa ot~ ~ x 9Se . _.., p `~ ~ 4~' BITER Copy of ppaad of plan !)kd in - ROAD LAND REG/STRAY/ON OFF/CE JAN. !¢,l9Z4 Scale afthisdan Ioo fat to an inch CBNumphiay, fng,»arfarCouit v Detail BCale 30 . .. ~ , ti ~. ,..:,~1 .~: €; `~~ a~1u~~c1 ~-cyi5ir~ ~istr~, `ll~~ Is; 19z R$CE1Vr, rOR Rr.(?1STha~ i. ~S~~~'~ ~~~~ TAii pJ~n~t(.d ~wU~ GMifwak No.. ,~'~ I ~_.. t !~ ,(iIS N~ Y Q < ~ W Z ~~ __._ t r Ny3 b ~g fie; '~1ry L JO J ~~R. ~p °j"y~ ~NYZCY s ~~oi '~ ~~ ~`' ~~~~~~ f ~~S ~ ~ i~~olktrry~ g "-~~- •~r~\ h' \ \ ~~~ ~ __,~-_ ~ ~ ~ ~ r,~,~ ~ ~ !,y 9J ~ .¢y7~ \ ~{[rd (J7r~ t~M "' o ~~~~~~ sb~ ~ ~ ~ ~~J '~~: k b b o h bl r ~ Ot ao<~~~ $ n'O W ~! ..' a ~- s~F~~~ ` ~ u.. }.~ fi ~ ~ •~ g &~ r o 4 ~ ~°`: . ~; g ~~ '~' ~ ;Poo ~s~ tr. >b 8~ +~ ~ 6 ~~~ _ .~~ ~ s~ • r~' f ~~X b .. ~ ~~` G ~M ''/ ~ ~ rob at Q cty M ry iy~ Gnu ,wr° .~ ~ a ~ ~ ~ -• w % / ~ S~a e [~ r gs o ~ Y ,, ''s ~ ~ ~ ~~ ~y~Piy ~ '~N ~ ~ ~ O 90~ ~ + ~~'r r Y~ OYpb b~k~8'~9nd) o g $ a i c ~~; $ S ~~ ~ ~~~ ~~ g ~~g ~ ~~ ~ s~ ~ ~~~~ ` ~ yg ~^ oV ~ ^z OYp~cyy w , D~(Dt ~B fa•ar.~i 3~E8 ~$ ~ ~ N i ,°, .'7) { K O Jq°~+a~ 'ratty Rkr ~kgyf, v w ~-pru .rv r ,/I9Ad) ~a.,• ~ q ~ ~Y 31 m a 9 a G BOA FOP.M PROPERTY OP]D1ER BOq D OF qg ED SESSORS MAY 11 1999 TOWN OF NANTUCKET, ~jg,~ NANTUCI!ET ZOt1IP~1G BOAP.D OF APPEALS TOP]P•1 F.I~TD COUNTY BUILDING i~1FS]TUCI:ET, 1.1.A 02554 ASSESSOP,' S FIST OF PAP.TIES IN IPITEP,ES": Joan Brown Porter APPLICANT FOR P.ELIEF (SAfQE?_~.) Sconset Trust, Inc. P.DDRESS OF PROPERTY : 13 Baxter Road ._ _ ASSESSOR'S PJL~1P/PARCEL 73.1.4 _ 7 LIST OF PF.P.TIES INCLUDING ADDRESSES * (OP. SEE ATTACHED ) I certify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, ox,~rs of land directly opposite on any public or private street or wa}~; and abutters of the abutters and all other land owners caithin three hundred feet of the property line of Owner's proper as they (and their add=ess) appear on the most recent applicable tax is [per h1.G.L. c. OA, §11 and Zoning Co1~~ Chapter 139, §139-29D(2)] Date Asses or's Office To~•~n of Nantucket *NOTE: Applicant (Petitioner) should include with the lc~ for which zoni~. relief is sought, any commonl}~-owned abutting lots ~•rhich r.•.ight become involved in the zoning matter. List map and parcels for e~ch abutter. Submitted b}': Melissa D. Philbric~, At~ornev Date : May 11, 1999 _ Client.: Sconset Trust i.u: i^:;/L~Ja ,r-~ 05/14/99 . TOWN OF NANTUCKET 15:12:56 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 7314 0048 *NANTUCKET TOWN OF 0016 BROAD ST 0000 BAXTER RD NANTUCKET MA 02554 7314 0008 DAVIS NANCY M ETAL PO BOX 145 0011 BAXTER RD BRIDGEPORT CT 06601-0145 7314 00111 ROOSEVELT MARK 12 CEDAR ST 0005 BAXTER RD CHARLESTOWN MA 02129-2502 7314 00112 ROOSEVELT KERMIT JR& PRISCILLA 5052 MACOMB ST NW 0003 BAXTER RD WASHINGTON DC 20016-2673 7314 0035 POOLE JAMES R 550 BROAD ST 0004 BUTTERFLY LN C/0 POOLE & CO NEWARK NJ 07102-4598 7314 0034 READE ARTHUR I JR TR PO BOX 2669 0006 BAXTER RD BUTTERFLY LN ASSOC TRUST NANTUCKET MA 02584 7314 0033 CURRIER BARBARA D 0570 PARK AVE 0012 BAXTER RD NEW YORK NY 10021 7314 0045 STRASENBURGH JOHN & SUZANNE TR PO BOX 5156 0019 SANKATY RD MULTIFLORA REALTY TRUST HANOVER NH 03755-5156 7314 0046 MICHEL CLIFFORD L ST BERNARDS RD 0017 SANKATY RD GLADSTONE NJ 07934 7314 0047 MICHEL BETSY S ST BERNARDS RD 0015 SANKATY RD GLADSTONE NJ 07934 7314 0031 BARRON JANET C TR TERRACOTTA ONTARIO 0003 ROSALY LN PO BOX 654 CANADA LOPINO NO T314 0032 MARTIN CHRISTOPHER J TR TORONTO ONTARIO 0001 ROSALY LN 39 HEATHER ST CANADA M4R1Y4 7314 0005 *GIBSON WILLIAM & NADINE 11552 SPRING ROAD 0015 BAXTER RD POTOMAC MD 20854 7314 0012 FORKNER JOANNE S 0263 ADAMS ST 0001 BAXTER RD MILTON MA 02186 7314 0013 LAMBRECHT SUSAN D 0280 CLOVERLY 0001 NOSEGAY LN GROSSE POINTE MI 48236 7314 0014 KELLER DENNIS J & DAVID M TRST 0324 E 7TH ST 0003 NOSEGAY LN KELLER NOMINEE TRUST HINSDALE IL 60521 7313 0003 SIASCONSET PARTNERSHIP LTD 2335 PATRIOT HLS APT 2418 0002 NOSEGAY LN COLORADO SPRNGS CO 80904-5120 4923 0016 WESTBROOK DARYL A PO BOX 262 0016 BAXTER RD SIASCONSET MA 02564 4923 0039 OVERLOOK FRANCES FORST 0114 COUNTRY CLUB RD 0018 BAXTER RD NEW CANAAN CT 06840 4923 0015 KREIS HENRY G JR ETAL 5845 NORTH PLACITA PAISAJE 0017 BAXTER RD TUCSON AZ 85750 4923 0014 395171 CANADA INC MONTREAL QUEBEC 0019 BAXTER RD 120 ABERDEEN AVENUE H3Y 3A7 CANADA 4923 0009 RITCHIE EL'cANOR P 0034 KALAROMA CIR 0029 BAXTER RD WASHINGTON DC 20008 4923 0008 CHERRY DOROTHY M PO BOX 5218 0031 BAXTER RD LOUISVILLE KY 40255-021E 4923 0007 BROLL ARTHUR G JR 1228 DENBIGH LANE 0033 BAXTER RD RADNER PA 19087 4923 0006 KUPPENS MICHAEL F TRUSTEE 55 NORTH MAIN ST C035 BAXTER RD THE NEWSTREET TRUST COHASSET MA 02025 4923 0010 SIMMONS BRIAN & JULIE 1500 LAKE SHORE DR 0027 BAXTER RD CHICAGO IL 60610 PAGE 1 MUAS750 9.2 ' 05/14/99 15:12:56 _ ~: Map Block Lot Owner's/Co-Owner's Name 4923 0011 PARRY W MALCOLM & MARY 4923 0017 *VAUGHAN JAMES N & ALAN C & EDWARD F 7314 0003 SWEET SIDNEY NELSON TR PADDY GO WACK NOMINEE TR TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST Mailing Address/City State Zip 0003 GEORGETOWNE N GREENWICH CT 06831-5249 PO BOX 659 NANTUCKET MA 02554 659 ASHTON AVE PALO ALTO CA 94306 Property Location 0025 BAXTER RD 0025 SANKATY RD 0023 SANKATY RD PAGE 2 MUAS750 9.2 NUMBER OF RECORDS = 29 MELISSA D. PHILBRICK, P.C. Post Office Box 148 Zero Main Street, Second Floor Melissa D. Philbrick Nantucket, Massachusetts 02554 Emily Avery Tel: (508) 228-5151 Fax: (508) 228-5155 May 25,1999 RY HAND Ms. Linda Williams Nantucket Zoning Board of Appeals 37 Washington Street,1St Floor Nantucket, MA 02554 Re: 13 Baxter Road, Siasconset Dear Linda: Enclosed for inclusion with the application submitted on May 5~, are two sets of mailing labels and the original abutter's list. 5~cereiy, ~~~ Linda y Enc. cc: Ms. Caroline Ellis (w/copy of enc.) RECEIVED Mr. Robert A. Emack (w/copy of enc.) TOWN CLERK'S OFFIC Town Clerk (w/copy of enc.) NA~JTLICKET, IVIq 02554 MAY 2 6 1999 i-in~~~: Asst __ _~______~~~ CLERK: }~ BOA FOP.i~1 BOq D OF gSVED SESSOf~S MAY 1 1 1999 TOWN OF NANTUCKET, ~,~~ iJANTUCI!ET ZOt1IfIG BOAP.D OF APPEALS TO~r][•I F.I~]D COUDITY BUI LD I iJG i~1Ai•1TUC1':ET, h1.r1 02554 ASSESSOP,' S LIST OF PP.P.TIES Ir1 IPITEP.ES~ PROPERTY O~~•]D1ER APPLICANT FOR P.ELIEF (SAP~tE?,~._) Joan Brown Porter Sconset Trust, Inc. F~DRESS OF PROPERTY : 13 Baxter Road ASSESSOR'S PlLr1P/PP.RCEL 73.1.4 _ 7 LIST OF PF.P.TIES INCLUDING P~DRESSES *(OR SEE ATTACHED ): I certify that the foregoing (or the attached ) lists all persons, natural or legal, who are owners of abutting property, o::,ers of land directly opposite on any public or private street or wa}~; and abutters of the abutters and all other land o~•rners ~•rithin three hundrzd feet of the property line of Owner's proper as they (and their address) appear on the most recent applicable tax is [per hI.G.L. c. OA, §11 and Zoning Co-7~~ Chapter 139, §139-29D(2)] S~l~k~~~i~`~ Date Asses or's Office Toc•rn of Nantucket *NOTE: Applicant (Petitioner) should include ~•rith the lc~~ for which zon:i ~. relief is sought, any commonl}~-o4V11ed abutting lots ~•rhich r:i ght become involved in the zoning matter. List map and parcels for e~ch abutter. Subctiitted b}': Melissa D. Philbrick. Attorney Date : May 11, 1999 _ Cl i.ent : Sconset Trust _ 05/14/99 TOWN OF NANTUCKET PAGE 1 15:12:56 OWNER'S MAILING ADDRESS LIST MUAS750 9.2 Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 7314 0048 *NANTUCKET TOWN OF 0016 BROAD ST 0000 BAXTER RD NANTUCKET MA 02554 7314 0008 DAVIS NANCY M ETAL PO BOX 145 0011 BAXTER RD BRIDGEPORT CT 06601-0145 7314 00111 ROOSEVELT MAR{ 12 CEDAR ST 0005 BAXTER RD CHARLESTOWN MA 02129-2502 7314 00112 ROOSEVELT KERMIT JR& PRISCILLA 5052 MACOMB S7 NW 0003 BAXTER RD WASHINGTON DC 20016-2673 7314 0035 POOLE JAMES R 550 3ROAD ST 0004 BUTTERFLY LN C/0 POOLE & CO NEWARK NJ 07102-4598 7314 0034 READE ARTHUR I JR TR PO BOX 2669 0006 BAXTER RD BUTTERFLY LN ASSOC TRUST NANTUCKET MA 02584 7314 0033 CURRIER BARBARA D 057G PARK AVE 0012 BAXTER RD NEW YORK NY 10021 7314 0045 STRASENBURGH JOHN & SUZANNE TR PO BCX 5156 0019 SANKATY RD MULTIFLORA REALTY TRUST HANOVER NH 03755-5155 7314 0046 MICHEL CLIFFORD L ST BERNARDS RD 0017 SANKATY RD GLADSTCNE NJ 07934 7314 0047 MICHEL BETSY S ST BERNARDS RD 0015 SANKATY RD GLADSTONE NJ 07934 7314 0031 BARRON JANET C TR TERRACOTTA ONTARIO 0003 ROSALY LN PO BOX 654 CANADA LOPINO NQ 7314 0032 MARTIN CHRISTOPHER J TR TORONTO ONTARIO 0001 ROSALY LN 39 HEATHER ST CANADA M4R1Y4 7314 0005 *GIBSON WILLIAM & NADINE 11552 SPRING ROAD 0015 BAXTER RD POTOMAC MD 20854 7314 0012 FORKNER JOANNE S 0263 ADAMS ST 0001 BAXTER RD MILTON MA 02186 7314 G013 LAMBRECHT SUSAN D 0280 CLOVERLY 0001 NOSEGAY LN GROSSE POINTE MI 48236 7314 0014 KELLER DENNIS J & DAVID M TRST 0324 E 7TH ST 0003 NOSEGAY LN KELLER NOMINEE TRUST HINSDALE IL 60521 7313 0003 SIASCONSET PARTNERSHIP LTD 2335 PATRIOT HLS APT 2418 0002 NOSEGAY LN COLORADO S?RNGS CO 80904-5120 4923 0016 WESTBROOK DARYL A PO BOX 262 0016 BAXTER RD SIASCONSET MA 02564 4923 0039 OVERLOOK FRANCES FORST 0114 COUNTRY CLUB RD 0018 BAXTER RD NEW CANAAN CT 05840 4923 0015 KREIS HENRY G JR ETAL 5845 NORTH PLACITA PAISAJE 0017 BAXTER kD TUCSON AZ 85750 4923 0014 395171 CANADA INC MONTREAL QUEBEC 0019 BAXTER RD 120 ABERDEEN AVENUE H3Y 3A7 CANADA 4923 0009 RITCHIE ELc'ANOR P 0034 KALAROMA CIR 0029 BAXTER RD WASHINGTON DC 20008 4923 0008 CHERRY DOROTHY M PO BOX 5218 OG31 BAXTER RD LOUISVILLE KY 40255-0218 4923 0007 BROLL ARTHUR G JR 1228 DENBIGH LANE 0033 BAXTER RD RADNER PA 19087 4923 0006 KUPPENS MICHAEL F TRUSTEE 55 NORTH MAIN ST 0035 BAXTER RD THE NEWSTREET TRUST COHASSET MA 02025 4923 0010 SIMMONS BRIAN & JULIE 1500 LAKE SHORE DR 0027 BAXTER RD CHICAGO IL b0610 05/14/99 15:12:56 Map Block Lot 4923 0011 4923 0017 7314 0003 Owner's/CO-Owner's Name PARRY W MALCOLM & MARY *VAUGHAN JAMES N & ALAN C & EDWARD F SWEET SIDNEY NELSON TR PADDY GO WALK NOMINEE TR TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST Mailing Address/City State Zip 0003 GEORGETOWNE N GREENWICH CT 06831-5249 PO BOX 659 NANTUCKET MA 02554 659 ASHTON AVE PALO ALTO CA 943G6 Property Location 0025 BAXTER RD 0025 SANKATY RD 0023 SANKATY RD PAGE 2 MUAS750 9.2 NUMBER 0'r RECORDS = 29 Town of Nantucket 16 Broad Street Nancy M. Davis etal P.O. Box 145 Bridgeport, CT 06601-0145 Mark Roosevelt 12 Cedar Street Charlestown, MA 02129-2502 Nantucket, MA 02554 Kermit Roosevelt, Jr. Priscilla Roosevelt 5052 Macomb Street NW Washington, DC 20016-2673 James R. Poole c/ o Poole & Company 550 Broad Street Newark, NJ 07102-4598 Arthur I. Reade, Jr., Esq., Trustee Butterfly Lane Assoc. Trust P.O. Box 2669 Nantucket, MA 02584 Barbara D. Currier John Strasenburgh and Clifford L. Michel 570 Park Avenue Suzanne Strasenburgh, Trustees Betsy S. Michel New York, NY 10021 P.O. Box 5156 St. Bernard's Road Hanover, NH 03755-5156 Gladstone, NJ 07934 Janet C. Barron, Trustee P.O. Box 654 Terracotta, Ontario CANADA Christopher J. Martin, Trustee 39 Heather Street Toronto, Ontario M4R 1Y4 CANADA William Gibson Nadine Gibson 11552 Spring Road Potomac, MD 20854 Joanne S. Forkner 263 Adams Street Milton, MA 02186 Siasconset Partnership Ltd. 2335 Patriot Hills, Apt. 2418 Colorado Springs, CO 80904- 5120 Henry G. Kreis, Jr., etal 5845 North Placita Paisaje Tuscon, AZ 85750 Dorothy M. Cherry P.O. Box 5218 Louisville, KY 40255-0218 Brian Simmons Julie Simmons 1500 Lake Shore Drive Chicago, IL 60610 Sidney Nelson Sweet, Trustee Paddy Go Wack Nominee Trust 659 Ashton Avenue Palo Also, CA 94306 Susan D. Lambrecht 280 Cloverly Grosse Pointe, MI 48236 Daryl A. Westbrook P.O. Box 262 Siasconset, MA 02564 395171 Canada, Inc. 120 Aberdeen Avenue Montreal, Quebec H3Y 3A7 CANADA Arthur G. Broll, Jr. 1228 Denbigh Lane Radnor, PA 19087 Malcolm W. Parry Mary Parry 3 Georgetowne North Greenwich, CT 06831-5259 Dennis J. Keller and David M. Keller, Trustees 324 East 7~ Street Hinsdale, IL 60521 Frances Forst Overlock 114 Country Club Road New Canaan, CT 06840 Eleanor P. Ritchie 34 Kalaroma Circle Washington, DC 20008 Michael F. Kuppens, Trustee The Newstreet Trust 55 North Main Street Cohasset, MA 02025 James N. Vaughan, Alan C. Vaughan & Edward F. Vaughan P.O. Box 659 Nantucket, MA 02554 Melissa D. Philbrick MELISSA D. PHILBRICK, P. C. Post Office Box 148 Zero Main Street, Second Floor Nantucket, Massachusetts 02554 Emily Avery Tel: (508) 228-5151 Fax: (508) 228-5155 May 5,1999 BY HAND ~ECEIVEp rOwrJ CLERKS OFFICE NA~JT(r1~KET, Mq 02554 MAY 0 7 1999 i~1ME: ~iERK: Ms. Linda Williams Nantucket Zoning Board of Appeals 37 Washington Street,1St Floor Nantucket, MA 02554 Dear Linda: Re: 13 Baxter Road, Siasconset Enclosed for filing please find the original and copies of the completed Application for Relief with Addendum A, the locus map, Land Court plan and site plan attached, along with our check in the amount of $200 for the filing fee. The abutters list and mailing labels will be forwarded to you under separate cover. Please give me a call if you have any questions or require additional information. in ely, t~2s~~. Enc. cc: Ms. Caroline Ellis (w/copy of enc.) Mr. Robert A. Emack (w/copy of enc.) Town Clerk (w/copy of enc.) BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING Date NANTUCKET, MA 02554 Case No. APPLICATION FOR RELIEF Owner's name(s): Joan Brown Porter Mailing address: 1255 Smith Ridae Rd New Canaan CT 06840 Applicant's Name: Sconset Trust. Inc. Mailing Address: P O Box 368 Siasconset, MA 02564 Lot Location: Asse ssor's map and parcel number 73.1.4 - 7 Street Address: 13 Baxter Road Registry LCPL: 9935A Date lot acquired: 8/ 6/98 Cert. Ref. 18507 Zoning district R-2 Uses on lot - commercial: None X or MCD? - number of: dwel lings duplex- apartments rental rooms- Building date(s): all pre-8/72? X or C of O? B1dg.Permit appl.Nos. none Case Nos all BoA applications lawsuits: none 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 X if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or orders appealed. OK to attach addendum2. See Addendum A attached. Items enclosed as part of this Application: order _ addendum x Locus map x Site plan x showing present x +planned_ structures Floor plans present- proposed x elevations x (HDC approved pending) Listings lot area x frontage x setbacks x GCR x parking data Assessor-certified addressee list 4 sets x mailing labels 2 sets- $200 fee payable to Town of Nantucket- proof'_'cap' covenant 1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SCON TRUST, INC. SIGNATURE: By: / Attorney/Agent X By its Attorney, Melissa D. Philbrick '(If not owner or owner's attorney enclose proof of authority) FOR BoA OFFICE USE Application copies reed: or_ for BoA on _/_/_ by One copy filed with Town Clerk on_/_/_ by complete?_ One copy each to Planning Bd and Building Dept_/_/_ by $200 fee check given Town Treasurer on_/_/_ by waived?_ Hearing notice posted-/_/_ mailed-/_/_ I&M_/_/_, _/_/_ Hearing (s ) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_ Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_ See related cases lawsuits other Addendum A 'Sconset Trust application in connection with the property of Joan Brown Porter at 13 Baxter Road, Siasconset The Applicant, 'Sconset Trust, hereby requests a Special Permit under Section 139-33A(8) to allow the property of Joan Brown Porter at 13 Baxter Road in Sconset to be divided so that the waterfront portion may be conveyed to the Trust. The property consists of apre-existing lot of record shown on the 1923 Land Court Plan (a copy of which is attached as Exhibit A to this application) as having 61.97 feet of frontage on Baxter Road. The current zoning in this district requires 75 feet of frontage. The structures on the lot are shown on the plan prepared by Emack Surveying dated January 16,1999, (a copy of which is attached as Exhibit B to this application) and are non-conforming as to setback. The lot is oversized and complies with ground cover requirements. The proposed subdivision of the property will split the property into two lots. Lot 2 is not a buildable lot and is to be conveyed to the'Sconset Trust for conversation purposes. The proposed subdivision creates no new nonconformities as to the house parcel, nor does it increase the existing nonconformity of that parcel's frontage on Baxter Road. The proposed subdivision will be beneficial to the neighborhood in that the approximately 37,900 square feet of lot area being conveyed to the Trust will no longer be available to a future owner of the house parcel for calculating the permissible ground cover ratio. sumATY :T o ; p ~ v s ~' K + ~ ~ SAY - Y I 1 1 1 x • ~ ~ t f i, } ~- ~ S t t _ ~ :, -~ } j3 •10[ 1110Y MIW •tT[II it ~ ~ +-+ d V li L3 ~ ® V.N LLO d t~ 6 Y ~ ~~ LOCI] I ~ D O u D i 2 m s N ROAO ~, r ~S r E • • ,°~ ~ ~ z ~ .` 17nC Y ~~~R ~.`.. r ~. :: ~~ V ~+~ ~ r ~ ~ ~' _ , 3 F~ . ^oa r =~ n ~ i ~ j ' ? ~ Q y 4 A 3 r .# s° .E~ •a yy fn a Y BN~T~R R~ ,~ ~ z 'i ! AT~ ~ZC OCEAII --~_~1_ i 9935A r r. PLAN OF LAND IN NANTUCKET . Scale 30 feet to an inch ~,' DEC, 21, 1923 ~'.:.. E`~: ,~~~ ~7111iam S. Swift, C.E, ~-Y.,'~~ :~y ' krt ^:_ n i' :,-~:~ 'CJ W i '' i! d r7 m ~ ~ i y a~ m~ a~ ', ~ E- .. b ~ i 'd ~+ +r h ~ ~ +~ H {f +~ ~~ M ~o ~ N L i ~ ~F, I.' 11 O~ 4I ~ I ~ '~ 1 ~ 1-t V' o ' ~i ~`.•s ~ ~ U cY. U . ~lu~lullu lllulv ~; ~ ~ ,~ V, ~ N m ~ L'. OJ 1, ~1\U'\U1\lln lu,fl!(1 7bP Nl4r., ~ , OF B ale ? y H W 4-, C .-! 'gNjl:,il,~ry ~l ,~ l O CI ~ O . m JCi Q H l,. 4~ `s! ~. ' CFj y !!!! S .:. i O ~ M O [ a M o - ~ ---_-- - _._---^~ A? ~ ~ Vin'. ~ .if__ ~ . . : a o ~ ~~ a ~~'~ :_ - ' y ~ ~ . ~ 4 -- f a m ~ N ~' v ~, w W .t~,` ~ M O U a ~ \O w ~' BgX~R N ~ ~ ~ ~ R0~ x ti 9S, ~.--•> 0 ~ ~ ~q / Copy of n' of plan JJkd in - B TER R0~ LAND RE6/STRAY/ON OFF/CE /AN. I¢, /924 Sca/e of thisdan Joo fat to an inch CBNumphrey, EngMarfcrEourt ,~ Deta1 1 6Cale 30 s ~`a; ". ...:~ >.,: ;~. ~,pi~at~c9 ~tryl5ir~ ~j1str~7 R$CE1Vn rUR RE(i1SThn~ ~. ~,,.,,,~ -O'CcLOCK ~r~ ~ M Tfwr piirr~tld rwtA GMij3oak No...~ .J.`..~ ~-. t '~ ~,~. ~ Nr3J ~ Fo ~: Yrv L"~ p J u : i ~X'R}{~w ~ ~~Y _~: ~y ^°~ ~~4 ~aWa Marv ~ 01~~~~~5 i ~ ~~~~~~ __._ ~ - °~~~ ~, ~° '°'"~ ~~~ 8 ~~ rsr\te~~ ., Y w^ \ •ocrt~ ~ o s sg ~'e <4 ~ _ 0 ~~~~~~~ o~ ~ ~ ~ ~~~~~F a~Y e ~ ~~~3~~ s~~ ~ #~ ~ ~~<1Li= N ~~ ZV f e~ e: Asa ~ N ,~ -• a C 8 ~ '' ~~ C ~ c ` ~ ^•~O W 3 ~ " $ ~v Q v $~ PZ1' ! ~~•o yy ~ ~ 1° 8~ ~~ Od ~~ ~ ° ~ ~'r ~;~ ~~ y oo ~ g ,nn h „~,~' w. ~~ g 4p ,~ a e ', - ~~~ ~ ~~ 9s ~ : b ~ ~.~ aar : r~ w ~~ j~ . g or ~°•,a w , ° • ~e a.,,, ~ ° 9aj,/ v 3ra,ti.~ 1 ~yl~ll MV i1 ~'~." __,~_ _~ _ _ - ~° ~~ ~ ~ (,ip/y \ ~ 1,~ 9J ~ .cy.tt ~ ~`tl ~ (~~.~ \ t ~h ~~o•ai / ~ w.~~ 7' '~, W O g~ ° 2r.,M °/90~, Orpb b~kre y9nd1 egg a ~a p O. u ~ W Y ~ ~ ~ ~ e~ l5 ~ ~` E p ~ / ~ <~ ~ ` ~~ a ~Z m ° ~~°S A o O ~J < '<,S ~~ ~ ~-~ ~^ ~ o "_ ~ ~~ ~ a ~ Z W < ° ' J ~ < < ~~N (i W z ~ +y d~~ W m a