HomeMy WebLinkAbout015-12 22 Willard StreetTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
Owner's name(s): Marie T Jaxtimer
Mailing address: 350 Main Street, Osterville, MA 02655
File No. bi �- I L
Phone Number: 508 - 228 -4455 F Mail: lori@vdhiaw.com
Applicant's name(s): same
Mailing Address: c/o Vaughan Dale Hunter & Beaudette P.C., 2 Whaler's Ln., PO Box 659, Nantucket, MA 02554
Phone Number: same F_-Mail: same
Locus Address: 22 Willard Street Assessor's Map /Parcel: Map 29. Parcel 79
Land Court Plan/Plan Book & Page /Plan File No.: Plan Book 19 Page 23
Book 389,
Deed Reference /Certificate of Title: Page 298 Zoning District Residential - 1
Uses on Lot- Commercial: None X Yes (describe)
Residential: Number of dwellings 1 Duplex Apartments
Date of Structure(s): all pre -date 7/72 or
Building Permit Numbers:
Previous Zoning Board Application Numbers: 018-90;065-86
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:
Please see addendum, attached hereto.
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.
SIGNA
Si
*If an AtttLmey or other Agent i's' represen
prooY of agency.
Owner*
Atto,tney/
the Owner or the Applicant pl-e-1 <rovide a signed
OFFICE USE ONLY
Application received on:_/_ /_ By: Complete: Need Copies:
Filed with Town Clerk-_/–/– Planning Board:_ /_ /_ Building Dept.:–/–/– By :_
Fee deposited with Town Treasurer:_/J_ By Waiver requested:
Granted-._/—/— Hearing notice posted with Town Clerk:–/–/— Mailed:_ /_ /_.
I&M_ /_ /_ &_ /_/_ Hearings) held on:_ /_/_ Opened on
Continued to:_/_. /_ Withdrawn:_/_ /_ Decision Due By:_ /_/—
Made:_/_/_ Filed w /Town Clerk:._ /_ /_ Mailed:—/—/—
2 Fairgrounds Road Nantucket Massachusetts 02554
508 -228 -721'5 telephone 508- 228 -7298 facsimile
Town and County of Nantucket January 25, 2012
L>:
t' 139
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MAP FOR REFERENCE ONLY
NOT 4 LEGAL DOCUMENT
The Town makes no claims and no warranties,
expressed or implied, concerning the validity or
accuracy of the GIS data presented on this map.
Parcels updated January 1, 2011
ADDENDUM "A"
The Applicant, Marie T. Jaxtimer, requests a Modification to Variance No.
65 -86 to construct a second floor bedroom over the rear L portion of the existing
single family dwelling located at 22 Willard Street, Nantucket, Massachusetts
02554 (the "Property "). The Property is shown as Lot 2 in Plan Book 19, Page 23
(Exhibit "A ") at the Nantucket Registry of Deeds, as Parcel 79 on the Town of
Nantucket Assessor's Tax Map 29, and is also shown on a Plan drawn by Earle &
Sullivan, Inc., entitled "As Built Plot Plan 22 Willard Street in Nantucket,
Massachusetts ", prepared for Marie T. Jaxtimer and dated January 11, 2012
(Exhibit `B ").
The Property is located in the R -1 Zoning District and has the benefit of a
Variance issued by Nantucket Zoning Board of Appeals ( "ZBA "), File No. 65 -86,
on July 21, 1986, as modified by ZBA File No. 18 -90. The Variance was granted
to cure a technical defect which arose when the subdivision of the original lot in
1975 by a prior owner created three (3) non - conforming, undersized lots. The
Property is shown as Lot 2 on the 1975 subdivision plan attached as Exhibit "A ".
As shown on the January 11, 2012 as -built plot plan drawn by Earle &
Sullivan, Inc., attached as Exhibit `B ", there is one single family dwelling located
on the Property which was constructed in 1960 (please see Nantucket Assessor's
card for the Property, attached as Exhibit "C "). The property is non - conforming
as to the minimum lot size, frontage, and front yard set -back requirements in the
R -1 zoning district. The lot has an area of 2,182 + /- square feet in a zoning district
that requires a minimum lot size of 5,000 square feet; contains frontage of 36.40
feet in a zoning district that requires minimum frontage of 50 feet; and is cited as
close as 5.2 feet from the front yard lot line in a zoning district that requires a
front yard set -back of 10 feet. The property conforms in all other respects to the
R -1 zoning requirements.
The original Variance (File No. 65 -86), a copy of which is attached as
Exhibit "D ", includes the condition that any expansions or extension of the
existing structure on the Property by an increase in height or ground cover
requires relief from the ZBA. As noted, the ZBA granted a Modification to the
Variance, File no. 18 -90, dated April 10, 1990, to allow the predecessor in title,
E.J. Jaxtimer, Trustee of the Tom Nevers Realty Trust, to increase the ground
cover of the existing dwelling by constructing the rear one story L portion of the
existing dwelling. The ZBA at that time made an express finding that the
proposed addition to the dwelling was in harmony with the intent and purpose of
the By -Law and a reasonable modification to the original Variance. A copy of the
Modification, File No. 18 -90, is attached as Exhibit "E ".
The Applicant is seeking to construct a second floor bedroom over the rear
one story L portion of the dwelling. The second floor will be constructed within
the existing footprint of the dwelling, is within the buildable area on the Property,
and will not create any new non - conformities.
In the original Variance for the Property, the ZBA made an express
finding that the shape of the lot and the siting of the dwelling, and the technical
zoning violation which affects the marketability of title, do not generally affect
the Residential -1 zoning district in which the Property is located, and further
stated that a literal enforcement of the Zoning By -Law would involve a
substantial hardship to the Applicant and create non - marketable property.
Further, the requested relief is a reasonable modification to the terms of
the original Variance, will not pose a substantial detriment to the public good, and
is consistent with the intent and purpose of By -Law. As such, the applicant
respectfully requests that the Board grant the requested Modification to Variance
No. 65 -86.
EXHIBIT A
LAND OF --
LUTHER -r ,4µo JE551E D. FERNALP
JUNE z(o 1973 SCALE 1'= 15'
JOSIAH S. 15ARR.ETT, SURV EYOiZ
W
ao• Rome
RT E,
78° ENO EST
E
,APPROVAL UNDER THE SUBDIV15I0N _
Cc"-rROL LAW NOT RRERUIRED
NAN`T"Uc.KET PL- AWNING BOAP.0
oceo ii ht -508 1'1-'A -S
f"
3
•
d- l 8 R S o. Pt.
5
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3 S'M S S7°
lo.7G'
f�
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.27"
SN�R�uRNE
S M.
Z
JUL 111975 11-'06 AAl
t�78o
A S.5 zo.s8
RECEIVED AND ENTERED WM4
NANTUCKET COUNTY DEEDS BOOK OF.
A NS N{ AGE
s J
�D
_,,,
'REGISTER
_!
,APPROVAL UNDER THE SUBDIV15I0N _
Cc"-rROL LAW NOT RRERUIRED
NAN`T"Uc.KET PL- AWNING BOAP.0
oceo ii ht -508 1'1-'A -S
EXHIBIT B
NOTE:
LOT 2 SHOWN HEREON IS SUBJECT TO AND HAS THE
BENEFIT
OF A VARIANCE RECORDED IN DD.BK.254,PG.270, AND
MODIFICATIONS
RECORDED IN DD.BK.344,PG.174, DD.BK.527,PG.47,
AND DD.BK.639,PG.267.
SSM
FND,
29-81
RDgE -RT
E � EST N/F
yER S ✓OHNSpN,
Trs
6' RD FENCE
S 7g -35, 3°
26
N
L3 3 1 -N
Q- *
�a�0 DHCB
o
Nf
FND,
Y
-j
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d
T
Z LOT 2 1 STORY
9.8,±
AREA =2, / 82-L- S. F
N 1 1/2 STORY
N to
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U)
LA
ul
Q #22
p
^?
WOOD FRAME
5.3't OO
;
m DWELLING
-
0, z o G.COV.= 652fS.F.
ti J 7.0't
M
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N
wI
O
cl
9.3'f
Chimney
Trash
J �
°D µ
- -
SSM
-- FND.
— — SEWER EASEMENT TI7 LOT 1 —
Ln
5.93' — —
` 50.
SSM S 8721 X49" W 83'
29 -7s
LA
SSM ❑
FND, N/F
FND. S O'REILLY,
00 0
TR.
SARA
LOT 3
DHCB -
FND. =' m
– INDICATES MEASUREMENTS THAT DO NOT COMPLY
AS 3UIL T PLOT PLAN
WITH CURRENT ZONING REQUIREMENTS.
22 WILLARD .STREET
THE PREMISES SHOWN ON THIS PLAN ARE LOCATED
IN
WITHIN THE A7 (EL 8) ZONE AS DELINEATED
NANTUCKET, MASSACHUSETTS
ON THE "FIRM" MAP OF COMMUNITY NO. 250230;
MASS. EFFECTIVE: 06 -03 -86 BY THE FEDERAL
SCALE.' 1 " =10'
1 DA Tl -JAN. 11, 2011
EMERGENCY MANAGEMENT AGENCY. REVISED: 07 -02 -1992
DEED REFERENCE. DD. 8K. 389, PG. 298
PLAN REFERENCE.- PL. 3K. 19, PG. 23
CURRENT ZONING: R -1
ASSESSOR'S REFERENCE.-
MINIMUM LOT SIZE: 5,000 S.F.
MAP.- 29 PARCEL: 79
MINIMUM FRONTAGE: 50 FT.
FRONTYARD SETBACK: 10 FT.
REPARED FOR. -
SIDE AND REAR SETBACK: 5 FT.
MARIE T. JAXTIMER
ALLOWABLE G.C.R.: 30% $ PICHfi.R
�.
EXISTING G.C.R.: 29.9% f K.
EARLE & SULLIVAN, INC.
EARLS
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN y No. 2941
OFESS /ONAL LAND SURVEYORS
oe 6 YOUNGS WAY
RELIES ON CURRENT DEEDS AND PLANS OF RECORD, �. '
fri!STER
� NANTUCKET, MA. 02554
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREO /�
��P 5fJ8- 332 -4808
LAh
ES- 242
N.B.
EXHIBIT C
Print Summary
Parcel Value
Item
Buildings
Xtra Bldg Features
Outbuildings
Land
Total:
Owner of Record
JAXTIMER MARIE T
350 MAIN ST
OSTERVILLE, MA 02655
Ownership History
MBLU :
Location:
Owner Name:
Account Number:
Assessed Value
348,900
2,900
0
920,700
1,272,500
Owner Name
Book/Page
JAXTIMER MARIE T
00389/298
JAXTIMER ERNEST J
00389/296
ONEIL GREGORY I & JAXTIMER
00389/294
ONEIL GREGORY IJAXTIMER ERNES
00257/149
Land Use
Land Use Code Land Use Description
1010 Single Fam M01
Land Line Valuation
Size Zone
0.05 AC R1
Construction Detail
Building # 1
STYLE Colonial
Stories: 2 Stories
Roof Structure: Gable /Hip
Interior Flr 1 Pine /Soft Wood
AC Type: None
Total Half Baths: 1
Building Valuation
Living Area: 980 square feet
Building Value: 348,900
29//79///
22 WILLARD ST
JAXTIMER MARIE T
0029 -079
MODEL Residential
Occupancy 1
Roof Cover Wood Shingle
Heat Fuel Gas
Total Bedrooms: 2
Bath Style: Average
Year Built: 1960
Sale Date
5/22/1992
5/22/1992
5/22/1992
9/15/1986
Assessed Value
920,700
Page 1 of 2
Powered by Vision Government Solutions, Inc.
Sale Price
0
40,000
0
210,000
Grade: Excellent
Exterior Wall 1 Wood Shingle
Interior Wall 1 Plastered
Heat Type: Hot Water
Total Bthrms: 2
Kitchen Style: Modern
Depreciation: 12%
http: // data. visionappraisal .con /NantucketMA/print.asp ?pid =896 1/30/2012
Print Summary
Extra Features
Code Description
FPL1 FIREPLACE 1 ST
Outbuildings
Code Description
No Outbuildings
Building Sketch
Subarea Summary
Code Description
BAS First Floor
TQS Three Quarter Story
UST Utility, Storage, Unfinished
Units
1 UNITS
Units
Gross Area
650
440
24
Living Area
650
330
Page 2 of 2
http://data.visionappraisal.com/NantucketMA/print.asp?pid=896 1/30/2012
EXHIBIT D
•.� °'Cs! 254 w270
'1'f7LS£RT:.�NWEALTH OF N[AS3iCQiU51 TTS
li
v _ Nantucket
Book by
Page�
BOARD OF APPEALS
Date:
3 / Certificate of Granting of Variance ei snew PuMit
(General Laws Chapter 40A, Section 11)
I
Julys 21 .1986
The Board of appeals of the City or Town of Nantucket
hereby certifies that a Variance-M. 515--nd Pin Ink- beIeri granted
To RONALD 9 *AMOCO /065_86\
Address Box 26
City or Town Nantucket
affecting the rights of the owner with respect to land or buildings at 20 -22 Willard St.,
Lots. 2 and 3, Plan Book 19, Page 23, Assessor's Pareale 29 -078, 29 -079,
And titesald Board of Appeals further certifies that the decision attached hereto Is a true and
correct copy of its decision granting said variance -- epeek4- pe=lt, and that copies of said
decision, and of all plans referred to in the decision, have been filed with the planning board and
the city or town clerk.
The Board of Appeals also calls to the attention of the owner or applicant that General Laws,
Chapter 4OA, Section 1 I (last paragraph) provides that no variance 4L +p4ata4Pesmk-, or any ex-
tension, modification or renewal thereof. shall take effect until a copy of the decision bearing the
certification of the town or city clerk that twenty days have elapsed after the decision has been
filed in the office of the city or town clerk and no appeal has been riled or that, if such appeal has
been filed, that it has been dismissed or denied, is recorded in the registry of deeds for the county
and district in which the land is located and indcxed in the grantor index under the name of the
owner of record or is recorded and noted on the owner's certificate of title. The fee for such recor-
ding or registering shall be paid by the owner or applicant. e
CNd,man
7. -0
".---
FORM IOC• MOubi A WARRQN INC
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sco► 254 fwsE271
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS, at a Public Hearing held on FRIDAY, JUNE
27, 1986 at 1 :30 p.m. in the Town and County Building, Nantucket made
the following Decision upon the Application of RONALD K. BAMBER (065 -86)
of Box 26, Nantucket, MA 02554.
1. This is an Application for a VARIANCE pursuant to SECTION
139 -32 requesting relief from SECTION 139 -16 (intensity regulations)
of the Zoning By -Law. The Applicant seeks a Variance to cure a techni-
cal defect which arose when the subdivision of the original lot pursuant
to the subdivision control law• created three (3) non - conforming, under-
sized lots under the - Zoning By -Law. The premises owned by Applicant are
Lots 2 arid-3- shown on Plan co
reWd at Plan Book 199 Page 23, located at
20 and 22 WILLARD STREET, Assessor's Parcels 29 -078 and 29 -079 and are
zoned RESIDENTIAL -1.
2. Based upon a review of the Application, supporting documents,
plans and testimony, the Board finds that the property consists of two
undersized lots which were created and sold off in 1975 -by the Appli-
canes predecessor in title. Sited on each lot are small single - family
dwellings. The Applicant does not request any relief to alter or change
the existing structures or uses. Applicant acquired the premises in
early 1984 and just-recently understood the significance of the lots'
non - conformity.
3. Variance relief may be granted to remove an alleged defect in
marketability of title by a prior owner's subdivision of land into lots,
one or more of which do not conform to the minimum lot size required in
Section 139 -16A of the Zoning By -Law: The Planning Board's recommendation
is favorable, and no opposition was heard.
4. The Board finds that the shape of the lots and the siting of
the buildings thereon, and the technical zoning violation which affects
I �
I i
i
'r
! i
._.,.G�� :'.•L Jd: '.. ^.T .2'�Til r.I,'L�i :�'.Y+t+�. :l ^' :: 47,M 177 : '. ..,- . — ......• _.:.:.. r—, .. �1 i3: TJ.'.: :' : :. ' :,+ ,. _' . . :•.
v .
Y
F
l�
._.,.G�� :'.•L Jd: '.. ^.T .2'�Til r.I,'L�i :�'.Y+t+�. :l ^' :: 47,M 177 : '. ..,- . — ......• _.:.:.. r—, .. �1 i3: TJ.'.: :' : :. ' :,+ ,. _' . . :•.
r
9G0� 254.PAdV
(065 -86) -2-
the marketability of title, do not generally affect the Residential -1
Coining district in which the property is located, and a literal en-
forcement of the By -Law would involve a substantial hardship to the Ap-
plicant and create non - marketable property. The desired relief may be
granted without substantial detriment to the.publie good and without
nullifying or substantially derogating from the intent or purpose of
the By -Law. Separate ownership of the lots will result in the more con-
forming single dwelling unit per lot.
5. The "Board, however, does impose a condition that any expan-
sion or extension of either of the existing structures by -an increase
in height or ground cover require relief from the Board of Appeals.
6. For the reasons and upon the conditions set forth herein,
the Board, by UNANIMOUS vote, hereby GRANTS the Applicant the requested
relief from SECTION 139 -16A (intensity regulations- minimum lot site) of
the Zoning By -Law by VARIANCE with respect to Lots 2 and 3 at 20 and-22
Willard Street, permitting said property to be marketable as the separ-
ate lots shown on Plan recorded at Plan Book 19, Page 23.
Dated: July ZI , 1986
Nantucket, MA 02554
z_r_r2A.LL
William R. Sherman
se;-e--, tg. 6/106-0.�
ar
Dorothy D. Vollans
F4Shall Bee e
I CERTIFY iAiT�DVA WuE piw�i�n o�c a+,•. �'.' <... esrenrtuc�cer c�iiiant ;
WOSFRfO1N SBEENF, EOFTMET [MMfXFII�A►n]IfAI.'.,J; c ens Entwed d
• NOAPPEALNASBEFNFILEO rERSUi1Ni #0 • '' /� ,
' AD SECTION 11 r M1S . , p U17 1 /e/7D�� /�%.
1 `4�
a
.3�S Y'.f tCl'_ 4i��• l..". k'.•:.r,.L �":'. 4' �:. j. r.. SayTSi ICG: T.'.'.! T. crix:. 1/'. �1�.`:• �: k1' �XL. A•_- t.':•�S':.{.'_f:— i.Y.M�:4L'.. �:"�l "�.�... :...
�_t.CSLOWM1'Y+7�'II'.SRII�' t�
EXHIBIT E
71ke �o�y,•�r�fes�
A Ts�,1l/.CGfi�r
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554 -
DECISION:
,phi BOARD OF APPEALS, at a Public Hearing held on March 301
1990 at 1:00 p.m. in the Town and County Building, Nantucket,
Massachusetts, made the following decision upon the application
Y TRUST
of ERNEST J. JA=IMER, TRUSTEE of TOM NEVERS REALT
(18 -90) of 48 Rosary Lane, Hyannis, Massachusetts 02601.
1. Applicant seeks a modification of VARIANCE NO.•65 -86 ;so
as to•allow him to increase the ground cover of the existing
in accordance with the
single - family cottage on the premises
plan entitled "Proposed Addition for E.J. Jaxtimer" miseSlarerd
Street, Natucket, MA, dated March 15, 1990. The pre
located at 22 WZLLARD STREET, ASSESSOR'S PARCEL 29 -791 Lot 2,
the Nantucket Registry of Deeds and
Plan Book 2, Page 23 at
zoned RESIDENTIAL -1•
2, Our findings are based upon the Application papers,
representations and testimony received at
correspondence, plans,
We find thst
our `car ,-:., on March 9, 1990 and March 30, 1990-
the BOARD 4:•nued a Variance for the subject premises on July 21,
he BOARD
which included the express condition that any
expansions or extension of the existing structure by an increase
in height or ground cover require(s) relief from the Board of
�rr��is• 1,,e Applicant's lot contains approximately 2,182
Page One
square feet and the cottage on the lot has existing ground cover
of 510 square feet. Allowable ground cover for the Lot is 654
square feet. The Applicant has submitted a one (1) page plan
[arch 15, 1990 which shows a proposed first -floor bedroom
addition to the cottage of 140 square feet, together with a _
proposed first floor, 204 square foot deck and chimney with a
base of 12.5 square feet. We note that Odecks" are excluded
from the definition of "Ground Cover" set forth in Section 139 -2
: the By -Law. The proposed addition to the cottage includes an
increase in ground cover of 152.5 square feet for a
total ground cover of 662.5 square feet. An abutter to the
premises expressed concern about construction of the addition
during the summer season and the Applicant has agreed to limit
any e;.rerlor construction to the period between September 15 and
3. we find further that the Applicant's proposed addition to
the cottage will be in harmony with the intent and purpose of
the By -Law and constitutes a reasonable modification of the
terms of the prior Variance (65 -86) on the express conditions
5.. %k S-((�, q"''
th... Zne �,r;,r�:ed�aaditiob to the cottage be constructed in
substantial accordance with the March 15, 1990 one (1) page Plan
submitted by the Applicant and that all exterior construction of
the proposed addition occur between September 15 and June 15 of
any calendar year.
Page Two
34A I a<UJIG
4.For the reasons and upon the conditions set forth herein,
the BOARD, by unanimous vote, hereby GRANTS the requested
moDiriCATION To VARIANCE NO. 65 -86 so as to allow the
construction of the proposed addition to the cottage at 22
Willard Street.
William R. Sherman
1� (/
Peter Dooley
Dated: April -/Q , 2.990
Nantucket, MA
ICBT1OTW'J'-20 � V irptfLAP- ;DAF.W THE DECISION
WgSyaFD IFt��■ S1Pf1C! GF 1ti%7B!' Ctb'IK i.'0 ThAT
NDAPPEALtl(3SI -WF RtiOA; 0$ LLA
4UA SECT ii1
kk
,��1��Pf r IV1 I L}SV jp✓
3 -89
— Wr TOWN OF NANTUCKET
+�= BOARD OF APPEALS
+roR "T'a NANTUCKET, MASSACHUSETTS 02554
April N , 19 90
To; karties in interest and others
concerned with the decision of the
Board of Appeals in Application No. 018- 90
of: ERNEST J. JAXTIMER, TRUSTEE OF TOM NEVERS REALTY TRUST
Enclosed is the decision of the Board of Appeals which has
this day been filed with 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 court within twenty (20) days after
this day's date. Notice of the action with a copy of the
c? ' -irt -4 certified copy of the decision must be given
to the Town Clerk so as to be received within such twenty
(20) days.
William R. Sherman, Chairman
NANTUCKET COUNTY
cc: Town Clerk Raceteed and Ereemd
Planning Board MAY 0 31 ?90,
Bs; °? 3 f� �''
ilding Commissioner , -_
Mgi�Ur
1 -,
Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
JAN 18 2011L
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF;
PROPERTY OWNER.. M9d.Q.T,4?Xt',MPr .............................................
MAILING ADDRESS ... Street,.0s...... teryi11e,.MA,02655..: .............
.. ...
1.
PROPERTY LOCATION... ?2.Yyillard.Street .........................................
...... ........
..................... ...........
ASSESSOR MAp/PARCEL .... M P 29, PaM el .79 I .
SUBMITTED BY.. Lori .Q'Eliq,V H-.508-
........ ... P.'.. ........ I ............
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 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).
1.
D�TE ✓
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
F.
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N N N N a n 1.1 N r N N N nl N N N N N N m t�1' n
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Nantucket Conservation Foundation
PO Box 13
Nantucket, MA 02554
Patricia H. Schreiber Trst
C/O Bradley & Jean Marie Brewster
148 Harbourton- Woodville
Lambertsville, NJ 08530
Wynterwade Property LLC
16 Chestnut Street
Rhinebeck, NY 12572
Hulbert Avenue Real Estate Tru
2 Netherwood Rd
Windham, NH 03087
Sara S. O'Reilly Trst
13 East Lincoln Ave Realty Trst
PO Box 1816
Nantucket, MA 02554
Lois T. Walker
369 Briar Brae Rd
Stanford, CT 06903
Polly S. Selkoe
166 Moss Hill Rd
Jamaica Plain, MA 02130
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Alexander B. & Diana L. Daunis
11 South Angell Street
Providence, RI 02906
Virginia A. Ripp Trustee
Bren -Dan Realty Trust
125 Cannon Road
Wilton, CT 06897
Jeffrey L. & Carol E. Heller
4 Connet Ln.
Mendham, NJ 07945
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Lois G. Sager Etal Trs
C/O Kathryn Gibbons
183 Horton Street
City Island, NY 10464
Eric R. & Linda Johnson
Wyatt Square Suite 3A
575 East Main Road
Middletown, RI 02842
Joseph S. Freeman
346 Lee Street
Brookline, MA 02445
Alexander M. Craig Jr Tr
Hulbert Ave RE Trust
2 Netherwood Rd
Windham, NH 03087
Judith K. Rushmore
37 Summit Road
Belmont, MA 02478 -1063
Leslie K. & Bart A. Grenier
Frog Manor Nom. Trust
24 Comm. Ave. 43
Boston, MA 02116
Philip T. & Louise F. Coffin
1290 Boyce Rd # A227
Upper Saint Cla, PA 15241
Anne T. & D. Jeffrey Ehart
PO Box 220
Osterville, MA 02655
Mark G. Burlingham Trst
PO Box 1633
Nantucket, MA 02554
Whiting R. Willauer
PO Box 1106
Nantucket, MA 02554
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Thaddeus S. Newell II Trst
35 Pumpkin Cay
Key Largo, FL 33037
Matthew A. Gibbs
166 Beacon Street
Boston, MA 02116
H. Crowell Freeman Jr, Etal
83 Academy Road
North Andover, MA 01845
Joan P. Craig Trst
2 Nether-wood Rd
Windham, NH 03087
Robert & Esther Johnson Truts
35 Stanley Way
Centerville, MA 02632
Louis D. Coffin
PO Box 277
Marion, MA 0273 8
Richard H. Warburton Sr Trustee
C/O Kevin Najarian
41 Howard Street
Milford, MA 01757
Hale Everets
18 Willoughby Ave.
Brooklyn, NY 11205
Arthur 1. Reade Jr. Trst
Walsh Trust
PO Box 2669
Nantucket, MA 02584
Lawrence & Elsa Stratton Trs
7 Trotting Horse Drive
Lexington, MA 02421
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Betty E. Butler
2 The Trillium
Pittsburgh, PA 15238
Dana Newell Trst
Newell Family Nom Trust
4 Maplewood Rd
Middleton, MA 01949
Richard J. Glidden Trst
15 Walsh Street Realty Trust
37 Center Street
Nantucket, MA 02554
Peter K. & Annette M. Hurd
54 Baycrest
Huntington Bay, NY 11743 -1152
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C/O Matthews & Co
270 Madison Ave. 16`h Fl
New York, NY 10016 -0600
Martha A. Carr Trustee
8300 Burdette Rd #470B
Bethesda, MD 20817
John E. & Martha E M Kopacz
11 Cranberry Ln
Norwell, MA 02061
Willard Street N T LLC
21 Mead Street
New Canaan, CT 06840
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21 Mead Street
New Canaan, CT 06840
Maryann Jones
176 Rowayton Avenue
Rowayton, CT 06853
Annette M. Hurd & Tracy Nancy
Boyde
54 Baycrest
Huntington Bay, NY 11743 -1152
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Nantucket Conservation Foundation Lois G. Sager Etal Trs Thaddeus S. Newell III Trst
PO Box 13 C/O Kathryn Gibbons 3 5 Pumpkin Cay
Nantucket, MA 02554 183 Horton Street Key Largo, FL 33037
City Island, NY 10464
Patricia H. Schreiber Trst Eric R. & Linda Johnson Matthew A. Gibbs
C/O Bradley & Jean Marie Brewster Wyatt Square Suite 3A 166 Beacon Street
148 Harbourton- Woodville 575 East Main Road Boston, MA 02116
Lambertsville, NJ 08530 Middletown, RI 02842
Wynterwade Property LLC Joseph S. Freeman H. Crowell Freeman Jr, Etat
16 Chestnut Street 346 Lee Street 83 Academy Road
Rhinebeck, NY 12572 Brookline, MA 02445 North Andover, MA 01845
Hulbert Avenue Real Estate Tru Alexander M. Craig Jr Tr Joan P. Craig Trst
2 Netherwood Rd Hulbert Ave RE Trust 2 Netherwood Rd
Windham, NH 03087 2 Netherwood Rd Windham, NH 03087
Windham, NH 03087
Sara S. O'Reilly Trst Judith K. Rushmore Robert & Esther Johnson Truts
13 East Lincoln Ave Realty Trst 37 Summit Road 35 Stanley Way
PO Box 1816 Belmont, MA 02478 -1063 Centerville, MA 02632
Nantucket, MA 02554
Lois T. Walker Leslie K. & Bart A. Grenier Louis D. Coffin
369 Briar Brae Rd Frog Manor Nom. Trust PO Box 277 -
Stanford, CT 06903 24 Comm. Ave. 93 Marion, MA 02738
Boston, MA 02116
Polly S. Selkoe Philip T. & Louise F. Coffin Richard H. Warburton Sr Trustee
166 Moss Hill Rd 1290 Boyce Rd # A227 C/O Kevin Najarian
Jamaica Plain, MA 02130 Upper Saint Cla, PA 15241 41 Howard Street
Milford, MA 01757
Alexander B. & Diana L. Daunis Anne T. & D. Jeffrey Ehart Hale Everets
11 South Angell Street PO Box 220 18 Willoughby Ave.
Providence, RI 02906 Osterville, MA 02655 Brooklyn, NY 11205
Virginia A. Ripp Trustee Mark G. Burlingham Trst Arthur I. Reade Jr. Trsl
Bren -Dan Realty Trust PO Box 1633 Walsh Trust
125 Cannon Road Nantucket, MA 02554 PO Box 2669
Wilton, CT 06897 Nantucket, MA 02584
Jeffrey L. & Carol E. Heller Whiting R. Willauer Lawrence & Elsa Stratton Trs
4 Connet Ln. PO Box 1106 7 Trotting Horse Drive
Mendham, NJ 07945 Nantucket, MA 02554 Lexington, MA 02421
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Betty E. Butler
2 The Trillium
Pittsburgh, PA 15238
Dana Newell Trst
Newell Family Nom Trust
4 Maplewood Rd
Middleton, MA 01949
Richard J. Glidden Trst
15 Walsh Street Realty Trust
37 Center Street
Nantucket, MA 02554
Peter K. & Annette M. Hurd
54 Baycrest
Huntington Bay, NY 11743 -1152
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C/O Matthews & Co
270 Madison Ave. 16`h Fl
New York, NY 10016 -0600
Martha A. Carr Trustee
8300 Burdette Rd 4470B
Bethesda, MD 20817
John E. & Martha E M Kopacz
11 Cranberry Ln
Norwell, MA 02061
Willard Street N T LLC
21 Mead Street
New Canaan, CT 06840
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21 Mead Street
New Canaan, CT 06840
Maryann Jones
176 Rowayton Avenue
Rowayton, CT 06853
Annette M. Hurd & Tracy Nancy
Boyde
54 Baycrest
Huntington Bay, NY 11743 -1152
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RACKEMANN
SAWYER & BREWSTER
PROFESSIONAL CORPORATION
COUNSELLORS AT LAW
April 12, 2012
Deborah J. Patterson, Recorder
Land Court
Three Pemberton Square, 5th Floor
Boston, MA 02108
Established 1886
Donald R. Pinto, Jr.
617 - 951 -1118
dpinto@rackemann.com
Re: James E. Grant, et al. v. Nantucket Board of Appeals, et al.
Land Court, Civil Action No. 12 MISC 461669
Dear Ms. Patterson:
Enclosed for filing and docketing in the above - referenced matter, please
find my Affidavit of Service of Process.
Thank you for your attention to this matter.
Ve truly yours
ona R. Pinto,
DRP /gmy
Enclosure
cc: Catherine Flanagan Stover, Town Clerk
160 Federal Street
Boston, MA 02110-1700
TEL 617 542 2300
FAx 617 542 7437
www.rackemann.com Boston
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Wellesley West Tisbury
COMMONWEALTH OF MASSACHUSETTS
NANTUCKET COUNTY
JAMES E. GRANT and )
MARLANA A. GRANT, )
Plaintiffs, )
V. )
EDWARD TOOLE, MICHAEL J. )
O'MARA, LISA BOTTICELLI, KERIM )
KOSEATAC and MARK POOR, as they )
are members of the Nantucket Board of )
Appeals, and the TOWN OF )
NANTUCKET, )
Defendants. )
LAND COURT
CASE NO. 12 MISC 461669 (GHP)
AFFIDAVIT OF SERVICE OF PROCESS
Donald R. Pinto, Jr., says the following of his personal knowledge:
1. I am a member in good standing of the Bar of the Commonwealth of Massachusetts.
I represent the plaintiffs, James E. Grant and Marlana A. Grant, in the above -
captioned action.
2. On April 6, 2012, I served on the defendants Edward Toole, Michael J. O'Mara,
Lisa Botticelli, Kerim Koseatac and Mark Poor, as they are members of the
Nantucket Board of Appeals, and the Town of Nantucket, by certified mail, return
receipt requested, copies of the Complaint and Civil Cover Sheet filed on
March 29, 2012.
3. Attached hereto are copies of the transmittal letters and certified mail receipts
evidencing the defendants' receipt of the above - referenced documents.
Signed under the penalties of perjury this 12th day of April, 2012.
CERTIFICATE OF SERVICE
I hereby certify that on this date I served a true copy of the foregoing document on the
defendants Nantucket Board of Appeals and the Town of Nantucket by mail.
Dated: April 12, 2012
0
RACKEMANN
SAWYER & BREWSTER
PROFESSIONAL CORPORATION
COUNSELLORS AT LAW
7160 3901 9849 2215 8401
SENDERS • it
CERTIFIED MAIL
Return Receipt Requested
#7160 3901 9849 2215 8401
April 6, 2012
Catherine Flanagan Stover, Town Clerk
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Established 1886
Donald R. Pinto, Jr.
617- 951 -1118
d$int0 (�ra6 n.cGm-
Re: James E. Grant, et al. v. Nantucket Board of Appeals, et al.
Land Court, Civil Action No. 12 MISC 461669
Dear Ms. Stover:
Enclosed please find copies of a Complaint and Civil Cover Sheet filed in
the Land Court on March 29, 2012. This mailing constitutes service of process
on the defendant Town of Nantucket pursuant to Rule 4(d)(4) of the
Massachusetts Rules of Civil Procedure.
DRP /gmy
Enclosures
160 Federal Street
Boston, MA 02110 -1700
rEL 617 542 2300
FAx 617 542 7437
Very truly yours,
Donald R. Pinto, {1r.
www.rackemann.com Boston
Wellesley West Tisbury
RACKEMAN N
SAWYER & BREWSTER
Established 1886
PROFESSIONAL CORPORATION Donald R. Pinto, Jr.
COUNSELLORS AT LAW 617- 951 -1118
- -- - -- - - - -- --
dPinto@rackemannxxnn-
F—
Certified Article
7160 3901 4644 2215 8418 April 6, 2012
SENDERS RECORD
CERTIFIED MAIL
Return Receipt Requested
#7160 3901 9849 2215 8418
Catherine Flanagan Stover, Town Clerk
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Re: James E. Grant, et al. v. Nantucket Board of Appeals, et al.
Land Court, Civil Action No. 12 MISC 461669
Dear Ms. Stover:
Enclosed please find copies of a Complaint and Civil Cover Sheet filed in
the Land Court on March 29, 2012. This mailing constitutes service of process
on the defendants Edward Toole, Michael J. O'Mara, Lisa Botticelli, Kerim
Koseatac, and Mark Poor, as they are members of the Nantucket Board of
Appeals pursuant to Rule 4(d)(5) of the Massachusetts Rules of Civil Procedure.
DRP/ gmy
Enclosures
160 federal Street
Boston, MA 02110 -1700
TEL 617 542 2300
FAx 617 542 7437
Very truly yours,
www.rackemann.com
la
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Boston Wellesley 'Nest r1sbury
2 Articl� Numbs
7160 3901 9849 2215 8401
3. rAft Type CERTIFIED MAIL
4. Re*kgod DeY wy? = Fes) Dyes
Catherine Flanagan Stover, Town Clerk
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
C. sigiiame
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4. Rsstr{Delh�ryt (Extra Fes) QYes
Catherine Flanagan ,Stover, Town Clerk
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Refgrencc lnrormation
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PS Form 3811, January 2005 Domestic Retum Recelpl
RACKEMANN
SAWYER & BREWSTER
PROFESSIONAL CORPORATION
COUNSELLORS AT LAW
April 12, 2012
Catherine Flanagan Stover, Town Clerk
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Established 1886
Donald R. Pinto, Jr.
617 - 951 -1118
dpinto@rackemann.com
Re: James E. Grant, et al. v. Nantucket Board of Appeals, et al.
Land Court, Civil Action No. 12 MISC 461669
Dear Ms. Stover:
Enclosed please find copies of a Notice of Judge and Track Assignment,
and a Notice of Case Management Conference for May 11, 2012 at 11:50 a.m.
Very truly yours,
R. l5intd/, Jr.
DRP/ gmy
Enclosures
160 Federal Street
Boston, MA 02110 -1700
TEL 617 542 2300
FAx 617 542 7437 www.rackemann.com Boston
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COMMONWEALTH OF MASSACHUSETTS
LAND COURT
DEPARTMENT OF THE TRIAL COURT
Three Pemberton Square
Room 507
Boston, MA 02108
Tel: 617 - 788 -7470
April 5, 2012
Donald R Pinto Jr., Esq.
Michael W. Parker, Esq.
Rackemann Sawyer & Brewster
160 Federal Street
Boston, MA 02110
Case No.: 12 MISC 461669
Case Name: James E. Grant et al v. Edward Toole et al
NOTICE OF JUDGE AND TRACK ASSIGNMENT
1. Please be advised that the above entitled case has been assigned to Hon. Gordon
H. Piper, whose Sessions Clerk is Elizabeth Browning (617) 788 -7442.
2. The case has been assigned to the "F" Track, pursuant to Land Court Standing
Order 1 -04. A copy of the presumptive deadlines applicable to the Average "A"
and the Fast "F" Tracks are enclosed for your information. Please be sure to
serve any and all defendant(s) in this action as soon as possible. Failure to serve
the defendant(s) timely under Mass. R. Civ. P. 40) may result in dismissal.
3. You are responsible for sending a copy of this notice and the presumptive
deadlines to the defendant(s).
Very truly yours,
Deborah J. Patterson
Recorder
K: \LANDCOURTFORMS \LC 169.DOC TD: 10/6/04 4/5/2012 9:56 AM 1 of I
www.mass.gov/courts/landcourt
TRA CKIhIG SCHED ULE - `T' -TRACK (FASP
For all cases afforded priority by statute including G. L. c. 40A, § 17; c. 40B; and
c. 41, § 811313; Specific Performance under G. L. c. 184 § (1)(k); Partition under G. L. c. 241.
Please consult complete time standards promulgated as Land Court Standing Order 1:04 for
further details, available on the Court's website -
http: // mass. goy /c,ou tsandiudzes /c.ourts/landcourtJindex.lit - l
Three Months (90 days)
• Service completed on all parties.
• Case Management Conference held.
• Early Intervention Event held pursuant to SJC Uniform Rules on Dispute Resolution,
Rule 1:18. -
Six Months (ISO days)
• Discovery.
Seven Months (210 days)
• Dispositive motions under Mass. R: Civ. P. 12(b)(1); 12(b)(6); 12(c); and 56, filed and
served with supporting memoranda and affidavits.
Eight Months (240 days)
• Dispositive motions responses filed and served.
Nine Months (270 days)
• Dispositive motions heard (reply bri efs filed ten (10) days pri or to hearing).
Thirteen Months (390 days)
• Case assignment for pre -trial conference; joint pre -trial memorandum filed on week prior
to conference..
Fourteen Months (420 days)
• Pre -trial conference held (mandatory attendance); firm trial date set.
Sixteen Months (480 days)
• Trial held.
Eighteen Months (540 days)
• Transcripts filed with the Court
Nineteen Months (570 days)
• Post -trial briefs filed.
COMMONWEALTH OF MASSACHUSETTS
LAND COURT
DEPARTMENT OF THE TRIAL COURT
Three Pemberton Square
Room 507
Boston, MA 02108
Tel: 617 -788 -7470
April 5, 2012
Donald R Pinto Jr., Esq.
Michael W. Parker, Esq.
Rackemann Sawyer & Brewster
160 Federal Street
Boston, MA 02110
Case No.: 12 MISC 461669
Case Name: James E. Grant et al v. Edward Toole et al
NOTICE OF CASE MANAGEMENT CONFERENCE
An initial Case Management Conference shall be held before Hon. Gordon H. Piper in
accordance with Land Court Department Standing Order No. 1 -04 as follows:
Date: May 11, 2012
Time: 11:50 AM
Daily courtroom assignments are posted in the 5th floor lobby.
If you believe you will need the services of an interpreter, please contact the judge's sessions
clerk to make that arrangement no later than one week before your scheduled court
appearance.
The court considers attendance of the senior attorneys ultimately responsible for the case to be of
utmost importance, and both they and all individuals representing themselves pro se are required to
attend the conference. The plaintiff(s) (through counsel if represented, or individually if proceeding
pro se) must ensure that all attorneys and pro se parties, including those who have not filed an
answer or appearance with the court, are notified of the Case Management Conference date, and
must initiate the drafting of the Joint Statement referenced below. The court strongly encourages
all parties to have counsel represent them at this conference and throughout the case.
Obligation of Counsel to Confer. Unless otherwise ordered by the court, the parties (through their
counsel if they are represented, and on their own behalf if they do not have counsel) shall confer no later
than fourteen (14) days before the date of the Case Management Conference for the purpose of
preparing the mandatory written joint statement.
Joint Statement. Unless otherwise ordered by the court, the parties are required to file, no later than
five (5) business days before the Case Management Conference, an original and a duplicate copy of a
written joint statement which shall include:
9:58 AMK: \LANDC0URTF0RMS \LCALL168CMC.DOC TD: 10/6/04 4/5/2012 9:58 AM
www mac-, nnv /roi irtc /lanrlrni Irt
1. A short description of the case, its issues, and the parties' respective positions on
those issues.
2. A list of all related cases, whether in this or any court or tribunal, and whether
currently pending or concluded. The list shall contain, for each such case, the
case name, parties, court, docket number, status, and a short description of its
facts, issues and relationship to this action. If the parties contemplate a request
for consolidation, transfer to another court, or special assignment of a trial court
justice, the joint statement should address this.
A joint discovery plan which proposes a schedule for the time and length of all
discovery events, including the time for designation of experts witnesses, if any,
and for the disclosure of their expected testimony. The discovery plan shall either
be consistent with the initial Track Designation given the case or, if the parties
propose a different schedule, one that allows the parties to complete discovery on
the modified schedule. The parties are encouraged to consider the desirability of
conducting phased discovery, so that the court can reach potentially dispositive
issues early in the case, or so the parties will acquire as soon as possible
information needed for a realistic assessment of the case. Amendments to the
designation or tracking order of a case, or an extension or other modification of
any of the tracking order dates, may be ordered by the court on its own motion,
for good reasons and as the interests of justice require, but otherwise may be
requested and granted only upon motion and for good cause shown. A motion to
amend or modify the tracking order must be in writing and set forth in detail the
facts upon the moving part(ies) rely in support of said motion.
4. A proposed schedule for the filing of motions identifying with specificity the
types of motions anticipated and the parties expected to bring them. If the parties'
proposed motion schedule exceeds any of the deadlines contained in the Track
Designation, the court must grant permission (see paragraph 3 above).
5. A statement of the parties' willingness to participate in mediation (settlement
negotiations assisted by a neutral person) or other methods of alternative dispute
resolution. The statement must describe and give the status of any alternative
dispute resolution which the parties have attempted, scheduled, or proposed to
each other.
6. A brief statement (with reasons) identifying anyone not already in the case whom
any party intends to join or believes ought to become a party. If any party is a
non - governmental corporate entity, include in your Case Management Conference
memorandum a statement in compliance with Supreme Judicial Court Rule 1:21,
if you have not already done so.
7. A brief statement (with reasons) of any additional notices) including by
publication, recording, to the Attorney General, etc.) which any party believes
ought to be given.
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8. A proposed list of other matters to be discussed at the conference, if the judge
decides it is appropriate to do so.
The court strongly encourages all parties to reach agreement on a proposed
pretrial schedule (discovery and motions) and to so indicate in their joint statement. If,
despite best efforts, the parties disagree about the pretrial schedule, they should set forth
separately the items on which they differ and indicate the nature of (and reasons for) that
difference.
The purpose of the parties' proposed pretrial schedules should be to advise the
judge of the parties' best estimates of the time they will need to accomplish specified
pretrial steps. The parties' proposed list of matters to be discussed at the scheduling
conference, and their proposed pretrial schedules, shall be considered by the judge as
advisory only.
It is the plaintiff(s)' responsibility to file the final version of the joint statement,
following conference with all parties, by the deadline established in this notice.
Settlement Proposals. Unless otherwise ordered by the court, the plaintiff shall present
written settlement proposals to all defendants no later than five (5) business days before
the date of the Case Management Conference. Settlement proposals and responses shall
not be included or summarized in the joint statement, or otherwise filed with the court.
However, defense counsel shall have conferred with their clients on the subject of
settlement before the Case Management Conference and be prepared to respond to the
proposals at the Conference, if asked to do so by the judge. If a defendant is representing
himself or herself pro se, he or she should be prepared to respond at the conference.
Any party who fails to attend the Case Management Conference, or who does not
in good faith participate in it or in the preparation of the joint statement, shall be subject
to sanctions including (if the court deems it appropriate) dismissal of that party's claims
or entry of judgment against that party.
Very truly yours,
Elizabeth Browning
(617) 788 -7442
Cc:
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40 TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
WITHDRAWAL FORM
File No. 015 -12
Map 29 Parcel 79
APPLICANT(S): Marie T. Jaxtimer
UPON THE REQUEST OF THE APPLICANT(S) MADE:
PRIOR TO
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PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
ACKNOWLEDGE AS A MATTER
RIGHT AND WITHOUT PREJUDICE
THE WITHDRAWAL:
X APPROVE WITHOUT PREJUDICE
APPROVE, BUT WITH PREJUDICE
X IN FULL OF THE SAID
APPLICATION
OF SO MUCH OF SAID
APPLICATION AS:
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile