HomeMy WebLinkAbout001-11 Westbrook, Daryl A. (DAW N.T.)
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TOWN OF NANTUCKET '0
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
APPLICATION
Fee: $300.00
001- II
File No. AO
Owner's name(s):
Daryl Acheson Westbrook, as Trustee of DA W Nominee Trust
Mailing address:
c/o Reade, Gullicksen, Hanley & Gifford, LLP
Phone Number:
508-228-3128
E-Mail:
air@readelaw.com
Applicant's name(s):
Same
Mailing Address:
6 Young's Way, Post Office Box 2669, Nantucket, Mass. 02584
Phone Number:
E-Mail:
Locus Address:
16 Baxter Road, Siasconset Assessor's Map/Parcel: 49.2.3-16
Plan and Lot Reference:
Plan No. 2002-51
Tide Reference:
Deed, Book 792, Page 180 Zoning District Sconset Residential-20
Uses on Lot-Commercial?: No If yes, describe
Residential: Number of dwellings on lot One Number of dwelling units One
Duplex ? Acce~sory Apartments?
Date of Structures: all pre-date 7/72?
Yes (see below for alterations history)
Building Pennit Numbers:
Previous Zoning Board Application Numbers:
083-84; 004-85; 098-07; 053-08
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
F: \WpU-Z\Westbrook\16 Baxter\ZBA APP for 12-2010. docx
State below or attach a separate addendum of specific special pennits or variance relief applying for:
See attached addendum.
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:
By:
Daryl Acheson Westbrook, Trustee
.I.~L
.&thur I. Reade, Jr., Attorney
Owner*
Applicantl Attorney I Agem*
OFFICE USE ONLY
Application received on:_1 _I _ By:_ Complete:_ Need Copies:_
Filed with Town Clerk:_1 _I _ Planning 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:_1 _I _ Mailed:_1 _I _
I&M_I _I _ &_1 _I _ Hearing(s) held on:_1 _I _ Opened on :_1 _I _
Continued to:_1 _I _ Withdrawn:_1 _I _ Decision Due By:_1 _I _
Made:_1 _I _ Filed w ITown Clerk:_1 _I _ Mailed:_1 _I _
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
F: \WpU-Z\Weatbrook\16 Baxte:r\ZSA APP for 12-2010. docx
ADDENDUM TO APPLICATION OF DARYL ACHESON WESTBROOK, TRUSTEE
The dwelling upon the subject property predates the 1972
adoption of the Nantucket zoning by-law (the "By-law").
Originally, the locus was situated in a Residential-1 ("R-1")
zoning district; by amendment at the 1984 Annual Town Meeting,
it was rezoned as Residential-2 ("R-2") (now Sconset
Residential-20, or "SR-20"). The locus contains about 13,814
square feet; this conformed with the minimum lot area in the
R-1 district. The minimum lot area in the R-2 and SR-20
zoning districts is 20,000 square feet. The rezoning rendered
the locus nonconforming with the maximum ground cover ratio of
12.5% in the R-2/SR-20 district, having ground cover of about
15.1%, and it rendered the single-family dwelling upon the
locus nonconforming as to front yard setback, having front
yard setback of about 10 feet with the minimum in the R-2/SR-
20 district being 30 feet.
In Board of Appeals File No. 083-84, the Board granted a
Special Permit for the expansion of the dwelling, bringing
ground cover from about 2079.5 square feet to about 2234.5
square feet.
In Board of Appeals File No. 004-85, the Board granted a
Special Permit to reduce the rear yard setback from 10 feet to
7 feet, to enable moving the existing garage to that location.
The work authorized by these Special Permits was duly
performed and Certificates of Occupancy were issued.
In Board of Appeals File No. 098-07, the applicant requested a
Special Permit under By-law ~139-16.C(1), to reduce the rear
yard setback from 10 feet to 5 feet, in connection with a
proposal to move the dwelling and garage in such fashion as to
eliminate the pre-existing nonconformity with the front yard
setback requirement, while accommodating the applicant's need
for additional living space by placing a finished basement
under the structure. This application was supported by some
neighbors but opposed by three other abutters, and was (after
several continuances and the making of changes suggested by
the Board and its staff) ultimately denied, with the Board
voting, two members in favor and one opposed. The applicant
appealed from that denial. Mediation took place and the
parties attempted unsuccessfully to resolve the matter.
Meanwhile, the applicant determined that the decision in File
No. 083-84 had established the permitted amount of ground
cover, not the placement of that ground cover. On the basis
of that, the applicant requested a building permit for the
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
F:\WpU-Z\Westbrook\16 Baxter\ZBA APP for 12-2010.docx
moving of the dwelling to the location requested in 098-07,
with a basement in the new location, not increasing the ground
cover and not creating any new zoning nonconformity. The
Building Department issued that permit. Three neighbors,
through counsel, then appealed to the Board of Appeals from
the granting of the building permit. In File No. 053-08, the
Board of Appeals denied the appeal, and no appeal was taken
from that decision.
The applicant has continued to attempt to work with neighbors.
She believes that the construction of a new cottage, to be
sited just over 5 feet from the rear lot line and just over 7
feet from the northerly side lot line, and with ground cover
of about 1048 square feet (replacing the garage with ground
cover of about 311 square feet), and leaving the existing
dwelling unchanged as to location, would be more beneficial to
her and to the neighboring property owners than the work
permitted as a matter of right under the above-referenced
building permit.
Accordingly, the applicant requests relief by Special Permit
under By-law ~139-16.C(1), for reduction of the required side
and rear setback from 10 feet to 5 feet as the Board is
empowered to do in this district, and under ~139-33 .A, for
increase in the pre-existing, nonconforming ground cover ratio
from about 16.4% (2269:!: square feet) to about 21. 6% (2980::!:
square feet).
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
F:\WpU-Z\Westhrook\16 Baxter\ZBA UP for 12-2010.docx
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SEP 0 9 2010
Town of Nantucket
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Zoninf! Board of Appc~
LIST OF PARTIES IN INTEREST IN THE MA TIER OF THE PETITION OF:
PROPERTY O\VNER1?~!"":.tt\.,.A .:. .\tJ.cl.bro.Qt,.T ~~
MAILING ADDRESS,...., ................ .............................,..................
PROPERTY LOCATION. .t.".13~Kk.r.Kd.. ..... d" '.. ... .....'...., .......
ASSESSOR MAPIPARCEL.... .Y.Q2-3.::-:-:.J. (J...., ......... ........... ..... .......
SUBMITTED BY ~~/?~,lh~1~\ry,f.c?rfG.rd) Uf
SEE ATTACHED PAGES
I certify that the foregoil'lg is a list of all persons who are ovmers of abutting
pr(lperty, owners ofland directly opposite on any pllblic 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 on the 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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KSSESSOR'S OFFICE
TOWN OF NANTIJCKET
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Easy Peel labels
Use Avery@TEMPLATE 5160@
~
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Sarah F. Alger, Trustee
c/o Elisabeth B. Joung
96 Club Road
Riverside, CT 06878
Kenneth T. & Elizabeth A. Cote
410 East 5ih St., #9C
New York, NY 10022
Robert D. Sherman, Jr.
& Diane D. Sherman
200 North St.
Greenwich, CT 06830
Frances Frost Overlock
3266 Meadow Rdg
Redding, CT 06896
Diana Nicholson Trst
PO Box 517
Siasconset, MA 02564
Joan Brown Porter
PO Box 215
Siasconset, MA 02564
Janet C. Barron, Tr.
c/o David MacDougall
157 Dawlish Ave.
Toronto Ontario M4NIH6
Arthur I. Reade, Jr. Tr
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PO Box 2669
Nantucket, MA 02584
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PO Box 719
Gladstone, NJ 07934
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39 Heather St.
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16 Baxter Road
4923-16
1 page
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~AVERV@5160@ ,I
~ it
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c/o Elisabeth Bittner Joung
96 Club Road
Riverside, CT 06878
Paul C. & Valerie Bruning
401 Main St
Concord, MA 01742-2340
Nicholas G.
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210 Brookside Road
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Consultez la feuille
d'instruction
www.avery.com
1-800-GO-AVERY
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
27
.2,340
i
,.
Prop ID
Address
Owner
49.2,3 16
16 BAXTER RD
WESTBROOK DARYL A
TRUSTEE
DAW NOMINEE TRUST
PO BOX 262
SIASCONSET, MA 2564
12/17/2002
$0
00792/0180
0.32 acres
Sale Date
Sale Price
Book/Page
Lot Size
!
I
L
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs,
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
19
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Town of Nantucket, Massachusetts
Map Composed
11/17/2010
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
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MIN. AREA: . . ..<.Q 9 P.q -?.F; .
MIN. FRONTAGE: . . .7:5 P.T'. . .
FRONT YARD S.B.: . .30 P.-r. .
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C. J. MA.le TIN
. . THAT
THE
-'*"ti..ft,:<:-- ~~, -...-
PROFESSIONAL LAND SURVEYOR
THIS PLOT PLAN WAS PREPARED FOR THE TOWN
OF NANTUCKET BUILDING DEPARTMENT ONt Y AND
SHOULD NOT BE CONSIDERED A PROPERTY LINE
SURVEY. THIS PLAN SHOULD NOT BE USED TO
ESTABLISH PROPERTY LINES. FENCES. HEDGES OR
ANY ANCILLARY STRUCTURES ON THE PREMISES.
THE PROPERTY LINES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTlFICA nON AS TO
TITLE OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESOR RECORDS.
ASSESSOR MAP: ~.9:~.~ . . PARCEL: (c2: .
E:.Xl-5TING
BUILDING LOCATION PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= 30' DATE: SEPT: 10,2.010
Owner: .P~ I?- y~, .~ c;./--f 1:;.:$ Q~. W (C-..5.T .B.R.q q 1Y )
Tl"us-t-ee of .PA.W NOMINEE: TR..u.sr
Deed: . . 7.5!:? -: .{ ~Q. . Plan: . .0..2: -..!fl. . .
Locus: . . . {~ .~~>:<Tp.~ ;R;9~P. . . . . .
CHARLES Jr. HART a.n.cl ASSOCIATES, Inc.
Professional Land' Surveyors
,8 WILLIAMS LANE
NANTUCKET, MASS. 02554
(508) 228-8910
H"'5585
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00
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