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Home My WebLink About010-07 6-89 Form NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, ,MA 02554 File NOC)~-~ Assessor's Parcel THIS AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF APPEALS TO'MAKE A DECISION (or to hold a public hearing or take other action) concerns the Application of: ,1~Qr-- mLW'~ pursuant to the provisions of ~e Jcts of 1987, Chapter 49B, amending the state zoning Act, Chapter 40A of the -Ma:s-sachrrs-etts-'Gene:ra:.l LaWS ~.Appl-icanttslfpet-i:tion~.r (-s-) .a:J.:\d- the Board of Appeals'hereby agree to extend the t~mel~m~t _ for a pUblichearin~ V on the Applicatro-il, . or - - for a decision ~Of the ~oard, or for any other action .' (whether such Application.is an a~peal ~~:n:oard' decisi9n of an~.adfuin~strative .off;c~aI, a petition .fo~ . a specIal Perm~t ., or .for a Var~ance , or .for any ex.tension _, tno4.ificatiop . , . or: renewal _ ther-eof) '~"....... -. d ..~ to the NEW TIME LIMIT of midnight on il r~~f'rd2)? but not earlier than a time limit set ~~ute or by ~w. The ~pplicant(s), or the attorney ~?! a~ent _ for," Appl~cant(s) represented to be duly author~zed to act ~p th~s.~atter ;or Ap~licant(~), in executi~~ this Agre~ment wa~ves any r1ghts.under the Nantuc~et zqn~ng Bylaw and the state zoning Act, as amended, to.the extent, but only to thK:OQ~::-otertt with this Agreement~' 8 FO~ ~PLI~)- -~ ~ :: FOR~/&'t ~~EA~'J~ L' ~. ~ (;J ~WWL.~ 2fXj{ CP Effective date 5f Agreement co: Town Clerk Planning Board Building Commissioner "'- Agr~tled in the Date ~ ~ office of the Town Clerk: Town Clerk \ \ \ 1 . d Form 6-89 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET,MA 02554 File No~-CL)7 Assessor I S Parcel 55: f.~ I2:f THIs AGREEMENT TO EXTEND THE TIME LIMIT FOR THE BOARD OF APPEALS TO 'MAKE A DECISION (or to hold a public hearin~or take other action) concerns the Application of~. YIlA dJ-- rnu~ht :: Pursuant to the provisions of the Acts of 1987, Chapter - 49B, amending the state zoning Act, Chapter 40A of the ~- . -Mas'sa:cl1usett!:r 'GeJ~e.~~.l' LaWS I.Appllca:nttsl/"pet-i:ti.o-n~'r (-s) ",and' the Board of Appeals-hereby agree to extend the timel~it - for a public.hearing ~n the App~icatfon,or - - f6r a decision V:f the .Board, or- := ..... -J ..-...... - for any other action -by the Board, (whether such AP~li~ation. is an a~J?eal ~om the . decision of an~-administrative off~cial, a petition for 'a Special Perm~t ~ 'or.for a'variance , or for 'any ex,tension _, moclification _~ --or: renewal. ___ 't;her-eof) --,d .-~ to the NEW TIME I4MIT of midnight on \D, ~ ~~ ?tf'~2clJ? but not earl ier than a time limit set.;Ty statute r. b l~w. The Applicant{s), or t~e attorney ___ or a~ent ___ for.. Applicant(s) represented to be duly author~zed to act ~p this _~atter for Applicant{~), in executin.<] this Agre,ement waives any rights' tinder the Nantuc~et zqn~ng Bylaw and the state zoning Act, as amended, to.the extent, but only to the ~xtent, inconsistent with this Agreement. . ~~ . . FO~~~:--~~~II^~ FOR 0 D~~LS ""- . 7~/~ /07 Effecti e date of Agre~ment cc~ Town Clerk Planning Boar:d Building Commissioner '" in t~e office of the Town Clerk: Town Clerk S02L.-822-80S SWEqll~M epu~'l eSS:01 L.O 12 unr ~~llbfLO~{ Q~;Oq OOtJ"'OL~~qq Dt(U\."l:. r- U.1 LI'"lUI"':l:. t:.:::lt>lU r-~ t:JL Form 6-:e9 murrU.OXft BOllING BOARD OF APllEALS ~JUm COUftY BUXLbIlfG R OCltft,.n 02Ss.t No. (J/.f;J- 01 Assessor' Ii Paro~l File \ <<tHIS AGREEMENt 'rO EXTEKI> "tHE ...IME LtUt' FOR -to BOARD OF . APPEALS TO'MAKE A DBCISIOM (or 1:0 hold a public hearinq at take other action) concerns the AppliClltion of: -{ ~:hV\.-er- (1)u~ ~:.~ Pltrsuant to th~ ~rovt.lons of "':0 J. or 1'87. ~P~Ot.;;i ~ 11 98, amendinq the state Sonin9 Act, Cha.pter 401\ of the ;::;:::>. (;j::. . -JM;saclnmett:5..~t!X'a:l:' taw, -Appli.an~(.t"~iti~ ('S) . ~ the Beard of Appeals -hereby a~* to extend the time lJ.lllb .,,-' \0 - for i1 public .hearing,!l.- on the Applicatrob; . at' - fO':; a d~cision ~ of tlie JJoard, or - for any' other ~ction . '-..... 'J?Y the Board. It.l~t.b.e.r su,.c;:hAppltcaUOu .is ...a~ea.1 ~ Cro.. t;be . dec1si~ of a.nl.~tive.o~~i~, a petition fo~ . a Spec:tal Pel'1D1t: ~ ~ or .for a var1.aJice .. .... ' o~ for llDY . . e~~sion _, lat:KJifica:tioll ~,. or: renewal: _ 1;heJX!of) ""4 ..- to the NEw TXkE L:IHI'l'. of mdni.qbt 01\. ~ ill 2.,110 ?Qdl bu.t not.. earl.te~ tB.an .. t..iJU li.it. 701" sttttute r . byJ.:~w . The ~pplioant.(s), or t~e atto~ey ........... oX' agent ............. for.. App. l:a.cant(c) t"ep~entea to be du.ly autbor~zed to a.ct)"" t:h;$ ..tt~r f~ Applicant($"), inexectlt;~CJ 1:hls: Agre<<al8Jlt "a~ ves . any riCJhts' UMU- 1m. NantueJt*1t S!~nin9 Bylaw and the state zo.m.nq Act, .5 aaemlec:l,to, the. extent. but only to th~ ~~fitr 'in<;on$~$t.cent with. tIlis ~ent. . ~<:;~4~ FOR ~7;~:SlO;' ~__ '-v FOR. THE BO ?'.' uW.-w:s Eff~ctlJ! .LeI of ~~ent 00: Town Clerk fla~J1.i.nq Board Buildinq co~ioner ... Aqree1llent in the of~lce of the Town Clerk: Town Clerk. .... '.- t -d SOZL-ttZil-80S S."HHfll epu!, 1!!Z2:01 LD 91 ~eN V~/O~f~vvr O~.~~ -,- .- 1 . ell ;JUOJOL:..J.:J...... &.JlI'~ I t"A.LL......J\..JII....L.... L....~U 6-89 FOP'l\ lUUI'fU.Cl':ST ZORmG B01lW 01' APPEllLS lJ.'OWN ~D COUN'l'Y BUILDING NlNcruOdt', HA 0255.1 File No.()IO-O~ Assessor's parcel 55.1. ~-l ~ Tats AGREEMENT TO EXTEND THE 'rIME LIMIT FOR THE BOARD OF APPEALS TO'MAKE A DSCISION (or to hold a public hearing or take other action) concerns the Application of: ;~ic.'fI9 "t---{jD1lurrlut "11M~ <fi~f h ~re P:r pursuant to the p'rovisions of the Acts of 1987 f Chapter . 498, a.ending the state Zoninq Act, Chapter 40A of the ' . 'Mcumaobttsett:s"'G~'ne~:l' lAWS, "App:licant'(Sl/pe'titi~r(s) ..~d the Board of Appeals 'hereby aqree to ~end the tillle .i1mit. _ for a publiehearing, "-rt-.. on the App:).~catroi\,' or - for a d~cision X of tlie .Boftrd, or . for any other action . .~y~eooaror . . (whether such Appl1<:ation. is an appeal ~ froll the . decision of any-adfai.n~trati".e _off~ciBl. a petition fo~ . a Spectal Perml.t: " or _for ~ Var1.ance. , or for -any ,. ex,t~siot1 ~, .omicatio" _' ,.or:J:enewa1 _ ~eJ;'eOf) ." ...d , .. to the NEW 'rIME ~ of midn19l1t on ~ 22., a,(j ? but not ear1ier than a time limit set y s tute or. byl~ --.J The Applicant(s), or the attorney OJ:' agent -i.: for. Ap~11cant(s) represented. to be dUly authorized ~act ip= tlu.s ,~tter for Applicant(;;), in executi~ this;"'gre91eiii waives any r. iqhbi' under the Nantuc~et z~n:Lnq ByJ;:~w and the. state Zonin9..Aot, as amend!d, to. the extent, buf only t60 the ~xtent, 1ncons~stent w1tb ~is Agreem~t- LJ/~). .~ 7'::.' ' ~-:J I . ~ FO.R A1J\Jtr\l'r- 5' . . 1 'U , (A0C\ ' -~~ POR THE BOARD OF {A1PBA ~l I . I- . ";-w..., . 13 07. 1v,1n ~s.$--I //if(~""" "'" Effec :Lve date of A9re~lIent ~/'e,-itIJ 1)()1'...t- 3:.1.2/._. cc: Town Clerk Planninq BoaI:d Building Commissioner APR 1 S 2007 /\ \2 the Town Clerk~ Town Clerk '" '1//.1# 7 /~.~ Aqreement f?iled in t~e office of Date 1ll, 6) I.;' . . . S02l.-9ZZ-aos s.~~ 1 t HI RPU" dOE :2D I.n ~n .Jdl-J -- - -- -- -- ..-. I .... Form 6-89 NAB'flJ.Cltft ZOHDIG BOaIm OP APPBALS 'tOW Am> OOUftY BOXLDXBG murrUCDT, -HI. 02554 File No. LItO ..{,'J Ass~r r S parcel!1 5: I. tf 7~' . ' THtS AGREEMENT TO Brl'EHD mE TIME LIMY'!' FOR THE BOARD OF APPEALS TO -HAm A DECISIOH_ (or 1:.0 hold a public bearinq or take other act-ion) concerns the Application of: . J (). Vl d. . p, fY)ur~. f2ij~{ nJl1Pll~ pursuant to the p'rovisions of the Acts of 1987. Cbapt:el:' . 498 r aJIlendinq the state zoninq Act. Chapter 40A of the - "1IK!mad1ase1:t:S'"'~J:' Iia'lif!:i '"AppJ:.iCfBll1=(s'"I~t:i~r'(s') -an4.. the Board of Appeais' -hereby Il~e t:o extend the time - LiDii.t - for a Public .hearing K on the App:J,icatfon, . or for a d~cirion )( of the ~ard. Or --l for any' other ~ctton . 0 .... - = ' . ,'J?Y ~. B~ri~ 1::i~;~ ~o:n~~1~~~~~V:~O~.~1~a =~: fO~~ 'a Specxal Penll1:t ~ or .for ~ y"ar~.nce _, o~_~for -anyv'_ e~~ion _, 1IlOCIIf:I.C::atJ.o"" _, - .or' reneva1 _: tbereof)...J .' 0 to the NEW TDm' LIKIT of midnight on ~ l/ r::j" tffn 7 Vl but not.. ear1ier than a time l.iiU~ set fby~ spbJ... or _ ~ 'fhe Applicant(s), or the. attorney &.. or a'1ent tor - Apilicant(s) represented to be dUly au1:hor1sed tcra.et ip tit s .~ttar ~or Applicant(~). in executil}.q this A9re~ent waives any r1qhts'lh\da- the Hantu~et z~ning Bylaw and the state Zan1nq Act, as aaended, to. the extent, but on11 to FOR ~)tF l" cry ilY ~i~[cb~l~t ~Int . -:.-..... d -..J . ...d .. ~: Town Cl@rk Platming Boa~ Bn~ldinq C~issioner .. ~0d~~ t!le office of tit.........o Clerk: Town Clerk SDZI.-8ZZ-8DS C.V~II'Pt ~puJ:' dl.~&O l.D LD q.~ TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at 12:00 P.M.. FRIDAY. MARCH 16.2007, in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket, MA, on the Application of the following: JANET P. MURPHY, TRUSTEE OF FISH LANE REALTY TRUST BOARD OF APPEALS FILE NO. 010-07 Applicant is APPEALING, pursuant to Nantucket Zoning By-law Section 139-31, the advisory "opinion" rendered by the Zoning Enforcement Officer, dated December 27, 2006, in which he determined that a dimensional variance would be needed to alter/extend or demolish and reconstruct an existing single-family dwelling on a lot that contains about 2,125 square feet of lot area in a district that requires a minimum lot size of 5,000 square feet; and that a dimensional variance would be required to validate the lot area. Applicant argues that no relief by variance is necessary for the property, created pursuant to Section 81P of the subdivision control law, M.G.L. c. 41. Applicant seeks a determination that the alteration/expansion or demolition and reconstruction of the dwelling is, pursuant to the "2nd except clause" ofM.G.L. c. 41A, Section 6 and Nantucket Zoning By-law Sections 139-33A(3)(a) or 139-33A(4)(a) and (b), either allowed by right or pursuant to the grant of special permit relief. Applicant is seeking to overturn said "opinion". The Premises is located at 5 SPRING STREET, Assessor's Map 55.1.4, Parcel 78, Plan No. 04-58, Lot 2 and shown on Plan 05-12 as Lot B2. The property is zoned Residential-I. cAQAA ~a~AAV Nancy J. Sevre, . an PLEASE NOTE THE CHANGE IN TIME FROM 1:00 PM TO 12:00 PM. TillS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 CASE NO. 010 ..()? FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Janet P. Murphy, Trustee of Fish Lane Realty Trust Mailing address: P.O. Box 1260, Nantucket, MA Applicant's name(s): Janet P. Murphy, Trustee Mailing address: c/o Bruce P. Gilmore, 99 Willow Street, Yarrnouthport, MA 02675 Locus address: 5 Spring Street, Nantucket Assessor's Map/Parcel: 55.1.4-./78 Land Court Plan/Plan Book & Page/Plan File No.: Lot NOd5 -...J Date lot acquired:21-.2../ 04 Deed Ref./Cert. of Title: 886-141 Z@iing DistJ;i,ct: R1 Uses on Lot - Commercial: None ..;f Yes (describe) =: ~ N Residential: Number of dwellings~ Duplex_ Apartment~____Rel!tal Rooms Building Date(s): All pre-date 7/72? ./ or C oflj(s)? N -J Building Permit Nos: Previous Zoning Board Application Nos.: State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities: . - ___._..___~ ..__ _'_.__o_.______ __ _ ___ .-..---'- Pursuant to ~ 139-31 Appeals of Nantucket Zoning Bylaw, the applicant is aggrieved by the decision of the zoning officer, dated December 27,2006, which erroneously determined that a dimensional variance is necessary to reconstruct an existing single family residence on a legal, non-conforming lot. Applicant is further aggrieved by the determination that a dimensional variance granted by the ZBA is necessary to "legitimize" a property created pursuant to S81P of the subdivision control law, M.G.L. c. 41. Applicant seeks a determination that the reconstruction of a single family dwelling in 5 Spring Street (also known as Lot 2 on Plan 04-58 and Lot B2 on Plan 05-12) is, pursuant to the "2nd except clause" ofM.G.L. 40A S6 and SS139-33. A. (3)(a) or 139-33.A.(4)(a) & (b) of Nantucket Zoning Bylaws, either allowed by right or pursuant to the grant of a special permit. None 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. ~O.' Applicant f agency to bring this ma FOR ZB ICE USE Application received on:Lli50Q1. By:. Complete: Need copies?: \ Filed with Town Clerk:~;ZLe/07Pla~rd:_/\ /_BuildingVePt.:_/~BY:LlltU Fee deposited with Town Treasurer:D2hJ61BY:~ Waiver requested?:_Granted:_/-"_ Hearing notice posted with Town Clerk:liZ(gtQ]Mailed:L~I&M:~ i2~Q] &.3 /-.l;1iJ Attorney/Agent v' r before the Board) SIGNATURE: (If not owner or owner's attor Hearing(s) held on:-"_/_ Opened on:-"_/_ Continued to:_/-"_ Withdrawn?:_/-"_ DECISION DUE BY:_/_/_ Made:-"_/_ Filed wffown Clerk:-"_/_ Mailed:-"_/_ DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03 Town of Nantucket Web GIS - Printable Map Page 1 of2 Town of Nantucket Web GIS Prop ID Address Owner 55.1.4 78 5 SPRING ST MURPHY JANET P TRST PO BOX 1260 NANTUCKET, MA 02554 05/03/2004 $950,000 00886/0114 0.05 acres . NOT A LEGAL DOCUMENT ~~. $) _J.\f ~ t/ "- ~------ a Sale Date Sale Price Book/Page Lot Size 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 ~jCIf"1nrAnhir Tnfnrm.:::!otinn ~\/<:::tp.m (GTe:, rL'::It.:::.h.:::!oc::.p. Town of Nantucket, Mass Map Composed http://host.appgeo.comlnantucketmalPrintableMap.aspx?Preserve=Width&MapWidth=8 64... 1/24/2007 Town of Nantucket Web GIS - Printable Map Page I of2 Town of Nantucket Web GIS Prop ID Address Owner 55.1.4 78 5 SPRING ST MURPHY JANET P TRST PO BOX 1260 NANTUCKET, MA 02554 05/03/2004 $950,000 00886/0114 0.05 acres . NOT A LEGAL DOCUMENT C> Sale Date Sale Price Book/Page Lot Size 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 (:;,::In,,,";:mhir Tnfnrm.:::ltinn ~\lc::rpm rr::rc:.\ rlorit-.:::.h.:::lC::p ~ #)_--Z~ 'V. (y ....... ',-- ----~-- Town of Nantucket, Mass Map Composed http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve=Width&Map Width=4 3 2... 1/24/2007 JAN-3-2007 02:40P FROM: Jan 03 2007 2:~6PM Nantucket Buildin~ Dept. TO: 15083625344 508-325-7579 P.l _-f..:.1 Ed and Janet Murph}' P.O. Box 1260 Nantucket, MA 02554 Dear Mr. and Mrs. Murphy: This letter is in regards to the division of the properties at 3 and S Spring St (Map# 55.1.4, Pan:cl# 44n8.respectively)under MOL. Ch. 41. ~81P, and the Zoning Board of Appeals relief required for these Properties. These properties 81'e located within the Residential- 1 (R-l) zoning <Usmct and require a minimlJUJ of S.OOO-square feet oflot area and SO-feet of frontage. Based on the infonnation available to l1le at this time, the following relief is required for 3 and 5 Spring Street.. The property known as S Spring St. bas approximately 2, .?8-square feet of lot area and approximately 20-feet of fmn1age. making the lot nonconforming in the R-l district. While nonconf01'lDing lots are allowed to be created wtdcr the 81-L exemption ftom tlJe subdivision Q)ntrollaw, said lots are afforded no status as to zoning (see the s",Ql1q ". Planning Board of Horwich and Citgo v. Planning BtJard of Bratnrree line of cases). As such, variance relief is required to legitimize 5 Spring St. as a buildable property. Arguments to the CODtrar)' posed by MI'. Kevin MacDonald in his Jetter of September 26, 2006 appear to have no basis in established and accepted Massachusetts case law. Furthermore, until said variance reJiefis obtained, the doctrine of "infectioWl invalidity'" applies to the property Irnown as 3 Spring St, preventing new COnstruction, expaDSion and :reconstruction of the existing structures, etc., from being approved. No direct relief for 3 Spring St. appears to be n:quired at this time. If you would like to discuss this opinion further, please feel free to contact me. Mu stein Zoning Enforcement Officer Town of Nantucket PIe.ae 1Ia....... .. - 8ppC&I flllUI..... ~ 1M tIlGlI lriCIIJn .JlJ"" eltIdI..ra.... ... Za.1IIc "'I'd" ~ ...... to 1lJ9.31 al'1b Tawn Of "'...... 1.0.... c.a I j i II' .0 I!l I I!.t · I"! I I '11. I ~ nii ~ . I u I ! I ~ I ~i!: I \~ h ~ia~ II \" ~ll l'i 'I01I\oII1"PC Ii ~ '4.,$ '1' -:: ,ptt.E " lIB" __rJf 11~ ,4- l!l!ll~ ~i.~ \ liill s ~\ 'll dd: b, li'r "~ ;d I 15111 ....1 ! !;!;I i Ird %, ~~ir I : I~ f ~ .~ ! ~;;i!! r.fJ 1 ~ -I ~ ,1+ \ iii It ~ il li~~; I ~ ~ ~!I! r .... ,. ~ ~I, "1111 tll~ .. -~ ~1-tN~ ;z · II i ~ i.~ \!I II s ~~ I II I~I \~ .. ,;. Ii II I ~ P IP i! t;.. ~ I~ ;~I ~ <{. ~ p <~ I'll ~ ~ I .toft ro NnI OCT-03-2006 05:57 PM P.02 Bruce P. Gilmore, Attorney 99 Willow Street Yarttlouthport, Massachusetts 02675 October 4, 2006 BY HAND Marcus 8il verstein, Zoning Enforcement Officer }l"aqtllcket Builqing Department 37 Washington Street Nantllc:ket, MassachuSettS 02544 Re: Three Spring stre-et LQt 1, FlanNo. 04-5B ~ant:Uc;:ket, Ma$13aCh:Usetts Dear Mr. Silverst<ein.: ! rep:r;esE;lnt Janet P.MU~hY, as 'l';ruSteeof Fi'Shr.,aM Rea.l ty TrllSt,. Uno.er Decla.r!=ttion of T:tust .o.ated as of AprU 29,2004, recorded with Nantucket Deeds in Book 88>6, Page 104 ("Mrs. Murphy" ) . Mrs. Murphy owns the properties at Three and Five Spring Street by virtue of d(iled dated April 27, 2004, recorded with Nantucket Deeds in Book 886, Page 114. These properties are now shown as Lot 1 ("Lot IN) and Lot 2 ("Lot 2") on plan drawn by Nantucket Surveyors, Inc., dated December 2, 2004, recorded with Nant::ucket Deeds <is Plan No. 04-58 (the "~81L Plan") . I underst.and that YOllhave r(ilceiveq a l(iltter from Kevin S. McDortalq on behalf of MrS.Mu~hY, dated September 2.6, 2006 (the '\McDonald Letter"). The McElonald. Letter primarilyad'dresses the status of Lot 2, and I agreew,iththe points made in it. I am writing this lettE;lr npt pnly t.o reitera.te thosElpqint,s, put also "t<:lspecifieally ado.res$ the status of Lot 1, which is slightly different than that at Lot 2. The 8lL Plem was endorsed. by the NantuckElt P1anI'lin9 Board (the "planning Board") qn DeGembEl:t' 13'. 2004 on an "APproval. under the S;qbdi vision Control L(;l.w Not Required" ("Al11R") Pasis purSllant to the Provisions of Ma.ss. Gen. LaW's c. 41, ~81L ("!l81L"). As you know, under !l81L, the Pl.anning Board is req\Jired to endorfle a plan on an ANR basis if all of thEl reSUlting lots contain structures that were in existence at the time of acceptance of the provi$ions of the Subdivision Control Law (Mass. Gen. Laws c. 41) by the town in which the land is located. 17 Marcus Silverstein, Zoning Enforc$ment Officer October 4, 2006 Page Two In N;intUcket, the provisions of the Subdivision Control Law were accepted in 1955. Under t~e relevant case law, inoluClill9' C.it;gQ Petro.l$urn Corp. v-, PlatlJ:'lingBOi'l.rcl pf Bri'l.intree, 24 Mass.App,Ct, 425 (1987) ,it has beendebided thatt.he lot.s. breated by-a plan endorsed as :ANR underlialL do not have to me.et. the dimensionalreq1;Iirements of the. looalzoning by~law, illCludill9' {ronta9'-El, IPt ar!tti,anCl setbacks. ,At the SamE! time, it l1.aS been established that $l,.n;:han enClorsement 90e$not constitute a determination by the Planning BoarCl of the conformity of such lots with the provisions of the local zoning by~law. In the in$taflt case, the ~81L Plan shows the subdivision of the prop.erty inco two lots, Lot 1 and Lot 2, each of which is shown to contain .a wood frame dwelling. The galL Plan also dontains the statement: Lot 2 does not comply with Town o.f Nantucket Zoning req1;Iirementsfor frontage Or area in itCH district but owne.r presents evidence that buildings predate Subdivision Control Law. Planning Board endorsement does hot constitute a determination of conformance under zoning. Tl1.e plc(hning Board's endersement oJ the!l;81LPlan as an ANR pI-an under the prev-isionsof !l81L indicates that tbe Planning Board was persuaded by thEe evidence :presem;t;ed th.at the Clwell:f:I1g on each of Lot 1 and. Lot 2 predat.ed t4e 19E;S etfeetiVe date of SUbdivisionCpl1.trol in Nanttic~et. :Let lan:d :LQt 2 are located in a Residential Old ftistoric {"ROB"} zeningdistrict under the Nantucket ZOIliIl9' By-law (the \\By~law"). Unger the13y~law, the dimensio-n requiretttents for the ROE distri.ct are alil follows: Mini.Ilium lot si ze 5,000 s.qua're feet Jj'roAt ya!;'d $etba.G~ None Side a.nd rea.!;' yard setback 5 feet Frontaqe 5 b f!'let GrQ\>\l1d cover ratio 50% Lot 2, which is the subject of the McDenald Letter and is not the primary fecus of this letter, does net meet the qimens;i.ollal requirements .of the Nantucket Zoning By-law (the "By- laW") in that it cOfltains abeut 2,125 square feet of land area. I I f 18 MarcusS.i,lv~.r1;lpein. Zoning Enforcement Officer Octooer4, 2'006 Page Three {I Q.t1d,e:t$t.and that. Mrs, M\ar);>hy has acquired additianal landt.o mer:g:e with LOt. 2,. hht.againsince Lat. 2 i$ not. the focus af t.his let.t..er, r will natadd;ressthis issue here,} Lot 2 is also nancanfarming as to frantage having 20 feet offroht.age an Spring Street.i as to. side yardset.back having set.backon t.he west. of about. 2.7 feet; and as to. rear yard setback (at least withaut the merger af additional land) having setback an t.he north af about 1. 6 feet. LOt 1 camplies with all dimensional requirements of t.he By- la,w, wit.h theexceptianof side yard setback, currently having se.t.back on t.hewest of ahout. 1 foat.; however, as indicated on the ~SlLl?lan, a partian of the existing dwelling onLot:!, will be removec;i to pdp,g. Lat. 1 9amplet:.ely into (Jonfarmity. Lot. 1 has lot arei\; of ahout. 5,242. square fe~t; frontag.e on Spring Street b,f aPQut61.62.feeti.anclexcept as not.ed abave,. canfarming frant., side, and rear setbacks. The dwelling and shed an Lat 1 also. are w.ell within the 5'0>% ground cover ratio.. ,,"$ st.i\;t;ed in the MCDani\;ld Let.t.er a.t1d supported by relevant case laW" whi;!.e!ii$ILallaws the creation and separat.e conveyancing of nonconfb:rlning lats cantaining structures that predate the SUbdivision Cantrol Law, it: does n,ot confer a.py rights underzaning. . Thus~. it is subseq;t1~nt workpn t.he $truqt:.ures On the lots l;l0 created tlJ.at triggers tlieneed for zOninSreli$f. Lat 1 will he rendered a camplet.ely confarming lot under the By-law with t.he removal af the small sectian af t.he dwelling that encroaches into. the side yard setback an the west. Once t.hat aCCurs. the only theary under which Lot 1 arguably is nat buildaoleas a separate, valid, can.farming lot is that it is tain.ted by infectious nanconformity under the Alley v. Building Inspectaraf Danvers, 234 N. E. 2d 879 (1968) line of c:ases, because it was creat.ed bya pl,an t.hat creat.ed a second lot, Lot. ;2 i th,atisnoncc:mfortni.ng as to frontage and area.. Here it is necessary to. turn t.a Norwell-Arch, LLC v. Qpdyke, 12 LCR 208 (2004), particularly When dealinfJ with sipglE;!Qr two. family dwellings, a.s in .t11e present Case. .In tb~1i(Q;n.,e1..l4p::ctI pase,. Ju,stiCeTromhley found that the.pro'ltisions af gSlLmust be readi,%) conjunctian with th.e provisians af Mass. Gen. Laws c. 40A,!ii'6 ("c. 40lt., ~6"). Single family dwellings that have been rendered nonconfarming by virtue af the enq.orsernent of an.l>.NR Plan unner!ii81L are entitled t.o t11e same proteGtions as ather noncanfarming st.ruct.ures unq.er t.he secand "except"clause of c. 40lt, tiP. POl;: suph natlconfo:rlning structures to be altered or 19 Marcus Silverstein, Zoning Enforoement Officer OotIoner 4, :2 006 ;page Four extended, the ZQnin~ Board of Appeals (the "ZBA") mUst first find that the propOsed change is ctn intensifidationand, if so,mu.st then donsider if the proposed dhange is "substantially more detrimental than the existing nonconformin~ structure or use to .the neighborhood. n In otherwords,nOnC9nfqrming struotures createq und.er ~81L ctre t:reated the same ,as pre-existing, nonCionfoJ;:'Jll:LngetruCt;:urefl on pre-exieting nonconform:Lng lots. It fOllows ft'om the ca.s.e law that iiLot2 .is to be treated as a pre-existin~ nonconformi.ng lot with a pre-existing nonconforming structure, it. dqesn.ot taint Lot 1. It also fql1owl;! that if, in the absence of the J;:'emoVal of the wart on the d.welling on Lot .1, . such dwelling would be treated as a vahd pre- existing, nonconforming structure, then upon the removal of the wart,Lot 1 becomes a fully confqrming, freestanding buildable lot. ~aseduPQn the fore.~oing,it is Our understandin~ that if COmplete building permit applications for Lot 1 are filed with you showing- no zoning nonconformities and.otherwise complying with all requirements of. the By~law to (a) remoVe the side Yctrd setback encroachment on the west; and (b) construct additions to the e~isting structUres ort Lot 1 and/ot' construct additional confQJ;:'Jll:L1'l.g etructures on Lot 1, you will not require any relief ftom the ZBA, without regard to the status of Lot 2. Please indicate youragref;!Jitertt with the foregoing by signing acqpy of this letter where indicated belew and returning it to me. Lot 1 is the subject of a Pending purChase and l3ale agreelT\ent. .Sil,rAn Alger represents thepro~peqtive purchas'8r. .AS a matter of <:1Qurt.eSY,. lwquldCiP!?17ecia,te . it if Y01.l would please prOVide he:!:' with a copy of your signed agre.ement to this letter. If you have anYgIlestionl'.l or need ctnything furt.her, please do not hesitate to o.a11 me. Thank you fqr yourattentiol'l. to thiS ma.tter. Sincerely, ~~76(J~ Bruce P. Gilmore <<F4) I; I I i BPS! 20 Marcus Silverstein, Zohing Enforcement Officer Oc:tober 4, 2006 PCig~E'ive cc: Mrs . Janet p, Murphy Mdrew vc>rce, Plpnuing Directo.r sa..rah F. Alger, Attorney 1 have reviewed the foregoing letter and ag'ree with its Conclusions specifically with reference to the st.atus of Lot 1 on plan re.corq.ed with Nantuck.et Deeds as Plan t<Jo. 04-513 and the i-ssuan.ce of perm,i.ts for th~ construction of struct.utesahd add:j. tions the.reon. Marcus Silverstein., ZorUrig~hf()rcement Town of Nantucket 21 Sarah F. Alger, PC 5082288004 p.8 Oct 24 2006 13:53 CITE AS 12 LCR 208 NORWELL-ARCH, LLC. v. EARL S. OPDYKE In, ABIGAIL R. CIDLDS, and G. BRIAN SHONTZ, as members of the NORWELL ZONING BOARD OF APPEALS Misc. Case No. 285113 May 24, 2004 Charles Iv. Trombly, Jr., Ju8tice NII_aftntVt.1 F&Ni~tIftd1wr LtIt-BIIIJ4lap III 1!mt4_ Itt the 1'- II/' tM AltJpdila #If * SuIJ..... CMII7f1l J:.aw..S~w MlitiDrt-ibc Norwell ZoninJ Bod eGIIIclllOl slIIlpIy ckny allpCdal pc:cmit to alter allODCOGbmlnl ,cructunlmcn:1y 'bccalaae the SlrlICtIIre IIad been ~ DlIIKv.df'lJlIl.li>ra by .. ANR divilAOlI pwauant to ~BIL bid would hnc to cIdI:rmine whetbw tbc propoSlli would i:Jtcnsify cdstin8 llOIlConfbrmiCI.es. ORDER ALLOWING PLAINTIFF'S MOnON. FOR SUMMARY JUDGMENT AND DENY1/I&G DEFENDANTS' CROSS-MOnON FOR SUMMARY JUDGMENT AND ORDER OF REMAND O. n November i 2, 2002. plaintiff NOTWcll-Arch. Inc. ("Norwell-Arch"), filed this case pursuant to G. L. c. 40A. ~ 17, appealing a decision of the No~1l Zoning iBoard of Appeals (the "ZBA'') denying its application for a spe- cial pennit under Sections 1420 and 1642 of the Norwell Zoning Bylaws which would allow it to construct an addition to a nonconforming single family dwelling. As pennitted by O. 'L c. 40A, ~ 17, tile ZBA did not file an answer. Norwell-Arch then filed a request that the case be assigned fur a pre-trial conference, which the court scheduled for September 29,2003. At the confer- ence, OOWlseJ discussed the case with the court (Trombly, 1.) and concluded that the case could be decided upon the filing of mG- tions for SUlnm&y judgment. The motions, which had not yet been filed. were scheduled for argument on November 13,2003. On November 7, 2003, NQrwell-Arcb filed its motion for swn- mary judgment, together with a memorandum in support, and supporting exhibits and documentation. On November 10,2003, the ZBA fiied its cross-motion for summary judgment and mem- orandum in support. The court (Trombly, 1-) held a hearing on November 13, 2003, at which the cross-motions were argued and taken under advisement I fmd the material facts to be substantially undisputed and to be as follows: NOR WE!J...ARCH, ue. 1. By deed dated September 27, 2000, and recorded at the Plym- outh County Registry of Deeds' in Book 18915, Page 6, Nor- well-Arch acquired a parcel of land containing two single family dwellings situated on tile northerly side of Grove Street in Nor- well. Both buildings had been in existence since before the Sub- division Control Law went into effect in Norwell in 1953, The parcel conveyed was shown as lot 2 on a plan refemd to in the deed, a copy of tile plan is attached hereto as "Exhibit A." 2. The land which is the subject oftbis litigation is locatoo in Residential District A and in the Norwell Aquifer Prote-;tion (Overlay) District whicb requires a mini mum lot size of one acre pursuant to Section 2421 of the Norwell Zoning Bylaw. [paragraph 3 omitted in original. J 4. On January 7. 2002, the Norwell Planning Board endorst~ as "Approval Not Required" a plan subdividing the aforementi'Jned Lot 2 into two new lots. designated as Lot 3 and Lot 4 (the" ANR Plan''). The ANR Plan was entitled to endorsement pursuant to G. L. cAI, ~ BIL, whcrebya plan is entitled to endorsement if the planning board determines that two or more buildings were standing on the land being divided when the subdivision control law went into effect in that community,.and each of the new lots holds one of those structures. A copy of the ANR Plan showing Lots 3 and 4 is attached hereto liS "Exhibit B." 5. On April 22, 2002, Norwell-Arch conveyed Lot 3 as sho,", n on tM ANR Plan to Keith A. Hague and Angela A. Hague by deed recorded in Book 21943. Page 83. The ANR Plan was also re- corded at that time, in Plan Beak 45, Page 500. It appears tbat Lot 3 does tlot confonn in some respects to the provisions ofthe '~or- well Zoning Bylaw, but is not at issue in this case. 6. On September 17,2002., Norwell-Arch submitted an applica- tion to the ZBA seeking a special p.ermit pursuant to G. L. c. 40A, ~ 6, in order to construct an addition to the single family dwelling on Lot 4 as shown on the ANR Plan. This proposed addition, ac- cording to Norwell-Arch, would not increase tile nonconforming nature of the dwelling and would comply with all applicable property line setback requirements. Z 7. At the time Norwell-Ar~h 's application was submitted, I..ot 4 was already nonconfQnning in that it did not confonn to the frontage requirement of the Norwell Zoning Bylaw, having only 50.SI feet of frontage. considerably less than tlte required 80 feet. Its width at the requited setback Ime was also inadequate, being Jess than the required 150 feet. In addition, the exi5.ting house on Lot 4 was nonconfonning witb respect to its side set- back line. S. TheZBAconductedapublic hearing on Norwell-Arch's appli- cation on October 16, 2002, after which it voted two to olle to deny the application. The ZBA's decision was filed in the olTIce of the Town Clerk on October 30,2002. fn its decision and a'( the , i 1. All Rf== herein to =Drded instrlllnClltll or p1llt13 relate; to ilc::ms rccmdcd at tile PJymoulh COl!llty Regis1l:y ofDccds. 2. 10 MlD"cl1, 2002, Norwell-Mh SllbmiUcd an application to the teA set"Jcing pesmJ5si~Q to raze the e;tistil18 buiJdiilg on ut 4 and to replace it with. new building. This applli;aliOil was denied by the ZBA for several reasons and !s the lubje<:t 01 an appeal by Norwdl-Arcb in Land Cowt Mise. Case No. 2g;!462, wbicb is still pending before !his court. Oct 24 2006 13:54 Sarah F. Alger,_ PC 5082288004 p.9 - Land Court Declsions-ZOO4 V olum.e 12 CITE AS 12 LCR 209 hearing. the ZBA informed Norwell-Arch that its application sho\1ld have sought a wzriance, rather dum a special permit, be- cause Lot 4 "was non-confonning as 8 result of. . . [the] . . . sub. division under SIL." ..... "Summary judgment is granted where there are no issues of gen- uine material fact. and the moving party is entitled 10 judgment as a matter oflaw." Ng Bros. Ccm.rtr.. 1lU!. v. Crarmq, 436 Mass. 638,643-644 (2002); Mass. R. Civ. P. S6(c). I find that there are no material facts at issue and that summary judgment is, there- fOle, appropriate in this matter. Norwell-Arch averred in its application that it:. as the owner of a nonconforming lot containing a nonconforming single family dweIJing as a result of a plan endorsed under a. L. c. 41, f g II." was entitled to a special pennit finding under G L. c. 4OA, ~ 6, which would allow it to wnstruct an additiOll that would not in. crease the ncnconfonningnaturc of the existing dwelling and would comply with all applicable property line setback require- ments. For this position. Norwell-Arch relies on the second "ex- cept" clause ora L. c. 40A. f 6" I, providing zoning protection for single and two-family residential stlUclures. G L. c. 40A, ~ 6 provides in pertinent part, that: [e]x:cept as hereinafter provided. a zouing ordinance or by-law shall not apply to structures . . . lawfully in existr:I1c& . .. befure the first publication of notice of the public bearing on such ordi- nance or by-law required by section five. but sballlpply . . . to any reconstrucnoll, extension or structural change. . . except where alteration, reconstruction, extension or sttuctunl change to a s-l"gle or two-family resfdential structure does not increase the nonconforming nature ofsaid structure. (emphasis added). Norwell-Arch further relies on Section 1642 of the Norwell Zoning Bylaw which states, "[a]s provided in G L. c. 4OA, $. 6, a nonconforming single- or two-family dwelling may be altered or - extended provided that doing so does not iJl(;l'casc the nonconforming nature of said structure." . The ZBA atguc:stbat N<l~lI-An:h is not entitled to any zoning protection under G L. c. 40A, ij 6, because Lot 4 is an unlawful nonconforming structure established by Norwell-Arch's own voluntary act pursuant to G L. c. 41, ~ 81L. Neither Lot 3 nor Lot 4 as shown on the ANR Plan were in compliance with the Nor- well Zoning Bylaw in effect at the time the ANR Plan was en- dorsed_ The ZBA, therefore, contends that Lot 4, lacking suffi. cient frootage and width, and having a structure thereon which is in yiolation of several set back and side yard requirements, is not a lawful nonconforming structure but rather an unlawful struc- ture with no zoning protection afforded to it. Thus, it argues, Norwell-Ar1;h must first seek and obtain a variQlfce to bring the lot into zoning compliance before it may perfonn any alterations or changes outside of the existing footprint of the existing struc- ture. Norwell-Arch contends tbat it does not matter how Lot 4 and tile dwelling thereon came inlto existence and became nonconfonning, and chat 8 nonconforming single family dwell- ingmay be treated as lawfully nonoonfonning when tlu: nonccn- funnity was established voluntarily under a L. c. 41, ~ 81 L. ~ee Goldlril'8h v. McNellY; 32 Mass. App. Ct 455,459 (1992) ("In 2 p- plying the second 'except' clause of Section 6 and the '!)y-Iaw to the present strocture, the appropriate focus is not how or w11en the nonconforming lnliJding came to. be uSed as a single-fam.ly dwellmg. Rather, tile question is whether the proposed changes to the nonconforming residential structure will jll<:fcase its nonoonforming nature."); Serieka v. Town of Wincheso'er Bd. of Zoning AppeIl/s, I LCR 9],92 (J 993) (Misc. Case No. 183O<J 5) ("A nonconforming single or two-family structure is not disqual- ified from being treated as lawfully nonconforming under G. L. c. 4OA, s. 6 even if the nonconfonnity was established by a vari. ance"). Clearly, the General Court intended to provide special protecti:m for residential stroctures in existence before the adopti on of tne subdivision oontrollaw in each locality when it added the two building exception to G. L. c. 41, 81 L, in 1953. Citgo Petroleum Carp. v. Planning Bd. of Braintree, 24 Mass. App. Ct. 425, 427 (1987) ; G. L. cAl, ~ 81L (excepting from the subdivision cen- trollaw the "division of a tract of land on which twr, or m(l1'e buildings were standing when the subdivision control law w(:nt into effect in the city or town in wbi cb land lies into separ.lte Ii Its on each of which one of such buikiings remains standing"). Sin li- larty, single and two-family residential structures enjoy prefer< n- tial zoning treatment under the second "except" clause l)f G. L c. 40A, ~ 6. The second "exc.ept" clause of G. L. c. 40A. ~ 6, pro- vides residential structures preferential zoning treatment wtIen the proposed changes to a nonconforming residential structt:re will not increase its nonconfonning nature. Goldhirsh, 32 Me .5. App. a. at 458-461 (dis<:ussing board of appeal's review of nonconforming structures undei G. L. c. 40A. 9 6). To fully pro- tect single and two-family residential Stnlctures, a L. c. 41 ~ 81 L, and c. 4OA, 9 6, must be read wgether_ The Special Perrnic Granting Attthority. in this case the ZBA. cannot merely deny tne request on tbe grounds that the structure is nonconfonning a;; Ii result of a (i L. c. 41, 81 L endorsement. without first detennl fl- ing "whether the proposed changes to the nonconfomling resi- dential strncture will increase its nonconforming natlJre." rd. at 459. By skipping this review, the ZBA effectively negated G L. c. 4OA, ~ 6, rendering it meaningless in this context. The initial question under the second "except" clause does not gvarantel: a nonconforming residential structure zoning protection, but it does guarantee that the local board will at least make II detenni- nation as to whether the proposed change to the nonconformi ng residential structure will increase its nonconfonning nature.3 As set forth in Willard v. Bd. of Appeals of Orleans, 25 MaiS. App. Ct. 15,21-22 (1987), the Appeals Court held that an appli- cation for changes to a nonconforming residential structl:re 3. The Spll(:iaJ Pmnit Granting Authwity Jtill retaiN dismiUolllll)' authority to deny II penl1lt provided such denial u oot based on legally uDD:nabIe or arbitrary and CGpricious grounds. Davis v. ZoIti118 BrI. ",{Char/uult, 52 Mass. App. Ct. 349, ]55 (2001 ). MOillOVU-, a "loeat bmrd of appeals brlDS' to the matter an intimate lIIldemanding of the: ilJlll'lCCliate circumrtance:s, of local conditions_ and of :he backgroand and purposes of1hc entire b:,-laW."M Fitzsimo"Js. 2\ Mass. App. Ct. at 51. Oct 24 2006 13:55 Sarah F. ~~~er, PC 5082288004 p. 10 CITE AS 12 LCR 210 "requir[ es J a board of appeals to identify the particular respect or respects in which the existing structure docs not confonn to the requirements of the present by.law and then determine whether the proposed alteration or addition would intensify the existing nonconformities or result in additional ones." If the board an- swers this initial question in the negative. finding that there will be no intensification or addition, the applicant is entitled to a sp~ cial pennit tmder the second "except" clause ofa L. c. 40A, f 6, and any implemmting by-law. If the conclusion is otherwise, the applicant wUl then be required to show that the proposed ehange will not be ''subS18ntially more detrimental than the existing nonconfonning structure or use 10 the neighborhood." ld. at 21; Fizimondsv. Bd. of Appeals ofChathDm, 21 Mass. App. Ct. S3, S6-57 (1985); G L. c. 40A. f 6. Such a result is entirely consistent with the well settled rule that just because a lot c:an be divided under G L. c. 41, f 81L, does not mean that the: resulting lot will be buildable under the zoning or- dinance. Smalley v. Pkuming Bd. of Harwich, 10 MIlSi. App. Ct 599,603 (1980). See also Bisson v. Planning Bd. ofDuver, 43 Mass. App. Ct S04, S06 (1997) (planning board's review of ANR plan confined to detennining whether plan shows a subdi. vision). What a local board. cannot do, however, as the ZBA did in the instant case, is deny an applicant a G L. c. 4OA, ~ 6 finding ...ithout conductillg the proper zoning review. Filzslmonds, 21 Mass. App. Ct. at 56 ("the board should first have considered whethC3" the alteration fit the 'except' clause and, if the answer was DO, gone on to the question of 'detriment"'). In the instant case, the ZBA made no detennination as to whctbcr the proposed changes to the nonconfonning residential structure on Lot 4 would increase its nonconfonning nature. Based upon the foregoing, it is hereby ORDERED and ADJUDGED that Norwell-Arch's motion for summary judgment is ALLOWED, and theZBA's cross-motion for summary judgment is DENIED; it is further ORDERED and ADJUOOED that the decision of the ZBAdeny- ing Norwell-ATCh a special pennit finding was in excess of its authority and 1S annulled; and it is further ORDERED and ADJUDGED that the matter be remanded to the ZBA for further proceedings consistent with this order; and it is further ORDERED and ADJUOOED tbat me ZBA shall, within sixty (60) days foJlowing the date of this decision, conduct 8 public 1ieanng ]0 tlusmatter and shall render ancl hie Its deciSIon VIo'1tn . the NOtWell Town Clerk within thirty (30) days thereafter; notice of such hearing shall be given pursuant to G L. c. 4OA, ~ 11 and c. 39, ~ 23B, and such hearing, and the decision issued p11m1ant thereto, shall conform to the requirements of a 1. c. 40A, ~ 15; and it is further; ORDERED and ADJUDGED that this court shall retain jurisdic- tion for pUI'pQses of any necessary review of the board's further proceedings. So ordered. "iORWELl..-ARCH.I.LC \ Richard Serkey, Esq. Wmokur Winokur Serkey & Rosenberg. P.C. 81 Samoset Street Plymouth, MA 02360 .ApJM!arsfor PlailUiff Robert E. Galvin, Esq. Galvin & Galvin, SP 10 Enterprise Street, Suite 3 DuxbUJy, MA 02332-3315 Appean for Defendant ""Da1A'f1.- t- \ t- -~- -- ~- ~~~. -=~-- .... @> G;') 1m!' I I I \ i \ ~ ~ -X. ~;;;;~ '~.....c=o:;.._ ._~ '~.!....oemf'o'- ~ ::;' Gl ~ :.-=~ "':.": I'lORweli. "ASS- .....=e.7~- -io:D- II;>.. ~~~ ~ '[ At_ .... ~ Oct 24 2006 13:50 Sarah F. Al~e~, PC 5082288004 p.2 Sarah R Alger E-Mail sfa@nantuc!a:t.net Sarah E Alger, Re. Attomevs at law Two South Water Street Nantucket, Massachusetts 02554 Alison Sweet lieff E-Mail asz@nantucket.net Telephone (508) 228.L1l8 Facsimile (508) 228.8004 October 24, 2006 FAX: 508-325-7579 Marcus Silverstein, zoning Enforcement Officer Nantucket Building Department 37 Washington Street Nantucket, Massachusetts 02544 Re: Three Spring Street Lot I, Plan No. 04-58 Nantucket, Massachusetts Dear Marcus: Thank you for sending me a copy of Norton v. Town of Duxbu~::y Planning Board, 12 LCR 173 (2004), copy enclosed. I am writing to supplement Bruce P. Gilmore's october 4, 2006 letter to you and to address the issues raised in that case. I would agree that'the Norton case would be dispositive of the issue at hand if the facts were the same, but there is a critical difference between the facts in the No:rton case and th,= facts in our situation.. That difference is that, in our case, we are dealing with two residential structures, each used since a time prior to the acceptance of the Subdivision Control Law in ~antucket in 1955 ~s single-family dwellings, one on each lot, whereas in Norton, there was only one dwelling and a barn. For that reason, I continue to believe that Non~ell-Arch, LLC v. Qpdyke, 12 LCR 208 (2004), copy enclosed, is the controlling case in the matter at hand. The facts in the Norwell-Arch case are identical to those in our situation. Two lots were created by a plan endorsed on an ~Approval under the Subdivision Control Law Not Required" (~ANRn) basis pursuant to the provisions of Mass. Gen. Laws c. 41, ~81L (~~B1Ln), one 0= which is conforming and one of which is not. Each lot contains not just a structure in existence at the time of the acceptance of the provisions of the Subdivision Control Law, but two residential structures - single-family dwellings - that are entitled to special protection under Mass. Gen. Laws c. 40A, ~6. Oct 24 2006 13:50 Sarah F. Al~er, PC 5082288004 p.3 Sarah E Alger, RC. Marcus Silverstein, Zoning Enforcement Officer October 4, 2006 Page Two It is significant that the Norwell-Arch case was decided by' Judge Trombley, the same judge as in the Norton case and in the same year, 2004. In fact, Judge Trombley decided Norton first, on May 10, 2004, and then, only fourteen days later, on May 24, 2004, decided Norwell-Arch. The crucial distinction that Judge Trombley is making between Norton and Norwell-Arch hinges entirely upon the existence of the two single-family residential structures in the Norwell-Arch case. For that reason, Norton and Norwell-Arch must be read together. The doctrine of infectious invalidity found to apply in Norton is not found to apply in Norwell-Arch because of the special protections afforded single and two-family structures under Mass. Gen. Laws c~ 40A, ~6. For this same reason, the doctrine of infectious inva::'idity should not be found to apply t:o t~e subdivision of the land at Three and Five Spring Street. I understand that you intend to discuss this situation with Town Counsel and to have a resolution by this Thursday. I would ask that you include this letter, as well as Mr. Gilmore's letter and Kevin S. McDonald's September 26, 2006 letter in your discussion. If you have any questions or need anything further, please let me know. Thank you for your consideration. SFA/ ;;:ar Enclosure cc: Bruce P. Gilmore, Attorney Andrew Vorce, Planning Director Oct 24 2006 13:50 Sarah F. Al~er, PC ..' ..,...,. , / Land Court Dcchiooa-2.004 i'Q( N)/a', Esq. 40 School &r= framingu.n. MA 01 '701 AppunIOl' PIaindJf Wayne LeBIaDIc:, Esrt. GIic:kman. SUgarmn & Klal.m If HII'1I'ITd StnlCt P.O. Boa. 29 17 : ~ ldAOl613 Apputr'$fOl' lHfendmtt R.obat Fierman. Esq. 678 Massadausetts AVtlII1IO SGite. 600 . Cam1:lridge. MA 02139 Appmr.s fOr Dr/enrJrz.t ........ 1 . d S1.91.-SZS-80S 5082288004 p.4 Volume 12. CITE AS 12 LCR 173 ROBERT P. NORTON md MARY D. NORTON v. PETEIl DONAHUE. wn..UAM ZACHMAN, GEORGE WADSWoa11f. DA VII> MATrirEws. AMY MaeNAB. aDd ANN WELD, as they ClDIIIprisc the T()WN OF DUXBliRY PLANNING BOARD Mise. Case No.. 256413 ROBEltT P. NORTON IlIld MAf:'.Y D. NORTON v. ELIZABEt'H LEWlS, PAUL KALOUS. SALLY WruON. STEPHEN .JO:N~S, anell THOMAS NcCLUR"E, II Iht:y ........j;lCiIc *c TOWN OF DUXBURY ZONING BOARU OF APPEALS. ad RICHARD MICOONALD. DIR.ECr6R OF INSPECrrONAL SERVICES FOR. THE TOWN OF . DUXBURY Misc. Cue No. 283993 May 10f 2001 ChtIl"la W. 1hmrbl;v. n.. Aafiet. A NJI n..Q..-r,."., "., PM .....4il*f: CIIIINI .1_ . .JW1jI~". ~ .&r-....._ ~ .. III .eonc_ fIIllbtlr ANJt .- d1.... ~ llII .....-d ...1IfIIIld...... JIlMlIWirilIloIHxnIlnJl.lIlw IIIIOIiIp --tllL,.tpu&"'cIoI:tdIM:aC'~ ~1MnacS _iAu_ er. blildlel ~ .. . ... balNiaB __ --..-.ilnllot '-",....... kt wolll.._..., antaI )'CII'-~ DCCISIONOM ~SFQR SUMMARV . JUDGMENT . These c:ases arise out oflhc desit'c of plaintiffs RoI>ert-P. Nortollllld Maty D. Murton (th= "Nmoos") to div.dc the Imd on which their IItome and a bu'I'llll'C loi:ated inll) two p~ sid land being bowa as and aomtlcre4 JaO Tremont Streu 10 Duxbury. In Land CoI1rt Mi9c. Case Nu. ~13 tJac Ncnoas appeal, pwroantto G. 1.. e. 41.18188. u1ccislon oflbe clereooaat Town of' Daxluy PI~ninl Board (the ..Pt;mmUI ~ ~fuslnl to enc1orsc: a plan wl1i!:b they CllIIlCd to be .. mitted 10 <<he 'Planning Board with a ~ t11It it be mdo,'JCd 15 one 1101 ~ approval \ARd.er the Subdivision Conen.\ Law (die "'Planning Boare CNt""). Ie Lat1d Court Mise. ~;e No. 243993 chlllNomnsappeaJ.p1IlIWlI1ttoG. L.c..4OA. f 11.ldeci. sioa of the defendant Town ofDuxbuty ZooiIlg Board 0 f Appnb ("'ZBA") upboIdiclg. dcQ sian oftke Di~r()flNpcotionat Ser- vio=i (''1~al ServiocaM) (,ollc:cUvely. the "m\'lnicif)al de- fendants") refusin& to isrue tIM: NOItoo$ a buildil'lg permil which wcu1d allow them toGM'lolish Ilhe barn and eonstn.lCt a single. ram- .~d.a 2uJPtlna ~a~on~uew Wd2y:t 900Z ~2 ~OO ily rc:aideDce 011 the ncwJycreatcd lot Jhown Gll_the plan submitted 3. SiDce pardIas1ng ~ property ill 1954. tile Norton$1ba~ m!dc to the PlanniDg BOIIfd (cbe "'ZBA l:UC"j.l . seYel'fJ IICIditioas to the house, makiag it substantially Iarp than it was tit the time ofpwchuc. The ham. which was at one time: used for SlOrIF end to house ...mats. is now used only for Sl:ol'- . &Del as a v.-vrbbap. The barD has lIevcrbeen uscG for TeSiden- tiaI (MpOIeS. 4. AI some poin\ cbc Nor1OaS cl=ided to dmde their laod into two lots 8Dcl CD sell DOe or~ newly c:r~ loCatIO 8leir mlll'lied ~ aa4 '* bosbancl ill micr tint they ~ (lOnslrUI:t · acw __ an tho lot where the Nm g pseacntly located. 'OK proseady cxisliDg b8m would ~ demolished. $. OD or abclat April lS. 1999, the NortoaS filed witb dte Pllftllillg'" am ICApplicaIi<an for ERdonemcnt Believed '~ot to Requite Appcoval" (tile "ANa AppIicuion"). The ANR Ap- pJic:lItioA VIlIS accompll\ie4 br a Plan ofLaoddaled October 221. 1991, caCitled "?lu of.Lmd m Duxbury, Mass. Assr's .IS0..0I0..00.- (the ICAN1l Plan"). This pllIn depicted the divi- sIonaflheNoncn p:~iatotwo Iota. d~patc411!l Lot A IIId Lot B. A ~ goj.y orchis pen is.1tedaed IlcRto as "etlhibit A." 6. nc A'NR. PIta r;bow& Lot A u oomaini'ng six tcntlls (If IUIIIQ1'C (25,986 squuc feet) IIiI1d IaniDg 42..9 feet of frontage on T~- TheNort.ons6ied tbeZRAcueClll Septesnbel'23.%002. Tbemu- moat Street. LoI B on Ihe ANR Plan C04lains niuel)'-two l.un- ilicipal cIofcndants filed lID 8RSWCrOft October 9,2002.. On J-.ac ckedlhs Dfllll eae (40.040 square feet) and WosiIcl M''e two hun- 12,. 2001, the Z8A filed. moCion for $ummUy jlIclgrDcat 1ft the chd ~ of fi'oaIase OIl Ttcmolll SInlet. 'The cxisllng house is IlOW cmsoIicJated cuea, t.ogcther willt aft afli4avit of IUcUrd 10cIlted Dn Lot A while tile exHtiRg bean in l4:lC8tcd on Lot II. . MacDonald, 1lI1d. raell1Ol'llnlium iD IIlppart of the modon. The 7. Cummt z.oninI by..taws for tf1c Town. af Dux.b~y require A NOI1OOS 'fiIed a CIOIIHJlOdon fOr IIUtDI1WY j1Jllgnu::nl on Septesn- miaimUm III'C$ of forty tboIasPId (40.000) BqIlUC feet and u ,iDi- ber 16, 2003. togetber wi1h.. mcmol'llllclum ia appott. albite- mlDftollla8eofcwohundzedfeetf"odsrl4:1icl1hedistrictinwhlc:h fIlent of 1IIWIisplded material flets, ancI .ftidlnrits or P.., J. the Nortofi JlIOPCrlY is Joc:ated. nus. whit" Lot B on the .A.NR " Drisco!lmclAntbony La Oftlca.. Th6 DnDicipal.~ filccl ..' PlIIl would comply with these n:quitelllestl, Lot A would 1Kllm a m~m ill. opposition to-She Ncnou' CfODomOIiOD OIl .&Ii. till.': house an IAt A wou1d also be in violation 01 !he: Oc::tober 27.2003. On No~bcir 4, 2003. . hearlOC was JiG.. Ii~ ~l; requir'cmmtnmderlh= cui'mrtzonin& by-laws -(1'tvmbly. J.) at ""hi~ ., C1V8I:4UcmllDS far ~UIIUIYI)t iudplOllt lM:cauIe. at its aeamt poiDt, it wouW be only 7.-11 feet frOm the wucnuguedendtalcen undel'lclviserl1l!lllt. ~sidapcopmy tiDe. lfth,lB1twen lO mnaln on Ltc B, The ra~are undiiputedaDd J fiadahom 10 be 88 follows: ittoowouldbcinviotatiOl1ofdle Iideyvdsctbacl:mq"iJenltRts. . ' 8. The Nortons' ANR.Applicolltiot1IiC>-ugh!: tlie Plannia.g Doerd', 1. ne Norions In the owners of. pll'Ce1 of land kJIown as 180 eD40ricmcnt OIl two srollfllis, 1ho ftnt bem& Ibsa It)be clivi $ioo 1'xetlIloot StrcctiG n.x~, baviq a.cqulredlbcposlc:rtybycl=d ofttlonct.oflandlilhown 011 the pJ_is not a subdivision beowse dat~S.ember t~, 1996.andn:cordedllt~~Counar msy lot lhown catbe pbn has frantI&e orsuch di:stancc: liS is Rqauy ofDeeda 111 'BoaJ: ]4672. Page go. Prior to thIt .ate. fj.. preseady requirH by Ihe Duxbury I'rotel>>ve By.law under :;ec~ lie to tile property had been held in die IUI1fteS ot~ NortOlll as don S02 'Wbiell requires 200' feet for erection of a buildinl: on TllUSlee& of tile RobertP. 8nd~ D. N<<Ion.1'nIItbyYirtlMof'.. suc:b Jot." in otIIet'WCll'ds. the Nort.c!ns &ought rmdlX1Clmenl b=- 6e=d tothc tnAttdt&ted 1954 adTCCOrdedin Book 8402, Pap 91. caUlCl tke rot IMJwghllO be bullt upon (Lot B) complied witt.lhe 2. 'The ptcr.siD tbc J;S4dccd wcte Fraokand.ElsicNuddwho fton. and uea rcquin:mc:n1s. had lived in Ibeilou&e OIl the p~ .aoag,wlh Ms. Nudd!1 fa. 9. 'The N0rtQQ8' ICiIlOI1Ai grounds. fuf seckillg A'NR C1'1donel~t tlIer. When the Nortons pwdIucd the property, h houso .. was their coateDtion \hit the plall complied with tM Rqlllre- barn which aurently exist thereon had Mead)' been dIere tor JMIllsofG. L.. c. 41. i SIL, bc:caase'1t)be divisionoftbc n:tof . many years. pc:dJaps for as many b One hundrcdbut.t least fifty land sbcwm on the (ANR] plan is n<lt a subdiVisiarll.ecausc two years. or more bwitdiogs . . . wen: IClndil1g Oil1be lanl! prier 14 Au g\ISC Oct 24 2006 13:50 Sarah F. Alger, PC CITEAS lZ LCR 174 TbcNortoosfilcd 1hePlanniDI Boad cue Oft May 13, ]999. A1J answer was. filed by lite Plaaina Board ad May 19, 1999. OIl June 6, 2000,_ the PbaDinc Bod fil.ed . IIIOIioo tor sutnma17 judgment. taKdherwith afftdavita ofRDbert s~ noy anclnonw Broadrick. "the PtlNliag Board's mcrnomadain In support ories motkm was filed OIl July 17,2000. OIl A.... 10. 2000. che NortOll$ flIed . ctOS!-motion for 8aIIUDM)' jadpl. .. opposi- ttoo. ~ die ft..... Board'. mod..: ead . ~ 111 IUpSIOI't of' tb=ir motion for ~ jqmCllt. A:ftcr alarias OIl Awpst 17, 2000. Odef Justice Peller W. Kilbonl ani*d putial sum- mary iadsment for 1be Nortoas. nlins em.. the bench dial tIr.o hGlUe and bun Cl11J'nftJy exilCio& ClD the Merbi.' propny wen "'sepuu:: structures" aa41bat chc bun WIIS a -.ubstaatia18tnJco. tw:e." AI dlie APIC time:. tbe m.ilcipaldefcndanCt coaoedecI tlaat 1he ~ aDd barn have edstcd on the proper;:y Jince before tbe lUWivision contrQlla.w wall iDtD ~ in ~. 1bere was still. qacstioIllS IowheChedlC barn Cu....udyexists in., tame Joc:aticlrl 'WhcR it" bcca'siacc 1IIl1t 1imD.l-.n DOW ~ based on evidcocc: ps'CldllcclcI by Ihe N~ that tho barn bas not bec1l moved. 5082288004 p.5 1l.000000T P. NOIl.TON ond MARY o. NOR:T ON (] ".-:"1 {:. . ......:~ ,. I.netwo~~~~1Jy'--IM1iic.tCllorJlISllClO"W, l..AIt ~ 10 IllCQIC'dedc1acliBKa131!llf.k19 ~ ~ III tbc Xi1bom. j;,J1owing. ~ ~ ~.., COIIIlId 0I'I0cl0IIa' 10. PljIInoulll C\\1Il1lJ Ro&~orDct:ds. ~lt2. Z"d SLSL.-S2E-BOS '~dan ~UIPl~nH ~a~on~uew Wd~~;l 900Z .~ ~oo Oct 24 2006 13:51 Sarah F. Al~er, PC Land Court DedaioD.s-Z004 Volume 11 5082288004 p.6 CITB AS 12 LCR 175 18, t 9 SO, the dam wllca tllc subdivision conII'OlJaw tant ialio ef- I. 1he ~ Plan feet io... Duxbury... and DIlOof8l1Cll buildin,p remaiasstmll. . board eki mson co.cllofthclotslni4buildingsas sIaownllld ~oa tbe Ozdinanly. wbc:n a pin iuubmitted to . phmnll!g sc Ri accompanyiag plasa." aD eodct'semcllt tI'"at it does Nltrcqui1e approval undcrthc subd to vision~trDllaw. the ooly iAllcto"considemdbydJe boantis 10. on Apnl 26. 1999, the PlarmiDg BOlIRI COIIductod . public wbelber 01' not tile plan $Ubadtled constitutes 411 suWi~ion of bearing on tho A'NR. AppI.ic:ation .... vOted '*IDimoualy to Ie- land. BI$$O#l ttPlllftnlng B4. ofDorwu;, 43 Mass. App. Ct. S04.5OE fuse tile Nortou' teqlHlIt for ANR. ~ Notico otlllil (1997) (Plllmin&' board's nmcw C'ODfincdto dctl:rminins .c:tioll ....... fiIo4 in tho omcc oftbo TowD Qat OIl ApiJ 27. whether pllD mows alllbdiviaioa). However. G. Lc. 41, f 8]P, 1999. Tbe Pi..... Doent hu alDcc oft'tRdtoondone.o ANll dealingllri1l Cbe proceduce 'b lJlPOVal of plans tlmaJlll DOC ~ Plan.. The oft'er baa not been accepIed by the 'Nortoos. ' ~ fIlPIXO?Il aa ...wMsioDt. must be rcll4 in COI',JUltction 11.00 Clnbcot~h 27, 2002, tlwNoltond'OI'IIMIlly lppIieclto withG. L.c41. i 8 It.. wbcreitiSlr_d: "'the division ofa tractor bJ~ SeMoet accIdog . I-l.U:- -it to COOI1l'UCt . IaocI on ,micb two or ~ 1Iulldiqa wen smndt0.8 ,\'bell the ...--- -'II r-." subclivision control law WORt inIo dI'ect in tbe ciay or towo in siua:Jc-tNnily dwclfut8 Oft Lot B. By .* dIeM AprIl 26, 2002, which 1Ite 1aad lies iato aapa.ndc '* en each of which (lite of Inspectioaal Services dc:IIlicd 11ac .ppUcatioa roc ICYa81 n:asoas. suchbaiklinp remains ~ shalllfDt ClOAStituce I JubdM- eDC of them being Ihat Loc B wu not yet in <<illtenee bec8IUIe 01 mOD." n::.-a..... suppliccl). 1be faet that 1lto ANR plu had lIot1leen encIoned.. Ho~ '&be \---a-- primal)' reason &Tf=O by map_GlIal Scrvic:ct fer refusllll to it- The Nonoas coofcDd tIud tile barn I8d ho.. cum:otty ftldltinl 1Uc:" buik6nlpcmaitwutbat while LotB appearedtD moctlltc Mtbeirpoperty were in aistcucc whcln the subdi~jcn CODUoI miDlll'nllm rcqui~ of Ihc zonins'r-laws. it wu ncvcnbo- law weat illtO c&ct iu. Duxbury in 19SO, ..clIO I fincl The mu- leG not eligilJle to n:coivc. pcanitheca1ile the CIWticla oILotB nicipll dcft:ncJa1ltB have altcpc1 that .h.... -is some fticJencc Chat TCSUIted in the ....hIiDs IaIMi (Lot A) beina nmclereclao.-coa- 1bc tJam may IuM: been Jncrw,d'DYCf tJle ycm.llut lane ftOt nb- formingudnotinC:ODlIltiaaccwiduheZOlliDgby-n.1'bo1etter mittcdcrecb"ble evicIaM:C IUuppOrtthatatlc:gatiOll. The NoJtoas ftom Inspec:tio.-l ScrviccI CClIIclllded: ., am oldie opfsUoD." hal'C absnlCled effi4aviiCa or thcmscIva 8Dd of . lonctimc 'W"eCtIous illvalidity.wouId 1ppIy. and1he aew lot wouIcIbe 'in- ~..ident. AN~ La ~ to ~ the pn)fl'Olitioa feeted'with uiwBlidityoflhocratcd raon-conformingparcel." . 1hat aeltlwlr $tI'UCWre bas beea JnOVed. Thas, the ANR IJl8.JIIlU'b- miJtedbylhe NortoDslO!thePlaftning Board in I 9991VUeutide4 12.. On Nay 16. 2002. abe NortonI 11JPC11cd Inspoctlona1 SeI'- 80 appmal noc required er.donement by the Plsnning Boml vke's declsiOll to thc:ZBApIIIIU~tto G.L: c..cM.' 8. mdAr1i- ~ it comes lIlldor lIhe ex4lCption see fan.. in G. t, c. 41, t dc906.I oft1leDuxbaJy~lveBy.Law.Mcrapubliehc.- 81L. ins. the ZBA deDiccl ~ Nor'tons' appee( end affirmecI the decision ofInspectional Senicea. Tb.e ZBAdccilion, dlIIc4 Sep- . 'he a. ......,.. Pe1mIt tembcr ~. 2002. &ad dial: with the 1bMi Qcrk oa ~l2" S, . - ow ' 2002, diB'erentiat.ecl 'bctwcca aJ10witIe . ..~ lot to corttioac t.o.mst aac:l aIlowiDgsucb a lotiO lIcfi.utbcrdMdell, the obvious rc:&Illt creating an ~ more nOa-confonniDg lot. The ZBA Rljcded thl: Nortoutlllpment dial'" specific prohibition ofttle IlCtiOD musl exist'" bcf010 S\ICIa . aewly Ct~ .net apj:8I'- entt,. lawful loe may be ~ uabui1dablc bec:luse of the fact that the remaining lot i. notHlODtocmfn&, ... "'Summaty judgment is CilIallcd vIIere thc:re arc no iss1lCll or po. 'Dille material facn. and the movj!ag put,y is IOtitlcd to JudamcGt . 115 a matter of law. .. Ng BI'OS. Coutr.. 1rrc. v. CnumIO'. 436 Mass. 638. 643-#$ (~); Mas.. R. Civ. P. S6(~).1 find md nde that there :m: 110 material facts at isSue intbc preseat case which woUld JOClude judgment as a nutter of Jaw. Swnmar,y Jud&mcnt k tbeteb= appropriate. TIlere an:: two major issues befbre me in the. cexIICllidated ~: I) wbedJer the NolWtls were entidecl to recoive In .. provalnot -n=quimcl endorsement on their ANR phln which dley submitted to the 'P1annins Boerd dividins their property into,Lots A and B; and 11) whether, iftl1c Norton! were cetit1cd to such 1lIl- dcwsemcnt, an: they Ihca entitled to . building permit toc:onslruct . $ingJ~ family hoese on Lot B DOtwilhstalclin& the fact .bat the ereatioill of Let B rendas 1M A non-<:onformil1g'l €'d Hll'ViagcktenniDcd that tihe lb!:0I\S" ANR plan$Iw\lI4Ii'sve been endorsed by 1he Plmalng Board IS UIlC not requirlag approYal 1JI'ldcr Q. L. c. 41, . t I r... I DOW Ilddress ~ the Nonom were entitled 10 the building pamit whidl thoy solllbt to cl;!Ilshc:t a Ii. fAmily bousecn theaewlyaeatedLot B. Oacdo::s not h- 10IDItkslly follow tnlm the~. Lots greased. by the: c:~n contaioediD 0. L c. 41, fi IlL" 1l1IlSt stand 01' f.tl DI1 their own rOT zmmg pwposes. The Appea1a Court bat .atod, "5ust lJeC:aUSe a loteen bediWtcd under (<11.. c. 41, f 81 L] daea IIOt me8.JItkat tile resultina loCs wiD be buildable WIder the zonmg or,Jinance." SmoIleyv. Pfati1Jfng lid.. f!fHarwldr. 10 Mass. App. Ct. 599,603 (1980). The DRlDicipal defeadanits co*"dthat InspcctKllla.l SeTvicc:s aDd . eM ZBA properly na1ed Chatthc: Nortims w~ 801 IOlldcd to. buiktlal pcmlit for Lot B Ilesed oa tbe doctriDc ofinfcGCious hI- validity. Under the doctrine of infcc:ti~ invalidity a jHvped)' owner DIl)' not CR:ate a ~li' baildillllot by dividiog 11 from an- other p8rCe1 FeMered noocClllformillg by sudl divisiofl. Alley v. BuiJ4ing IMp<</(,Jr (If DaRWD'I, 354 Mus. 6 (1968); Planning Bd. ofNtmlld;t!1 v. Bd. oj'AppealufNlUltucket, lSMll$$. ^flP. Cl 733.737 (198J).jUrtller ~/aw review d.mied. ] 89 Mass. 1104(1983). Both AUqMdNantuckelinvolve(!instam:es where a land owner sought to dividca C:OIlfOrmi:ng lot into one confOml- ing lot and one nonconforming tot Alley, 354 MIlliS. at ?; Sl.S.l.-S2€-80S '~d~a ~ulPttna ~a~on+uew \.ldG?: 1 SOOG io;~ ~oo Oct 24 2006 13:52 Sarah F. Al~er, PC 5082288004 p.? CITE AS 12 LeR 176 Nantucket, IS MUs.. App. a. at ?37. Such is the: Nortons' desire ia the: presolJt care. Lot B woaJd be conformilll as to hntagcl lmd miDilDlmI Ilea rcquireme-. mel .It'Ilolllla the bini, in its ~t Iocatioft would 110 III viollltioo of lideJiea saback re- quiremcms. the NortoDlll pIM on cbtrQyina it ael btJilcing asin- gle family JC3ideace CD Lot B lIe). to comply witJI allllOOioa Ie- quimncnts.. Lot A. OIl whic:lt the NClI10D house c:umad)' exists, WO\IId 'Violate 6onIa.sc. ala, ... ~k provisions of die Duxbury ZOlDi. by-law. A$ dle ~ ~s it, a1lowiac a nCllGCODfomling lot to contImIe 10 exist under a provision of a mning by-law is ODe thiDt. bat sllowlaa cb CIetJItiD'II or a new non-coof<<m.iag Jot i. qqito aDClCbcr. I ~ In ~.PP08iug the infectious iDwHctity 1IIJ\1mca.d. of' Cho IIIIIftfclpal defendants, the NOI1clns IIIpC dlat the doc:trino oaIy lppIics -.dICI'C explicit and prohibitory ZClIting by.a.w Iansuaae eQs1I. They CODtend Ihat tho Duxbury 2lOIIing by..- c..n. ItO In- cise 18IIglIllge- makiag it. vioIaIi.on to CRate a new 1l000.comOft1lo tng lotDla.that tbey-,lol-.l. pawiaiOlll of the by-law iclClJ811f.. in, the two DeW lotS. AcccrdiAgly. it ia dJo HlIdons'poiitioD that the 40cIritle otlnf~ malidit,y does not 1ppIy.... tblttbc, uc cm1itkd to a building permit. For this ~ the Nomma · two Land CoUI1 cues. BOfj/QrrJ "', PI!tZ6Ddy Zo1lillg Btl. of AjIjHtIh. l LCR 230 (1995) (Mise. Case No. 19!i1117), Il1Id Mrn-phy Y.. .Aht.morI. Land Court Nisc.. Case No. 147997 (June 21. 1991). Weith.,.. is])lll'lUUlYC 1IOr iastructiYeto the ~ ca.e, 1.he Nol1ons also seck. to rely 011 Scccioo S04 of the Dnbury by-law wbicll provide&: "'Nolot.)"Inf. ~Drotlw.n.~crl,"",""''''_ th IIliqjI11llGl ~ruill lids bylaw tIIIIl be fbI1Ia: di- vided or Ieducedwilh relJlCCt 10 IIIda minim. RiqlIiI~1 or n:q~if.M (Empbasia avpplled). The NortOD$ CCIltIln<<I thai aiacc their Imd presently mDJPIics with the odimcrasioDal requirements as set forth in CIte by-Inr.. that Se.cti0l1 SCJ4 is therebc ROt applic:ablc. Such lID ;atap..Aa- lion. bowen:r,. Ifands Sectioft 504 on iCs head.. 0..,., Section S04 .eb to prohibit as 0\VJ1CI' or-an a1read)' ~8 jmceI of land dllm domg IlIJYlhing to make it e"3' ~ nClO-confomUog. It dac:s /lOt mean. as eonteDded bf the NClItons. that the own<< of a oonforming parcel caa tab IICpI to melco it llOIKORformiag. Like mo.It municipelities. Duxbury has pmvi.. 5ioos in its :zoning by.law BlJowiDg .Iready existing Iota aDd structlJKs 40 he "smodfiatbered." Section SOIItatcl, '1n]a buiId- inr; or SIt'UctIn in any discrict wU be IocMed, ~ chanpl,~cd Ol'pcrmittecl anclao me ofpremises inaay dis- trict shall bit pennitted except ill contonnky CO 1bc lalcnsUyand dimensional TepJalions set forth herein and in S'ection 106." Section 106 aUows iaaaconformlrtg uses to ~fll.lfJMywm: Ghotly ili exilf~e at Ihc tirue thczoning by-law'MlS adoptedar .~ Nothing in the by-law .llows Cbe ClY!4tfOlt of .. n06~fooning use 01' lot. Buell 00 the fon:going. J nile that the Nortollll were entft:1ed to \lave their ANR plan endoued by ~ PlulIung Baard lIS ..... proval not required" under a L. c. 41. G In L. creating Lots A lllId B, bUl they Wml. not cntilled to a building pennk to COft$tnIct a ROIIEIlT P. NOl\TOHandMAU' D. NOJl. rON bouse OD Lot B. The ZSA did not exceed itlllDthcrity or Be t c:a- pricklusly or arbittarily ill apholdio&d1codecision oflnspectional Semcea. AccontiDsJy. the Nortons' modon for summery j'Jdg- meal is DENIED insoflll' as it nlatea to the ZSA decision aIld ALLOWED as it n:lalel to_ PIamWt& B<.rcl _is ion, and tile RnI8iciplI1 deIcadea($' raotion for .canrnary jwlgsnent is DENIED all it relates to the PI~ Board d.;clJion but ALLOWED as it l'ClIales Ilo 6e ZBA decisioa. - r .\." J-adgmcne to cnI&r IGCOtdiRll:v. 'apl Joseph Dria:oll, Esq. DriIcoJI &: Gibson JGOCl PlaiD Street M"'ftcJd, MA Q2OSO . . ~jOr PIIr,"t.jff JlcJbeatS....ccncy 1ioy, E.q'.' Robc:rl S;Tmy A AlSOCiatcs 90 Old IC.iDp HiAhway R.clute 6A SandwicII, MA 02563 IIppeanfor ~t . .~Il" ;,..,...) "(:" ~. ". h' II\W Ilh . i r p II , . tr ~!' 'j I. i~.~ 1j!'.q & " :. i;:~~ :. ) .'.. ............ "'0 Sl.Sl.-S2E-QOS '+deQ Ju~Ptlna ~a~on+uRW ~dE:.? : t 900a y(: ,+00 , .. 'k~. ..:;J.v: : .,. ' ;(;'4' ,t.,':"I.~.At.:",: ';0'l. dit":( ':"'fr . ";'.!.l'i~!.!';" ~'. .',;: .,~ ,,::,":;;'.':-'..i~'; ., .'/;.'.".,:,~. ..I,-.,.,"~' ..~"..,'.. ":'-~~.':,;:';";<:':,:" ......,.'~,..,.;.~.'~...: .~~:....{I(~ .jJ:.",.'.,' ... ~ ~, ":;...,_: .... :'4' ,. . . ~'.\_': ":". ~ ,i.,,:.""" '....~..... 'tJlLDINGSfRUerURE INVBNToRV,~ORM " ",' :.",,:_,. '. ....... I' ,>:. r \. , ...... . . ',. :"!".q~....J"'''', .....+ "T'-: " ,ill!.,;, ,,' . ji. 1i. . '1 . ~t:,~ '. .' { ANTUCKET~: :STORICl)isTRlCT abMMlSSION ;.:-::.:~' NANTUCKEfMASSACHUSETIS, . ' .. .lIr;' . " ,;' .;1.1.(. v, .. '. . ~~..: ':.';'11 :':~f:,.;' ":'fi~(~ed By:~ --Ai! ' Dale: t;1t2/ f3 fI 0I'gariZ8Ii00: 1J.pc. 01/25/2007 10:20 5083257572 HDC PAGE 02 :"'$1(':. -", :,: l.-., .'!>.,' .. --'1i'. .,.:.:r " l ...J ',if'; .;,~ I '). !~tl"'!~~l~. auRVEY/F,~~ :fi(i ",\FlLM 5~:~"rlv,..,u ... - MAFtPARCW; ,5:.__., J -; V.'i 4,.',:1: .' f~~~- "',=: #'\ I ~ . ., t..'... r ~ "'1' . :aOENTI FICATl0: ': 1. STREET NAME r, NO.: (s) 7 -6 fYl'^1 5f- 2. BlIlDING NAME: 3. OWNERSHIP: 0 a. ptiic 0 b. private 4. PRESENT OWNER: 5. OWNERS~IP H'3TORY: ~include ~r names, date(s) ohJ~<<UMship~ and ~tion ~ /1"770, , .' bJ, ,/.p Ie ~ , I '5,^"'/'A,J",, fA") f ~ ,'.r /8 3~ j 'S (2.1J m ~ "I _O:T\d L~ " 'fv.-,.,cA ":, ...._ u..e- r r L. "" ~L.. f,; rY' f.,,~ I' ,"'l V"\..t .( f ~ Y .' ~. ;:: wi rc. : i " f'e> ~.~ 75:,.' ?"'f J Q~. ---: L. (!.." ,( .I#":V' y.J IA,O'-;' I ._ ~ "50 I d 4( ..../tc,"-'... Ic.._,-t;' !1'~~t:AC.),.-t./' NA....'lklc..k.: },1/\ tL.--u.f. __, kl.,V'\.Lk, . f (,!~ ) ,., , ./"'';;: O~::!naI: ... ',,- -', C ;l. se~S()nal 0 b. year-round 1. ACCESSIBlUTY TO PUBLIC: Exterior visible frOf. public ro8d: '~nterior accesslble, explain: Preser:t:~Q.....C,,;" .'. ,.. ~Yes o b. No .~.~ ;-..'N'::."': . . ' '..l .-' ~~Jit 4.....))......:......... J.: ',"" ~ "", 01/25/2007 10:20 ~~~~257572 HDC .~-::.' :t~"" t: :;.#.~r" . ..:' I ,. r- . '''.'''I'..!t, " " r:-.. . ~ ,,: ~. . ~... ~ 'r~'~.~r-""""-- "d._'~ ........u& " -;~6~....~'..... _-~ ': L~~ ~0 ~i~. 1:~ ''ffi . ~,!.~;~..J..: ~. . \.". ......~ "l'rJ,9tJ'.(,. ::I~~' . ":~ ,V.. . \t;~f':, ": "; ~;......". ,P:t. .., c. _""IVIIl.~' '"'I'~, I~C'~'!''': .- ..tl', . ._~. ar-..... ,.\.':4 : .- .-. .......-._~._,... ,..:r.... 6l'! oi..,,;.j.,' :;('1' ';,"';'/. .'TRUC'TIInAII!YV' . '\ -..' ...' ,'. '-' ,I... "-',' :, tUfV"'l---QI~.". .,1 ~"..-,: ' n....' .. , _,...... .--.----..,..... ...., .. ....i..J......". - -0 -c.\'..Q'.ar', ~. .. -,.....-- (" ~ U11Q1) ~, ( :: ~.~frame 0 d..:, . ".' .. ~r:- ~;;: / ...., ~~.'~ ,"roo .,..--~ .. .. ~C~!p'TIQ!t;: '~:,:"l':~' -:;:!~I i. ;.1'\: ,fir.. :~~:. '.' <'" . V' . , . 'r . "'s:. " ',r' r.ll~ . ~ O' :;.'. c~her: .. .-10. FOUNDATION ,0 ti. ,I)rid(' - (' ~ . .:~'_."'~'_.""'. .,\1' ,J/'.' '1-l'~ "Il~. :~ad.~': :-.1"" Wills'.... --'~ _._...~ -...-...-"- io::." LXTERIOR WAll. t,'.',l i:filAL: front Facade: . fie. shingleS . weaIheted 0 c. brick o b. shingles - painted 0 d. ctar~oard , "'~'. t., ',' '. -' o. ('; .....r. . .....~~._. o e. board and batten o 1. ftush boarding -, ~._...-- 13. EXTERIOR WALl MATFAIAI ~ SideEl8Vations: ,~:-~hi_-weathered 0 c. bric'~ G h. shingles . paimed . 0 d. claplJuard " 0 g. otber. Of'. boaro and batteL o 1. flush! ')arding .:"J:i#,.., 14. EXTERIOR WALL MATERIAL: Rear EIev8IJon: jZfa. Shingles - weathefed 0 c. bride o b. shingles .,painIed' 0 d. clap~r."!rd o ~. other: 15. NUMBEROFSTORIES: 0 e. 1... c;y( 13/4 0 r, 21/2 o b. 1 1/2, 0 d. 2 0 . o e. boW'd and batten o f. flush hoarding o 9. other._ 16. ROOF SHAPE: ..-er"& gable 0 c. . hip 0 e. other. o b. gambrel 0 d. shed 9"8. composition.~ 0 b. weathered cedar shlr.iJe 0 c. ~.. . 6'a roOtWak'~ ,:" , 0 e. balustrade o b. .- ctormM on Biet,facade ' 0 f. ~ . , o c.. dormers on side elevations . 0 g. roof~'. o d. dormers on rear eIiMdion 0 h. cupola o i. other. ., , ~ --,- ..- . 17. ROOFING MATERIAL: ,~ 18. ROOF FEATURES: ...., . d ff-/' (-vvJ ."::'RMfR ROOF(~: 20. CHIMNEY MATERIAL: o a gable ()t.~ 0:- .) . ot.if:., o a. brick. unpainted o b. brick. painted /!" c. brick. patged o 'd. rubblestone o e. concrete block o f. metal ...."..]:Iv1NL:Y POSITIC ~: () "t., off.cc' '"Iter 0 :: ,) I. ot: '.:r:_, o a. center ~oFCHIMNEY$: ~'"a. one 0 b. two 0 l:. '~,lId; '.) - ~y FEATURES: 0 a. corbeUing 0 b. chimney pots/owls 24.FR~!!~~YDO<?RLOCAT1ON: ,~..~a. ~r.'. 0 b. off.center .. oli :'~:. . .. 0 Co pilastered . .....:.:.-:".....,.."':""'. ~.... ... . ';'.: 7,~~i -~oi, ., .1'.; 2;'~' . ::',' ..: ,:,:",::,. ~...:~..': . ... -. ...." - . PAGE 03 . ~~1~.:~:i~.~. 01/25/2007 10:20 5083257572 HDC '~~~~1V\,... '.';'"~':X~..\( ...' ,'..,".~~' ':'..;::;:;;;1'<, ',..'-:') .':''''<Yl...\';:_,~,~~:..'..u~" ..\ "''':~:~~j.-.:_; /...., ..,: llIf':' t;.~:,' " . . ...Ji ~ II '.,,. . " , ':, p-: "::, ::''':' '~RYDClGR,7~:::~EFEATURES~'- -".' .....".~'. '?""" ~I .'. .:t . ..'. . .,.'. ., ...\, '\1 ~~i !R!~ '''0 a:. ,.~hti'(\:. at :.~'::,O ~:''';.fj1JGbf': (., (chad. sev&ril ~ ....' . ,'t '.,... , '1IIl,:W~~..I' "ui'F.',. ..." t<O'!" ~.~,:!lirld.-Jii,. .::;. "I~) _~ ...0 h""~= ~+ ...'.- ..,....,L\ ,0 g .Q(" '~\i -.., , J'l'1fI1,t.~O' .~~~. ame" ~,.,.,:.:" ',; /"':.oYtL',~:.r.~~,'Reviv, "~.'. " ~..,' ....ft. ..,...... ft.' . ~" 1.:"'~ -(. ~,~ . ~.,J :\:i;~' :'" d'" . '. '.'trame., . ':'01.' ' rec8Si8d :', '1..ltr::; ~ '~'':L --'" ~., .~ral ':" C. : : , \ 0 ~ "Otbir; .. " " &; \ . : :'-I..\l~:{:' .. '- J . . .'.. ..~ ~, '. ,PJ'.!.'..',;f~,.. ,.... , ....... : 'i.. .' .....~......~ ..... " 1'". '1 .'a.~.(;:;. aI._ ~... dO' ~.. ~'I~' :. ;;,.". :.c, t.:....:....;', ".::f nAYS: ua~ I::. i'\ . . b. foUr o e. t.: lei: ~... . I PAGE 0~ .,~ .~]-' . . .; "~.' ,.., " ..... . . . ~. ~ '" . . ... ~(.. o c. tJ JII-nose I 1,.J . o d. . other. Vv'; fh Ji.~J::Ll.- ,.. __~~ '/\i. t!. " ~7. \\'~, ~~... .~.. . 'j.l;,ME TYPE: . ...' a. lush / 0 b. plank frame ,.,~ .. ,.. :''\ ,.. ...' I \ ~.J TYPE(S) ~ FRONT FACADE' ~ .... .,..... I . ., .1 . . 1 a 12/12 (; b. 919 p~ c. 616 o d. 2/.: o e. casement o f. other: ; :\ r< ,.,...: .:: ,:'. '. a front o b. sk:a o Co wrap g~ Dc. Od. o e. Of. Qg. o h. blinds watertable pilasters trelliS ' comer boards (plain) comer boards (beaded) comerbOald (single) entry stairs w. balustrade o i. other. 30. DETAIlS: (che.:+' SP.v ~ ~I II appropriate) ". _,:1 ",":..; '. G a. excellent .fr!J b. good C c. fa', a d. d( ',eriOf'ated ;: ,:.. i: t<..'.:': ,.'. \:' 0 a. originaJ $ite 0 b. moved if so. when?: ,~~~. o,::Map'aItIrationsoradditions: ~~ ~' k1;,. ~ G.iA rW ~, (wfth dates"ltlcnown) ~ ~"~,.." ' . , . . \:1 . ~ . , ..': , " . ~J. hOLt 'j Ht:. BUILDING PLAYS: o a indMduaJly significant P' b. contributing 0 c. non-conttibutlng DATE ~ ,. !;'~ITIAL 1V'\t..; .~":': '.'~TION'.' If> '3 ;.> '...... ~: VVi' .. _ _ .::..... ~~,~ ~ SOURCE: -. .- ., .-. .. 34. l,;:..' ,.J 'oj: ~ f - .- .. bUILDER: . I,' , ..35; BUILDING lYPE: . o - e. side.giblod o f. .' other::. o a. bey. o b. additive':, o c. gable front Od. ~8U .~:~~..';~.~-: ': '.. .,....: ". ... . .. 3~ . . ^.(~ . .,- /'.L1' .' .... .~_.:.._.-- .: ,r-" I"... . (',:.L.... ............c:.._ ""'.,- .....;". ... '~~ ',.. .,.;' ....., '-~I'" 01/25/2007 10:20 5~B3.257572 HDC PAGE 0E ~. ,'36, 1,? . '. ..., '!f ,',.\ ,!,ii' ./~'...; '/ ' " ~ 'i ;',' . .: viE ((, ;..RCHrrEClURE: \~', ~ ,o)L .,p'>'.'.:'O.2'1t,!"" Lean-to ,O~. ,'!iar,,'. _~'.f>.':~:;" ;1\ ~ b. P' . " '. r.o fa ..' ' . Lean-to 0 I. "con~' ;.'j O'~b~::~'.T':' .;', l~~:( : .'. .1Y" ,..,;,f:&; 1'0 ~ uueen Anne o d' ", '.': ,.~., "ry 3-t;.,\ ~'~f.b 'k..<' CoIorlaJ Revival .,' P-:f~ ..... ~.,.-~~... . """"7 1'. t. \ ,~, · .Ai ." .' .:" , . ('. I" .,,1 ,f.., ...:.,{i.W(;j~,.",~..~".:...,o. e. f. .., (:! :"'~_ 0 l ,. 'lIng;..:. ,':: o f. e,;, '; [:eliNaJ 0 m. ,mgc!' o g. G ,:1..; f-leYi'lal 0 n .I.lr f,(. ......~ "t, o o. other: ,. . ''','t'. . 37. . .STOR:' ',..f.!.D AF::,)HITEC~l.l: \'~ IMPoRTr.~.1CE: ~ k,:.. .~.. .~L,/r ~.. ...~"~ ' ..~ J'VD...v1J,.'{ .:-...........' . .., _, / (l '..11 (p .. "N_~-.-- , I :,,<' ." I 1'. 0\;"\ - }o .'.~ .' 11- ..... "-"-,' . , - ( f\. I . . ," . ~,. .~ .. ,_.. I . "'''- 38. ~I)URCr:~: o a. Registry of Oe€d!:: o b. ^~"essor"s Records: o c. Lancaster,IbtArd1iteclul'9ofHistoric~. ',~.. o d. H. C. Forman. fprJy Nantucket & Its Wh;' _ l::l2k: ;. : ".9';'; o e. Sanborn Maps. <-' ' : ",0 f. NHAphotos: _.... .... '1'ZI,c..I6"o '{ NQ~ 2 ~.lcl o g., HABS researcl.:. ... - . . o h. NHA plaque re '.0 . - : . .01 other: ~c..-,^-c.J:<.r ;U~.IL. , ~ ..~~_:J:/,..~~(, , ~^f flP{, Gf~ :ERAl SETTING AND op.rF"lTATlON n~ BUILDING: .' '" .~ 39. lOT SIZE: O"-a 1/2 ..~ :~ or less "" o b. 112acH, . .:)r :, .... .. .- 40, ::PRC':- : .TE FRCITAGE: .._, ." 'feet pa at ~idewalk o b. 10 feet or less . oJo ...;. o c.:: :~etc i;ss o d. Oil.r: , '-,>or ,~.' ';,,1), 41. SETBACK FROM STREET: 42. OFUENTA 110N TO STREET ADDRESS:- 0 a. gabled ;cr b. ridge paral1el, . 0 c. other:' 43 ' ::lRC". : ,':\:'~S: ~: tensel., built~ ,O.d. ";dE..' . . . '-j,; $8, C.! ~ ~tte: , ~, b'Jildings 0 e. )IT . .' '9Pri-' C. ( D;"len h i~. 0 f. ,1; . 44. RElATED OUTBUILDINGS AND PROP.ERTYA: See form(s): ;rJ III' '2 ~ Or. o ~. .fO i: Om. ;') ;.'.; d. et h. (.;! .1.. F; I r -.... I' .. c> b. r;.. J'f. !, . o ;j. 1....~i1house IandsC8pe features: o c. o g, Ok. , ',Jr;' . , ., ~3ge I: )use garage scallop Shanty n. -e u. \ith: r. _" 45. JTHER: lOTABLE fr-ATURES: ~ or*,Mdudiig'" 1RIeItar..... 'Imwn) -,', .'. . ....... 4. Revision 5.. . RAFIMF '. . / ,~: :~ .';' ,*,...,...~ ..J."':.~"''!:~ ...::~". ' .~:.:r-~~:. ,..,..,' .j... PAGE .'ij-'" ~,~r:,' '4'/'f.:j'1i'''' :;"!(: .~: ~y '::<>~~:o:i ;f,:'.' ':. y 0E -~,'I.. ':'7~'r ....'. _~.:::.A.".. .1;/' . . :i: ~'.i: . .;;ie. .'.It 01/25/2007 10:20 508~257572 HOC .t~~ ~,...~' ,,'~~. ~'''t~:4f:., .:~ .:f.. ...... " ~: .... ~r '. .~:\~~\i'f'- To,om.~ -.---. .- ---..,.,.- -~---~- _'?~~[,: , Film Ron iJ A. -ir.~ tlhoto Code ~' .. J~.p!6 .1...tBir~l . ( , lP_... . .........._.. .'_h'__' .-.... '.' --...... . .. .---..- Historic Name/SOurce---... . ,_. .,. _ _~ .. Histo;:: . ('.';I\oJI'let"~.. lda V~L _J?~~~ __ ...u.__.._ ____ .....__uo__.~~...-...---..---.. .. _00 - ....~'))!.'". - :'~LJ '~'':!..1\J.' . _ . , ,'*j;~~.... .___.____, .,........ .__~..~-.._________- Year_Ro..,d,-...... f: SOl: 't:-C€ i<..~~~' t. .~C._..__- IESCRIPTlOO- -,. -.-.- Date.-~yJ1.~~......., . , . .., .'........- ..-.. f,ow:ce-LMu~~~ 1;. . ~~WlA{1b4x?..~ .....--.--. ....----. -_.,--- s.t.y).~.._,...v~~~ ~l~-'\.....k---- --.---'I'y.?;)e..".. .~~_~~~F._-,_..__ _.. __ ._. .._.._. ..'00---. ..-.___.____~._ ..~.-.-.'---- _..._~. ... .._........./r..-.- ..-..4 .....----.. Fabric - Exterior waJ..l I I ---"'- ._-_.._---_.~._-_..._"., , , , , ~'.~(\: ~....,. F~: ',flu. .(...-:tv\ " ~....,....._. . -.-~.. -.. ---.--..-.. .-.__..~Trimuo.~.,.~)-, ~.._~l.~~~~., ....0 . _ R.oof_.. ,~~ .lJ .--'?.~.0l ~. ,-.,..... --. .. .. . . . afYT~ .~~v~.. I ChilIllE: '~ .......-.. "--"'-.- .._-....... . " OUtb . ,~~ '. ~ ~./v '. , U1.~f19S---,-:-pr.~.',.' '.. ' " ~~y.,. ,-~~. ., ". I ~j~,.AJ,~K twi.th..datel4L__._~_._,~,~ .Additioos...,---..... u, .. ..---,... --- ----- ~~o.~...~-. s Cond: tic:. ..' _ _ __. ......;~.." .. '.' .. l' .. No.. stories ..- ,.L2-_ .. . . , .. _ ....,...... ._,___ Fenestratic:::n. ~-----_.--,--- ,. .....- -..-.... '.... Plan_CU:..'~j"gurat.::on . . . 5~9t:!i~j, ,,~nt ..l.nteri.o:'" (ik~s(:" ~.b. : ecorded ~' . ._. ...-' ......- _. ._.. _..,.._.... ..-..-......,......_..... . ______.___.._.:....-'1_..... -- .--.....04.-..J..,.. ..,-. ..- ..:. .. _M___~'..'.-' ,... .. __. __..0<-. -.....- ..- . . ._-. .. ,....... .',' ' , .. , ' . J.L'=tanizatl.~,...----:-==--~,..,.....'...-,-, .:,.----------..,.~. ,- ,~-.O;rttrlbuU.ng....,.. ... ..-.... . ..,......... ......'...11..-.. -.,- ---~.... .----..-- tate.-..,. ..., ..,,------.-.----.,..-. ...-. _._._._--~--_._--_.,- ---.-.-----------.-.- --..... . "''''''''r ~nJ:ll."i nn~ (nuP,...\ ......,...7.;",. ___~1/25/2007 ,._10: 20 5083257572 HDC PAGE 07 , " ''t-;':~ ,,' "iF::~1"+ ';.~;" '~, '~-~: ".+' .' ,.:}~' .,:i i'~' . "",;,:';;;' ~.." '. ' ',.. ___ _;~'., _, . , . " ..., ,....~ +0"'_. , '1f;'r'f."/r.../ \,~. q:,~1IOILDING-StRUCTURE INV~OR!:_~R~ . "~~;;:~~: _. . ~_ :, .. '(.,. , '., n.- , .. :..t4,','..':,;.~.':.~,'::~.:~,~~. NANTUCKET HISTOF\IC DISTRICT COMMISSIC .N ~~ N~C~ tM~SACJiUsmS -- Oa', J: -.ft./J.2IM -,- '> Jar:: ( .. ,It" "", . t~': i' IV" SU. -.: .. I . " Fit :' .Lt'. MA. : ., CE.:: ~.~C' 'At '~"'~;:id"~ I -. - .'~.. .. '.., ~.' ~. , .......rf. : Rt. .; 'oJ",,,: By. ._,. n. :i. ,J-t~> L ,IDENTIFICAnON: 1. :' ::ET NAME & NC,:.., ,,7))] ':'-~'4 5J - :~. BUILDING NAME: 3. U~~i-JERSHIP: 0 a public ;2fb. private 4. PRESENj' ('\/:'~ER:- 5. ",,'rNERSHIP HISTO:\'I': '!",clue.) owner nam" ciate(s) of ownership, and inf.: ;r " '.'.. source) 6 ".:'... Original: ~VV"~ o 8. seasonal b. y_~round 1- . /~./' / Present: v'/ t.' tf"- 7. ACCESSIBIUTYTO PUBLIC: & -. ',r \';f.':b1e "'om publ'" '. ::0,";' .. I~' II' '",' ,... ~~. In:, :.,' c.ccGssible, expls: /1:. ,J5 a Yes Qb.No '.:~t".lo. . 9. PHOTO - 3 112 X S' il 01/25/2007 10:20 5083257572 HDC .~. :,,, ..... ,. .~!F'TION: ~-- ....... .,.... .....~, ....-... ,- '~,.....,.~-,. . '.' ..' :" :''''' 1:"\ ~~'~ _ "~U1I:l. f.l.l~'" ';,'~)ATION ;" :.'J:.-;::':'~ ,,:71 ;;..} ;.f':':.'ll.' " (. .'}......t~.f:;~. '.~ a. brick ,,(. b. fl' -~.,..~to4~., ': ~:o. concrete 0/ d.. other: ~,~. 1.:=:"'~/1 : ....~~.: ~. '.~ ,-.:k ... ." I" '.', ~..... ~ii;. ~' .'.; .. .... .... ~ vr I ", . . I' ,," ..,. -, . - I ':\' f':~~r-'., . '\.: 'M' . ",'.... I" ".iI... . . .:'JCTURALSYSTE..1, " ',' ~', (:.~. ':'""..: '. . ti.'-r~ "-HI!~ ,;' ,. ,C. a" pc ' ~,:~nd~~~, .'. ~~.. . ~:. 0" C. 'l1asonry ~ walls .. . -, (,. b. b. ~'. "it wood frame 0 d. oth::r: .. . '. .........-. . , .IEF; :OR WPlL MA-:::RIAL: j', ont Farac(.: ~a. shingles - weaJhered 0 c. brick o b. shingles - painted 0 d. clapboard o g.other._ -, o e. board and batten o f. flush boarding .: 1. EXTERIOR WALL MATERIAL: Side Elevations: .c a. { ',: ~!es - weathered 0 c. briclr C b. l ;.:,'lles-painted 0 d. c1",;.:,:: ..:d o g. other: o e. board and b?ften o f. flush boardir.g :'; ~~i ,'JR WALL MA-' ':.: RIAL . . ::r Elevation: ("t' a. ::. )~$ - wec.thered 0 c. t/ C b. L:, :~;;es - painted 0 d. c:. .. -1 o g. other: ~ o e. l,oard and t ,.'. :: '. o f. ilushboardii, ,.>. NUMBER OF STORIES: :...D a 1 0 c. 1 314 0 e. ;!. 1/2 0 g. other: o b. 1 112 0 d. 2 0 1. 3 16. ROOF SHAPE: o c. h: o d. s: o e. ('.her.__.__......,.. .( <~. gable ( . o. gambrel .: IG MATERIAl: /' _( ., ' a composition shingle 0 ; . " .:.:. ~ red cedar &hinge o C. slaio .". /'.jQ;:: FEATURES: o e. balustrade o f. skylight o g. roof hatch o h. cupola Ca' roof vrclk o b. dormers on street facade o c. dormers on side elevationS o d. . dormers on rear elevation o i. other._._ _. .' " riJOF(S): \.. .'. '. j o d.other:~.. .,..-... ,.. .. gable 0 b. hip o a. brick. uC1J8inted o b. brick. paitted o ~. iJnck, parged o d. rubbleslone o e. conel ~.~ block o f. metal .. .. (,;HIMI~f;Y MATERIAL: CHIMNEY POSITION: 0 a. center 22. NUMBER OF CHIMNE",'S: C... one o b. off-center(' .;<':i;:~ 0 d. c::er:~___ /" Y\- O b. two 0 c. ~; iree p d. other: , . . ,,. o b. chimney pots/owls 0 Co pilastered 23. CHIMNEY FEATURES: 0 a corbelling ~JPRlMARY DOOR LOCATION: o a center ? b. off-c:enler 2. PAGE 0E ,''''; !~~. 01/25/2007 10:20 5083257572 HDC ! . . I ':1' :t .... " .-.. ._n, .. "... .-r "', ~~'D-'''' . ,. ':'.. "', .~::. .,:.:, ',~~.;Pl' -WI''''''' '.' ~1i:t111' .,._,:: 'It- , .']>, 'If'" ,~: ' ",. '.i~'. .' '.'J." . .O/,I.t':'t., , 111. t.., . . '.' ,.' ~ . !;I':;~;', ')NT~RIMARYDOORl~EF~~R:::' . ") : '... . ..' ~ .' ;~.!"O a: sIdelit,. , 0 ~ ,:..fanli:l . ; :'~)" ~,:...."-("t'''~\o'~b.:Jtinc': ". Y,~'::I :~.g:.'.;'~fan . $,iql'fo3.btl~O~c. P!8nk' .le.,!J.: r:,''':'' ~O ,H.,',Greelt RevIVe! /.1' ,~ r! . '0. J - +" ~... . ,..., "~~. '. 'jl\.f;tO- Q. ,.flUsh'. ~ .:',..,,10.. rece ;;:\I , . i''', : ,t\... ..)~ '~..:.:._ '."'0' 'J"'. .:...1&._. ,. ", -r '. 1.liM~ .': '. ..e.~ .'I"'WeI, '. \- . :~- ~~ft:;!. ~ N.....,~ : u\..ll. t"...,'\.. -:',' ',' (.. ,. , 'v':: ".",... ,,""-" , ' 2f:. ':, !~ABER OF'BAVS:' . '\7;-' r. 0 a. three o b. four PAGE 0~ "f. .0; '~~,j"',"" _~:: o c. five ;res. NlA . -0 e. other:~.. .-..- 2i. ".i:~DOWFRAMETYPE: .P"~ flush o b. plank f:' ':le 2r, WINDOW SASH TYPE(S) - FRONT FACADE: o a. 12/12 o b. 919 P c. 616 o c. bull-nose o d. other._.... o d. 212 o e. casement o f. other. 29. PORCH: o a. front o b. side o c. wra: 30. DETAILS: ~' corner boards (pIaiI) o b. comer boards (beaded) o c. comer. .~rd (single) o d. entry L :s w. bJuslrade o i. other. (r:l1eck sevwaI . c.priate) o e. blinds o f. wate~~"le o g. p1lsslals o h. treBis 3', ' ',~~fTION: o a..." excelk: . o c. fair .. )d"b. good Od. deteriorated ,~ .~ 32 ~:3RITY: Oa origl'" . ,. o b. moved if so, \ ~en?:.. . .. nCo, ~.,.f;< Major alterations or _din; (with dates if knCMn) Si, ". ::ANCE: 33. ".JLE THE BUILDING fLAYS: o a Individually significant o b. contnbutira f?TC~ non-contributi. ,~, 34. DATE OF INITIAL CONSTRLICTtON; ~, ." ~ ~ . : .CHITECT: ... '_'_00 bvILDER: SOURcE: 35. BUILDING TYPE: ;ra: box o b. additive g ~ =:~nt. ~. ~~~.:..'w,.::~;; 3. ...._,. ~.- . .... 01/25/2007 10:20 5083257572 PAGE 11":' HDC ~'. ._.,,~.,.. '1."olil"',...,"J... .-. -~'''. :"~".>: ': .:~''i: .., ~c::,?.;.,~,:.~:;;'~, ::..,~~::r~~':;~~;".:.,::, '~: .';I!.~~:'i".'::: '.' ,. .~,' ,..., . ' ,';. ;:: ,'''''''~'' .;.t!;"".~.. ... <"'." ,FA. ~ ,.. .. ,." '(.'. . - " .' . .. .. . 36. STYLE OF ARCHlTECTU~u::tJ ~ C .....: ,t>'~. . :-- 0 ...,';l:~17~, t:~fl-stOry lean-to ;:~" Q.::~. "JtfJ;w.ale . ',..:. ,:~,O,t~ ~-1~~d. ~4-stoIy Le~~~.,.'Qi~. : Second ~mplre . 0 ~,::;:J~tG(1tucket4-bay .;':.r": Q.JJ. )0:. '~nnn~ . ..,. ~-,;.... .O,~. f.1~-4atq,ryis-bay ..~J~\*, .~C' ,. RevWal .... .., --^ .._,w:l~I"\ 0 I St.. tyte .. ..-. .. 0 eto ..~cu. l:.~ ,; ~.., . ..' " '," ~i ' o f. Greek ReYlval 0 m. Bi.:, N o g. Go1hic R8vtval 0 n. . F( , ,;Je "("'~,~., :".! .~~ .~~.. . - ;J:' ,~ o o. other: 37. HISTORICAL AND ARCHITECTURAL IMPORTANCE: 38. SOURCES: o a Registry of Deeds: o b. Assessor's Records: o c. Lancaster. The Arch~&etUre of Historic Nantl1r-! ' page: o d. H. C. Forman. EBrty N;Jptudtet & Its Whafino h.: ~j.~~. page: o e. Sanborn Maps, date: o f. NHA photos: o g. HABS research: o h. NHA.ptaque records: o i. other. GENERAL SETTING AND ORIENTATION OF BUILDING: 39. lOT SIZE: 7 a. 1fl acre or less 0 b. 112 acre or more: 40. APPROXIMATE FRONTAGE: I ;; feet o a. at sidewalk 0 c. 20 feet or IeSS/"1 o b. 10feetorless ~d. other: 10~' 42. ORIENTATION TO STREET ADDRESS: 0 a. gabled 0. ridge parallel 0 ~ other: 43. SURROUNDINGS: of a. densely built-up >f d. r- ' .'1 (chechevw. ..10 b. scattered buildings . 0 e. c. ':al Ifapprvplale) 0 c. open land 0 f. C . ;G district 41. SETBACK FROM STREET: 44. RELATED OUTBUILDINGS AND PROPERTY: See form(s): o a. barn o e. carriage house o i. garage o m. scallop shanty n. o c. o g. Ok. o (:. 'r.~.( o h. . ;ck o I. parking o b. privy o f. shed o j. greenhouse landscape features: s . gardens fence o. other: 45. OntER NOTABLE FEATURES: (BuiJcIng or Iile InCIId'lJ ' InteItor Iealvres ,,~) . ~. _. ...--.0 _... . " ... ReWiIon 5189 m,w: 4. PAGE 11 ~;;...:,...~;j,<"I.~i,_:-' ,,'~\<'~~iI:~.lr~~:"4:'!:~L,~.~Jl~' " '. .~" . :'~f'r~~;r:';'~~:'~~~: \;'~~:~ , "'..:t-, -:.IIl'~~"",_"'~'~~~;'.~7\~:: ",'~"~~rr'~,,":<-:;~~~;'A:~i'I.~.~. !..... 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'_'''_.'00_00_, Sinnif.icani: In.......ri.o'.... (describe' ....... .._<II ....._........... .......... .. _ ,.....,_..._......_ ~~._~.__'" ,..,.._. . ~. ..A.J: :.L,. l ...... .-. . - .............--.. .........-......... .......... .__.__n.._._ .......__ .... ..~,._..._.....-. .... --.--. - -.-..- ~orded by '-.. ---- ... ........ -. -. ,.. ...... .." ....._._..-...... _._...._....._. _.-_ft"'.. _.._ ... ..... .._..._....... . _. .__.. _. . lanizat.:!.on-.--.-...- -.-.--.-- ..-...' "...-....- ,.," . ... CttItr1buting..... _' . .. , , , " . ....... ......-. .~ ','~" ...." . . ..;;.....~::......&!.btv;. '1 ,: ". . - . '. .~ ':.:~, .. ~t.::<<'~ f:~r), ..,.,~-.;...~~ . -If. f () / 00 RECEIVED BOARD OF ASSESSORS Town of Nantucket ZONING BOARD OF APPEALS JAN 1 6,2007. TOWN.OF ( NANTUCKET, MA , (" LIST.OF PARTIES'IN rNTERESTINTHE MATIEROFTHEPETITION OF' .. ~ \,0 , ~ k PROPERTY. OwijER:.. ...~L(;'~M.\.... .\..;... ~CPb;:::S,,,,,: ~ f. \o.l~ . ~ MAILING ADDRESS... .~l~..... ~.~~:r. ..8. \~~CI" ..~...C. PROPERTY LOCATION.......s: ..?~r.:~~~.. .?dt(:~Q ....... . '. ('5S1L(.~7l! . ASSESSORS MAPfPARCEL... .,..... ............... It... ....'....~....., t.. .... ....... ........ ....... APPLICANT.... ~~~....... ......................... .... ............ .......-.. SEE ATTACHED PAGES I certify that the -foregoing is a list of persons w~o are owners of abutting property, owners ~f land directly opposite on any public or private street or way; and abutten of the abutters. and all other land owners within 300 feet ofth~ property lirie of owner's prop.erty. all as they appear~)O the most recent applicable tax list (M.G.L. c. 40A. Section 11 Zoning Code Chapter P9:. '. Section 139-29D (2) .~:..I.~..da?l t.TE ." . ~.U1.:/M~ ASSESSOR'S OFFICE Town of Nantucket , . , .. 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'" o 0 o 0: 0: .. . ~ ~ ~ ~ . ~ ~ . ~ ~ ~ . . . . . .-t r-I .-t .-t .-t r-t r-t Q r-t .-t .-t .-t .-t .-t .-t r-t r-t .-t M r-t .-t .-t .-t .-t .-t . . . . . . . ~ 11'I tn III 11'I 11'I 11'I tn 11'I 11'I an 11'I tn tn 11'I 11'I 11'I tn 11'I 11'I 11'I II't 11'I11'I11'I :E U"lU'll.tllllLOU"lLnll'lIl'lLOU'ltnU"lLOII'III'ILtlIl'lU'llllU'llttllltn o o N ...... 00 .-t ...... .-t J/o,oo . . RECEIVED BOARD OF ASSESSORS Town of Nantucket ZONING BOARD OF APPEALS JAN '1 6 2007 TOWN OF . N~TUCKEr, MA , {~ LIST'OF PARTlES'IN INTEREST IN THE MATTER OF THE PETITION OF' . . PROPERTY ~wNER:.....t\1~.~J.~....tD.-...~~h~b~..:A. S~er\At L . '. . '-.J MAILING ;DDRESS....c...Ib....~r;;h....~....~~.~~~..~~~ S~~ .? c--. , O\-("'e_J- PROPERTY ~~CA TION... '.:7.:!>' '~f'C:"'~""s..}... ..J....... ..... ............ ....... . ~. S5/~- L.tlJ ASSESSORS MAPIPARCEL... ,... II II' ....... ...... II' .,-, ,J. II I" .,.. II ........ II' ....... -~ ...A- p. ~r: L ~ APPLICANT.... .~.~~................".... '()'~O'I"" .\:-C ~... SEE ATIACHED PAGES I certify that the foregoing is a list of persons w~o are owners ofabutting property, owners ~f land directly opposite 00 any public or private street or way; and abutte" of the abuttersa.nd all other land owner~ within 300 feet of th~ property lirie of owner's prop.erty, all as they a.ppear ?n the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 13~. Section 139.29D (2) ... .. ...~.!...!8;...€~ 1 ofTS ." - .L..(l.d~~ ASSESSOR'S OFFICE Town of Nantucket . . , N 1'1 .. .. .. tIl M .. ~ o .... f-I E-f E-t E-t E-t lot .j.J en 00 00 tI) E-t tI) l1.I AS tI) f-t E-t E-t u IJ;1 IJ;1 Ii1 rz:I IZ1 IJ;1 00 tI) PQ tl1 0""""""" " ~ ~~~~~~~~~~~ ~ 00000001";1";013 ,.. r-- CJ'I r-i M 0 ('II .., I'd OOMrl<O00ll100 Pt r-f..... r-f .-i 0\ r-I rot CO 0\ r-I .. .. E-t Ul D) E-t Z E-t (J) tI] 0 E-t 00 IZ1 f1;1 E-t E-t tI) [11 CJ f!) 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P: tf.I l:J 0 ~ E-t H rz1 0 E-t H ~ E-t ~ E-t H 0 ~ lEi ~ ~ Ol ~ [:l ~ ~ ~ ~ ~ ~ ~ ~ ~ '"' 0 l- S ~:::~~~~~:~~~~~~~:~~~~~~~ rI N M ~ ~ <Xl ... rl rl '" ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ rl rl rl rl rI A " rl rI " rl M rl rl rl rl rl rI rI rl rl rl rl rl . ~ ~ ~ ~ lIS lllLnlllllllllU'lUlLnUllllLnLnLnUlU1I1lU"lll'llllll'lIllLnlll :E III III 11') III III III III U"l Lll III Ln III III III III III III U"I III III III U'l 1Il o o '" "- <Xl rl "- rl TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 1 1 ) I . - NOTICE . . ,1 J A Public Hearing of the NANTUCKET WNING BOARD OF APPEALS will be held at 1:00 P.M.. FRIDAY. MARCH 9.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket, MA, on the Application of the following: JANET P. MURPHY, TRUSTEE OF FISH LANE REALTY TRUST BOARD OF APPEALS FILE NO. 010-07 Applicant is APPEALING, pursuant to Nantucket Zoning By-law Section 139-31, the advisory "opinion" rendered by the Zoning Enforcement Officer, dated December 27,2006, in which he determined that a dimensional variance would be needed to alter/extend or demolish and reconstruct an existing single-family dwelling on a lot that contains about 2,125 square feet of lot area in a district that requires a minimum lot size of 5,000 square feet; and that a dimensional variance would be required to validate the lot area. Applicant argues that no relief by variance is necessary for the property, created pursuant to Section 81P of the subdivision control law, M.G.L. c. 41. Applicant seeks a determination that the alteration/expansion or demolition and reconstruction of the dwelling is, pursuant to the "2nd except clause" ofM.G.L. c. 41A, Section 6 and Nantucket Zoning By-law Sections 139-33A(3Xa) or 139-33A(4Xa) and (b), either allowed by right or pursuant to the grant of special permit relief. Applicant is seeking to overturn said "opinion". The Premises is located at 5 SPRING STREET, Assessor's Map 55.1.4, Parcel 78, Plan No. 04-58, Lot 2 and shown on Plan 05-12 as Lot B2 . The property is zoned Residential-I. ~Z~~ - THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~ ....,., c C- ~ .r_ -~'''~ ...e:", .:1" N 0'\ -0 w f-.) w NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 CASE N<QIo--o7 FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Janet P. Murphy, Trustee of Fish Lane Realty Trust Mailing address: P.O. Box 1260, Nantucket, MA Applicant's name(s): Janet P. Murphy, Trustee Mailing address: c/o Bruce P. Gilmore, 99 Willow Street, Yarmouthport, MA 02675 Land Court Pla][llPlan Book & PagelPlan File No.: Assessor's Map/Parcel: 55.1.4-./78 Lot No.: Locus address: 5 Spring Street, Nantucket Date lot acquired: _2/ -1./ 04 Deed Ref./Cert. of Title: 886-141 Zoning District: R1 Uses on Lot - Commercial: None./" Yes (describe) Rlesidential: Number of dwellings~ Duplex_ Apartments_Rental Rooms Building Date(s)i: All pre-date 7/72? ~ or C of O(s)? Building Permit Nos: Previous Zoning Board Application Nos.: State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities: Pursuant to ~ 139-31 Appeals ofN antucket Zoning Bylaw, the applicant is aggrieved by the decision of the zoning officer, dated December 27, 2006, which erroneously determined that a dimensional variance is necessary to reconstruct an existing single family residence on a legal, non-conforming lot. Applicant is further aggrieved by the determination that a dimensional variance granted by the ZBA is necessary to "legitimize" a property created pursuant to 981P of the subdivision control law, M.G.L. c. 41. Applicant seeks a determination that the reconstruction of a single family dwelling in 5 Spring Street (also known as Lot 2 on Plan 04-58 and Lot B2 on Plan 05-12) is, pursuant to the "2nd except clause" ofM.G.L. 40A 96 and 99139-33. A. (3)(a) or 139-33.A.(4)(a) & (b) of Nantucket Zoning Bylaws, either allowed by right or pursuant to the grant of a special permit. None I certify that thf~ information contained herein is substantially complete and true to the best of my knowledge, und,er the pains and penalties of perjury. SIGNATURE: ~O.' Applicant Attorney/Agent v' (If not owner or owner's attor , please enclose proof of agency to bring this matter before the Board) " FOR ZBA O~FICE USE Application received on:-\-J~illBY: ~ Complete: II Need copies?: \ Filed with Town Clerk:~'ili./ O]PlauBing u ar :_-_,_ llJ!ilding Dept.: --1-_"_ B~ tJ...1:}U Fee deposited with Town Treasurer:+7Z1gL.Q]BY:~ Waiver requested?:_Granted:_/_/_ Hearing notice posted with Town Clerk:-L-lllilIl Mailed:l~..Ql I&M:L..fi2t07 & 3'..l-'6J- Hearing(s) held on:_/_/_ Opened on:_/_/_ Continued to:_/_/_ Withdrawn?:_/_/_ DECISION DUlH: BY:_/_/_ Made:--'_/_ Filed w/Town Clerk:_/_/_ Mailed:_/_/_ DECISION APl)EALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03 JRN-3-2007 02:40P FROM: Jan 03 2007 2:46PM TO: 15083625344 500-325-7579 Nan~ucket Duildin, Dept. .. BUILDING AND CODE ENFORCEMENT DEPT. It. ~ TOWNBUlLDINGANNEx' ~ 37 WASHINGTON STREET P \)\ NANTUCKET, MABSACHUSE'lTS 02664 \~;j Telephone tiD8-228-7222 -"..J'! J' Tele Fob: 1508-228.7249 ~ .~'ft [I.IIIIrI-P~ber 27, 2006 Ed and Janet Murphy )>.0. Box 1260 Nantucket, MA 02554 Dear Mr. and Mrs. Murphy: 1ms Jetter is in regards to the division of the properties at 3 and 5 Spring St. (Map# SS.1.4, Pan:c1# 44nS,respectiveJy)under MOL. Ch. 41~ f81P. and the Zoning Board of Appeals relief required for these Properties. These properties are located within the Residential- ) (R-I) zoning district and require a minimum of S.OOO-square feet oflot 8l'ea and 50-feet of :fiomage. Based on the infonnation available to me attbis time, the followina relief is required for 3 and 5 Spring Street. The property known as 5 Spring St. bas approxi.mately 2, I 78-square feet of lot area and approximately 20-feet of finntage. making the Jot I1OIICODformlng in the R-I district. While nonconf01'lDiDg lots are alJowed to be created under the SJ-L exemption ftom the subdivision control law, said lots are afforded no status as to zoning (see the Smallq \I. Plannbtg Board of Harwlch and Cilgo v. Planning BOOI'd of Brat""ee line of cases). As such, variance relief is ~uired to legitimize oS Spring St. as 8 buildable property. AJgumf!J1ts to the contrary posed by Mr. Kevin MacDonald in his Jetter of September 26, 2006 appear to have .no basis in estabJishcd and accepted Massaehusctts case Jaw. Furthermore. until said variance reliefis obtained, the doctrine of'infectioWl invalidity" applies to the property known as 3 Sp.rina St., preventing new COnstruction, expaasion an.1 reconstruction of the existing structures, etc., from being approved. No direct relief for 3 Spring St. appears to be n:quired at this time. Jfyou would like to discuss this opinion further. please feel free to con18ct me. Mal.' stein Zoning Enforcement Officer Town of Nantucket PJe.e.......... .... - 8JIpeaI"".... apl... ..., be... wHb. :JlJ ...,. eltIIIIHIIb..... tb 7.0.... aooarca ., ~ ,.._ 10 IIl!l.,)lll1'fle T_4 or N'1UIbeM ZbI. CMI. P.l _-1..:,1 OCT-e3-2ee6 105:57 PM j I ~ I I At ! J I I I ~ i . - ",It" ;t"iil~ I ; -I ~ "i811l ~I~~~; I ; P.02 i . I ~ I I!!I' Ii 9 III. I ;lij ~ . 'if: \, \ \.. I ... ~ ~a~ I!il Ii ')tl ~ l'fC ,..,j '1' 11"1I: /tIf<< '" (6Ii /IfIIA1IIQlIltll ,.. llllJ:l~ li~11 dd= ..~ ,. IlIhl! ~I"~~ i~ I.~ · 21 WI .i; t, Slii $il IW; ~t. I ~ H ~ ;~ ~li ~ ~~I ~I ~~ .. 'ii i II I i ~ Ii ! ~ "II S ll. . d; I:~I ! 8 l i~~ i~11 I ~ ~ i I! !ii ORA~GE STREE'f ~ oMIroNV'lll s.. Bruce P. Gilmore, Attorney 99 Willow Street Yarmouthport, MaSsachusetts 02675 October 4, 2006 BY H.AliD M.arcus Silverstein, Zoning Enforcement Officer l'1antucket 13uilc;iing DepCirtment 37 Wa~hington Street NaQt1,lcket, MaElsachusetts 02544 Re: Three Spring Street LQt 1, plan NQ. 04-58 Nantucket, MaElsachusetts Dear Mr. Silverst,ein: I repreSE:lnt Janet l?,tv'!uIPhY, as TruEltee of Fish Lane Realty Trust, under Declar!'ition of Trust o.ated as of April 29, 2004, recoro.ed with Nantucket Deeds in BElok 886, Page 104 ("Mrs. MUrphy" ) . Mrs. Murphy owns the properties at Three and Five Spring Street by virtue of deed dated April 27, 2004, recorded with Nantucket Deeds in Book 886, Page 114. These properties are now shown as Lot 1 ("Lot I") and Lot 2 ("Lot 2") on plan drawn by Nantucket Surveyors, Inc., dated December 2, 2004, recorded with Nantucket Deeds as Plan No. 04-58 (the "~81L Planll) . I understand that yOu have received a let.ter from Kevin S. McOonald on behalf of Mrs. Murphy, dated September 26,2006 (the "McDonald Letter"). The McDonald Letter primarily addresses the status .of Lot 2, and I agree with the points made in it. I am writing this letter not only to reiterate thOSe points, but also tQ specifically address the status of Lot 1, whiCh is slightly different than that of. Lot 2. The 81L Plan was endorsed by the Nantucket Planning Board (the "Planning Board") on DeCember 13, 2004 on an "Approval under the Subdivision Control Law Not Required" ("ANR") basis pursuant to the provisions of Mass. Gen. Laws c. 41, ~81L ("~81L"). A.s you know, under ~81L, the Planning Board is required to endorse a pla:n on an ~R basis if all of the resulting lots contain struqtures that were in existence at the time of acceptance of the provisions of the Subdivision Control Law (Mass. Gen. Laws c. 41) by the town in which the land is located. 17 MarcuS Silvers.tein, Zoning Enforcement Officer October 4, 2006 Page Two In Nantucket, the provisions of the Subdivision Control Law were accepted ih 1955. Under th;e releVQ.nt case law, inclUding Cit;go Petroleum Carp. v. PlallXling Board of 8rail1 tree, 24 Mass.App.Ct. 425 (1987), it has be,end!::cided t-hatt.he lots. created bya plan endorsed asANR under ~81L do not have to meet the dimensional requirements of the.local zoning by-law, inclUding frontag€!, lot <;l.re<;l., <;l.nd setbacks_ At the Same time, it has been est.;;rb1ishedtha.t,: such an endorr;;ement doesnQt constitute a determination by the Planning BOQ.rd of the conformity of such lots wlththe provisions of the local zoning by~law. In the i.nstant Case, the 1181L Plan Shows the subdiVision of the property into two lots, Lot 1 and Lot 2, each of which is shown to contain a wood frame dwelling. The 1181L Plan also contains the statement: Lot 2 does not comply with Town of Nantucket Zoning requi.rements for frontage or area in RCH district but owner presents evidence that buildingS predate Subdivision Control Law. Planning Board endorsement does not cOhsti tute a determination of conformance under zoning. The Planning Board's endorsement of the 118lLPlan as an ANR pI-an under the provisions of 1181L indicates that the Planning Board was persuaded by the evidence presented that th~ dwelling .on each .of Let 1 and Let 2 p;re4ated the 19S5 effective date .of Sub4ivision Control in Nant1).cket. !jot 1 and L.ot 2 are l.ocated in a Residential Old ffist.oric ("ROW) zoning district under the Nantucket Z.oning By~law (the "By"law"). O"ndertne 13y-law, the dimension requirements for the ROH district are as follows: Minimum l.ot size 5 000 sauare feet Front yard $€!tback None Side and rear vard setback 5 feet Frontaqe 50 feet Ground cover ratio 50% Lot 2, which is the subject of the McDonald Letter and is not the primary f.ocus of this letter, does not meet the qimensional requirements of the Nantucket zoning By-law (the "By- ICl,w") in that it c.ontains apout 2,125 square feet .of land area. 18 Marclls Si1v~;rstein, Zoning Enforcement Officer OctQper 4, 20.06 Page Three (I unde:t;'$tand thatM:rs, Murphy has acquired additional land to merge with Lot. 2, but again since Lot 2 is not the focus of this lett:er, I will not addres.sthis i.ssue here,) Lot 2 is also nonconforming as to frontage having 20 feet of frontage on Spring Stre~t; as to side yard$etbackhaving setback on the west of about 2.7 feet; and as to rear yard setback (at least without the merger of additional land) having setback on the north of about 1. 6 feet. Lot 1 complies with all dimensional requirements of the By- hl.w, with the exception ox side yard setback, currently having setback on the west of about 1 foot; however, as indicated on the ~81L Plan, a portion of the existing dwelling on Lot 1 will be removed toprillg.Lot 1 completely into copformity. Lot 1 has lot area of a.bout 5,242 squa:r:'e feet; frontage on Spring Street of aJ:)out 61.62 feet; and except as noted above, conforming front, side, and rear setbacks. The dwelling and shed on Lot 1 also are well within the 50% ground cover ratio. As stated in the McDonald Lette.rand supported by relevant case l.i:l:W, . while !i81L .allows the creation and separate conveyancing of nonconforming lots containing structures that predate the Subdivision Control Law, it does not confe;!;" allY rights. under zoning . Thus ( it is subseq).l~ntwork on the struc1:.u.res On the;! lots sO created that triggers the need for zoningrel ie f , Lot 1 will be rendered a completely conforming lot under the By-law with the removal of the small section of the dwelling that encroaches into the side yard setback on the west. Once that occUrS, the only theory under which Lot 1 arguably is not buildable as a separate, valid, conforming lot is that it is tainted by infectious nonconformity under the Alley v, Building Inspector of Danvers, 234 N.E.2d 879 (1968) line Of cases, because it waS created bya plan that created a second lot, Lat 2, th~t is nonconforming as to frontage and area, Here it is necessary to turn to Norwell-Arcb, LLC v. Opdyke, 12 :LCR 208 (2004),particula:t:"ly when dealing with singl~or two :Eamily dwe1lin.Sl;l,;;l.S in the present C;;ll;le. In the 1{orwell-Arcb c:;afle, Justice Trom1::>ley f<;lut:ld that the. p;!;"ovisions of galL must be read in conjunction with the provisions of Mass. Gen, Laws c. 'lOA,~6 ("c~ 4DA, !i6"). Single family dwellings that have been rendered nonconforming by virtue of the endorsement of an ANR Plan under~81L are entitled to the same protections as other nonconforming structures under the second "except" clause of c. ~FOA, ~6. Fo;!;" such nonconforming $tructures to be altered or 19 Marcus Silverstein, Zoning Enforcement Officer October 4, 2006 ;page Four extended, the Zoning Board of Appeals (the "ZBA") must first find that the proposed change ia C'm intensification and, if so, must then consider if the proposed change is "substantially more detrimental than the existing nonconforming structure or use to the nei,ghborhood." In oth.er words, nortc<;mforming struct1..lres crei;!.ted uncier ~8JL !ire treated t.he s.ameas p:te~El)tisti.ng, non<;:onforming etruct1..lres on pre-existing nonconforming lots. It follows from. the case law that if Lot 2 is to be treated as a pre-existing nonconforming lot with a pre-existing nonconforming structure, it does.not taint Lot 1. It also fol1pws that if, in the absence of the remoVal of the wart on the dwelling On Lot 1, allch dwelling would be treated as a valid pre- existing, nonconforming structure, then upon the removal of the wart, Lot 1 becomes a fully conforming, freestanding buildable lot. aa.sed upqn the foregoing, it is our understanding that if complete building permit applications for Lot 1 are filed with you showing no zoning nonconformities ana otherwise complying with all requirements of the By-law t.o (a) remove the side yard setbaclc encroaC.!1ment on the west; and (b) constru<;t additions to the e~dsting Structures on Lot 1 and/or construct additional conforming str1..lctures on Lot .1, you will not require any relief from the ZBA, without regard to the status of Lot 2. :PlEla.se indicate your agreement with the foregoing by signing a cQPy of this letter where indicated below and returning it to me. Lot 1 is the subject of a pending purchase and (3ale ag.reement. Sara.h. Alger 1iepr~se1'lt.s tl:1e prospective purchaser. As a matter of <;:ourt.eSy,I would i;!.pp.reciate it if you would please provide her with a copy of your signed agreement to this letter. If you have any questions or need anyth,ing further, please d.a not hesl tate to can me, Thank you fqr your at tent ion to this matter. Sincerely, 13-~ 7 6~)~ Bruce ;Po Gilmore ({F4) I; I I I HPG! 20 t-larcus Silverstein, Zoning Enforcement Officer October 4, 2006 PClg~Five IJ.C: Mrs. .Janet P. Murphy Andrew Vorce, Planning Oirector Sarah F. Alger, Attorney I have reviewed the foregoing letter and agree with its cOnclusions ~;pec.ific:ally with reference to the status of Lot 1 on plan recor<;ied with Nantucket Deeds as Plan tilo. 04~58 and the issuance of permits for th~ construction of structures and additions thereon. Mi'irC1..tS Silverste:i.n, Zoning Ehforcement Town of Nantucket 21 Sarah F. Al~er, PC 5082288004 p.8 Oct 24 2006 13:53 CITE AS 12 LiCR 208 NORWELL-ARCH. LLC. v. EARL S. OPDYKE m, ABIGAIL R. croWS. and G. BRIAN SHONTZ, as members of the NORWELL ZONING BOARD OF APPEALS Misc. Case No. 285113 May 24, 2004 Charles W. Trombly, Jr., .lu8tice NIIIIICtI.~ ~1/II""fIIINr~B~ III Bmt.1IU .t "", n- II,{ 'M .4111Jpt>>a ., "" SuII.... C4MIn1l .r--.S'lIAufReat ,.~ The Norwell Zo!IinI BoII:d coWl! IIlIl llitopIy dmy allJlCClal permit to ah&lr. noaGOlllbnlalnlltNlltunI-17 'becIIuIe 1bc IINCt\IrC lIad been reudeIed DIlIICOllfi..~ by III ANa divilAOD pwauant 10 f81L bat would u'\'C to tIdanDlM whelbec die propl)W would aDllity cxistin& llOOConfbrmiCics. ORDER ALLOWlt~ PlAINTIFF'S MOnON FOR SUMMARY JUDGMENT AND DENYING DEFENDANTS' CROSS-MOTION iFOR SUMMARY JUDGMENT AND ORDER OF REMAND O.n November 12, 2002, plaintiff Norwell-Arch, Inc. ("'NonveU..Arcb"), filed this case pursuant to G. L. c. 40A. ~ 17, appealing a decision of the Norm:Il Zoning 'Board of Appeals (the "ZBA', denying its application for a spe- cial permit Uilder Sections 1420 and 1642 of the Norwell Zoning Bylaws which would allow it to constrUCt an addition tD a nonconforming single family dwelling. As pennilted by O. L Co 40A, ~ 17, tbe ZBA did not file an answer. Norwell-Arch then filed a request that the case be assigned !bra pre-triaJ conference, whi(;h the court schl~uled for September 29,2003. At1he confer- ence, OOWlSCJ discU:iSed the case with the court (Trombly, I.) and concluded that the l:;ase could be decided upon the filing of mo- tions for summary judgment The motions, which had not yet been filed, were schedulc,d for argument on November 13,2003. On November 7,2003, Norwell-Arch filed its motion for swn- mary judgment. together with a memorandum in support, and supporting exhibits and documentation. On November 10,2003, the ZBA filed its ci'I>ss-motion for summary judgment and mem- orandum in support The court (Trombly, J.) held a hearing on November 13, 2003, at which the cross-motions were argued and taken under advisement I find the material facts to be substantially undisputed and to be as follows; NOR WELL-ARC~, Uc. 1. By deed dated September 27, 2000, alld recorded at the Ii lym- outh County Registry of Deedsl in Book 18915, Page 6, Nor- well-Arch acquired a parcel of land containing two single femily dwel1mgs situated on the northerly side of Grove Street in Nor- well. Both buildings had been in existence since before the Sub- division Control Law went into effect in Norwell in 1953. The parcel conveyed was shown as Lot 2 on a plan referred to in the deed, a copy of tile plan is attached hereto as "Exhibit A." 2. The land whkb is the subject of this litigation is locat.:d in Residential District A and in the Norwell Aquifer Prote:tion (Overlay) District which requires a mini mum lot size of ant acre pursuant to Section 2421 of the NorweU Zoning Bylaw_ (paragraph 3 omitted in original.} 4. On January 7, 2002,1lte Norwell Planning Board endorSt~ as "Approval Not Required" a plan subdividing the aforementkmed Lot 2 into two new lots. designated as Lot 3 and Lot 4 (the .. ANR Plan''). The ANa Plan WB$ entitled to endorsement pursuant to (l L. c.41. ~ 81L, whereby. plan is entitled to endorsement iftbe planning boImJ determines that two or more buildings were standing on the land being divided when the subdivision control lawwcnt into effect in that community,.and each of the new lots holds one of those structures. A copy of the ANR Plan showing Lots 3 and 4 is attached hereto as "Exhibit B." S. On April 22, 2002, Norwell-Arch conveyed Lot 3 as shO'l" non the ANR Plan to Keith A. Hague and Angela A. Hague by .;ieed recorded in Book 21943. Page 83. The ANR Plan was also re- corded at that time, in Plan Book 45, Page 500. It appears tilat Lot 3 does tlot confonn in some respects to the provisions of the .~or- well Zoning Bylaw, bUt is oot at issue in this case. .6. On September 17,2002, NQrwell-Arch submitted an applica- tion to the ZBA seeking a special p,elitlit pursuant to G. L. c. 40A, ~ 6, in order to construct an additioh to the single family dwelling on Lot 4 as shown on the ANR Plan. This proposed addition, ac- cording to Norwell-Arch, would not increase the nonconforr:<ling nature of the dwelling and would comply with all applicable: property line setback requirements. Z 7. At the time Norwell-Ar-ch 's ~lpplication was submitted, l.ot 4 was already nonconf<lnning in that it did not confonn to the frontage requirement of the NotWell Zoning Bylaw, having only 50.81 feet of frontage, considerably less than the required 80 feet. Its width at the required setback line was also inadequate. being less than the required 150 feet. rn addition, the exi!.ting house on Lot 4 was nODconfonning with respect to its side set- back line. 8. TheZBAconducted a public hearing on Norwell-Arch's appli- cation on October 16, 2002, after which it voted two to olle to deny the application. The ZBA's decision was filed in the oJTIcr: of the Town Clerk on October 30, 2002. In its decision and at the , I 1. All reft.m:lces herein tD :ec0lded iDlltrumellls or plans rela1c to iecms recmded at tile P~ymDIlIb County Regisuy ofDccds. 2. tn MlIJcl1, 2002, Norwell-Mh submitted an application to the ZBA slIl,]dng pennlSsi~1I to raze the e;tis\i1l8 blliJding OIl Lot 4 and to replace it with. new building. This appJiatIiOil was deflied by the ZBA fer several reaaons and i 5 the lubjll<:t ohn appc.al by Norwdl-An:h ill Land Cowt Misc. elSe No, 2S:!462, which is slill pemding before this court. Oct 24 2006 13:54 Sarah F. Alger!. PC 5082288004 p.9 Land Court Decisions-ZOO4 Volume 12 CITE AS 12 LCR 209 hearing. the ZBA informed Norwell-Arch that its application should have sought a wzriance, rather than a special permit, be- cause Lot 4 "wunon-confonningas aresuhof... [the] .. .sub- division under 81L." ... "Summary judlgment is granted where 1here life no issues of gen- uine material fact. and the moving party is entitled to judgment as a maUcr ofDaw." Ng B1'03. Ccm.rtr:. Inc. v. Crarmey. 436 Mass. 638,643-644 (2002); Mass. R. Civ. P. 56(c). J find that there are no material facts at issue and that summary judgment is, there- fore, approprlllte in this matter. Norwell -Arch aVerTed in its appIi~ion that it. as the owner of a nonconforming lot containing a oonconforming single family dwelJing as a result ora plan cndorsedunderO L. c.41, f SIL, was entitled to a special permit finding under a L. c. 4OA, ~ 6, which would allow it to consbuct an addition that would not in- crease the oonconformingnaturc of the existing dwelling and would comply with all applicable property line setback require- ments. For this position. Norwell-Arch relies on the second "ex. cept" clause of a L. c. 40A. f 6 , J, providing zoning protection for single and two-family residential stnlctures. G L. c. 40A, ~ 6 provides in pertinent part, that: {c]x:ocpt as hereinafter provided. a zoning orduulJ1ce or by-law Shall not afll)ly to structures. . . lawfully in exis1eDc:r. , . . before the first publication of notice of the public hearing on JUCh ordi- nance or by..lawrequired by section five. but shall apply. . . to any reconstroCUOIl, extension or structural change. . . exc4lJJt where alteration, reconstruction, extension or structUral change to a single or two-family residential structllre does not increase the noncoJDfOl1l1ing nature ofsaid structure. (emphasis added). Norwell-Arch further relies on Section 1642 of tile Norwell Zoning Bylaw wbich states, "[a]5 provided in G. L. c. 4OA, s. 6, a nonconforming single- or two-family dwelling may be altered or . extended pro'vided that doing so does not increase the ilonconforming nature of said structure." . The ZBA argu,:stbat No~U-Arcb is not entided to any zoning protection under G L. c_ 40A, ~ 6, because Lot 4 is an unlawful nonconforming structure e$tablisbed by Norwell-Arcb's own voluntary act pursua..'1t to G L. c. 41, ~ SIL. Neither Lot 3 nor Lot 4 as sbown on the ANR Plan were in compliance with the Nor- well Zoning Bylaw in effect at the time the ANR Plan was en- dorsed. The ZBA, therefore, contends that Lot 4, lacking suffi- cient frontage and width, and having a structure thereon which is in violation of several set back and side yard requirements, is not a lawful noncclllfonning structure but rather an unlawful struc- ture with no zoning protection afforded to it. Thus, it argues, Norwell-Arch must first seek and obtain a variance to bring the lot into zoning compliance before it may perfonn any akerations or changes outside of the existing footprint of the existing struc- ture. Norwell-Arch contends tbat it does not matter how Lot 4 and t tle dwelling thereon came into existence and became nonconfonning. and that 8 nonconfonning single family dwell- ingmay be treated 85 lawfully nonoonfonning when tlu: nonce n- funnily was established voluntarily under a L. c. 4 J, ~ 81 L. !>ee Goldhi1'8h v. McNeJlr, 32 Mass. App. Ct 455,459 (1992 )("rn a p- plying the seeond 'except' clause of Section 6 and the ':>y-Iaw to the presClrlt llttuCture. the appropriate focus is not bow or wl1 en the nonconforming building came to be used as a singlc:-famly dwellmg. Rather, dJe question is whether the proposed chanE e5 . to the noJlconforming residential stnlcturc will jn<;rease its nonconforming nature."); Serle/r.a v. 1bwn of Winchesier Bd. of Zoning AppNlls, I LCR 91, 92 (J 993) (Misc. Case No. 183095) ("A nonconfonning single or two-family structure is notdisQUII- Hied from being treated as lawfullynonconfonningunderG. L c. 4O,A. s. 6 even iftbe nonconfonnity was established by a vllri- ance"). Clearly, the General Court intended to provide special f'rotecti In for residential structures in existence before the adoption oflne subdivision contrallaw in each locality when it added the two building exception to G L. c. 41.811... in 1953. Citgo Petrolellm Corp. v. Planning lJd. of Braintree, 24 Mass. App. Ct. 425. 427 (1987); a L. cAl, ~ 81L (excepting from the subdivision cm- trollaw the "division of a tract of land on which two or m<ore buildings were standing when the subdivision control law went into effect in the city or town in which land lies into serarate lots on each ofwbicb oneofsuch buildings remains standing"). Simi- larly, single and two-family residential structures enjoy prefer< n- tial zoning treatment under the second "except" clause .)f G. L c. 40A, ~ 6. The second "cxc.ept" clause ofU L. c. 40A. ~ 6, pro- vides residential structures preferential zoning treatment when the proposed changes to a nonconfonning residential structure will not increase its nonconfonning nature. Goldhirsh, 32 Ma is. App. Ct at 458-461 (discussing board of appeal's Icview of no~conforming structures under G. L. c. 40A. 9 6). To fully plO- tect single and two-family residential structures, a L. c. 41 ~ g 1 L, a."ld c. 4OA, ~ 6, must be read 1ogether_ The Special PemH Granting Authority, in this case the ZBA, cannot merely deny t~e request on the grounds that the: structure is nonconfonning a:; a result ofa <1 L. c. 41, 81 L enoorsement, without first detennln- iog "whether the proposed changes to the nonconfomling re.i- dentisl structure will increase its nonconforming nll.tIJre." {d_ at 459. By skipping this review, tbe ZBA effectively negated G L. c.40A, 9 6, rendering it meaningless in this context. The initial question under the second "except" clause does not gtJarantel: a nonconforming residential structure zoning protection, but it does guarantee that the local board will at least make a detenlli- nation as to whether the proposed change to the nonconformi ng residential structure will increase its nonconfonning nature.3 As set forth in Willard v. Bd. of Appeals oj Or/ean,f, 2S Ma is. App. Ct. 15,21-22 (1987), the Appeals Court held that an appli- cation for changes to a noncoJlfonning residefltial structLre 3. Th.e Sp~ia1 Pumit GnlnUng Autburity still ~l&ins discn:liorwy IlU1hOOl)' to deny II permit plO\ided sucb denial 13 oot based on legally IUdr:nabIc or atbitmy and copricious punds. Davis 'Y. ZoIliJlg Bd. ofChat1li1M. 52 Mass. App. a. 349. 355 (2001). Momlvcr, II "local bmrd of appeals brings to the matter lID iDtin1atc \IIIdl:rs\aI)(\ing of Ille: ilDmedintc; circunu:tan"es., of local conditions. .."d of :he backgroWld and pUlpOScs orthc untiec "'j-law . ' .M Fj~imo"ds, 2 J Mass. A pp. Ct. at 51. Oct 24 2006 13:55 Sarah F. ~~~er, PC CITBAS 12 LCR 210 "requir{ es J a board of appeals to identify the particular respect or respects in which the cx.isting structure docs not confonn to the requirements of the present by-law and then determine whether the proposed alteration or addition would intensify the existing nonconformitics or result in additional ones." If the board an. swers this initial question in th~ negative, finding that there will be no intensification or addition. the applicant is entitled to a spe.- cial permit tmder the second "except"' clause ofa L c. 40A. f 6. and any implemcmting by-law. If the conclusion is otherwise, the applicant wUl then be required to show that the proposed cbange will not be "substantially more detrimental than the existing nonconforming strocture or use'io the neighborhood. II [d. at 21; Fitaimonds'V. Bd. of Appeals ofClaat1uJm. 21 Mass. App. Ct. 53, S6-S7 (1985); G. L. c. 40A. f 6. Sucb a result is entirely consistent with the well settled rule that just because a lot can be divided underGo L. c. 41, t 81I.. does not mean that the: resulting tot will be buildable under the zoning or- dinance. Smalley v. Pl4nning Btf. of Harwlch. 10 Mau. Apt). Ct 599,603 (1980). See also Bi.rson v. Plannilfg Bd. of Dover, 43 Mass. App. Ct 504, 506 (1997) (planning board's review of ANR plan confined to detennining whether plan shows a subdi. vision). What a local board cannot do, however, as the ZBA did in the instant case, is deny an applicant a a L. c. 4OA. ~ 6 finding without conducting the proper zoning review. FilZSlmonds, 21 Mass. App. Ct. at 56 ("the board should first have considered whether the alteration fit the 'except' clause and, iftbe answer was no, gone on to the question of 'detriment'''). In the mstBnt case, the ZBA made no determination as to whctberthe proposed changes to the nonconforming residential structure on Lot 4 would increase its nonconfonning nature. Based upon the foregoing, it is hereby ORDERED and ADruDGED that Norwell-Arch's motion for summary judgment is ALLOWED, and the ZBA's cross-motion for summary judgment is DENIED; it is further ORDERED and ADJUOOED that the decision of the ZBAdcny- fig Norwell-Arch a special pennit fmding was in excess of its authority a.-.d 1S annulled; and it is further ORDERED and ADJUDGED that the matter be remanded to the ZBA for further proceedings consistent with this order; and it is further ORDERED and ADJUDGED tlIat the ZBA shall, within six.ty (60) days following the date of this decision, conduct a public lieanng ]n Uns .matter and shall render and hIe Its deciSion With . the Norwell Town Clerk within thirty (30) days thereafter; notice of such hearing shall be given pursuant to G L. c. 4OA, ~ 11 and c. 39, ~ 23B, and such hearing, and the decision issued pursuant thereto. shall conform to the requirements of G L. c. 40A, ~ 15; and it is fu..-(ner; ORDERED and ADJUDGED that this court shan retain jurisdic- tion for purposes of any necessary review of the board's further proceedings. So ordered. 5082288004 F. 10 NOR WELL..ARCH .I.L.C \ Ricbard Serkey. Esq. Winokur Winokur Se:r:key & Rosenberg, P.C. 81 Samoset Street Plymouth, MA 02360 Appearsfor Plaintiff Robort E. Galvin, Esq. Galvin " Galvin, SP 10 Enterprise Street, Suite 3 Duxbury, MA 02332-33] 5 AppellTf for Dtifendant t- "D&t..... \ \ ._, - ~- -~- -- ==== -._7>S=- t _~.~ _......,~-- _11.. .... $ 1- (D) ... \ . "7/7 \ /-\ \ ,:- ~Jl (~-~ /~.. ~: \. .. ... . ..--, ~:;;.~ ~C.!:;'-'\--l =';;'A~:l. \ \, ) ~ _..~ \(;::~ .,::'/: ''1 ~ oX. .~. '~~lljfjU ~ - -- -.- - .~-..:- --- '~~'Io._ '_11lJC'o"""" '~-'4&:l3l-a\l'-'- t:=:::=:..,.. ;:=~ , i~~ == ~ ~..... \liiI' --- ~.,.;. (,.. ~ "':.j:' NOII'>l:~L IIASS- -':"1'.~~'" ~ 1lI1~~~.1 t Oct 24 2006 13:50 Sarah F. Alger., PC 5082288004 p.2 Sarah E Alger E-Mail sfa@nantuclret.net Sarah E Alger, Be. Attorneys at Law Two South Water Street Nantucket. Massachusetts 02554 Aliaon Sweet lieff E-Mail asz@nantucl<et.nct Telephone (508) 2284118 Facsimile (508) 228.8004 October 24, 2006 FAX: 508-325-7519 Marcus Silverstein, zoning Enforcement Officer Nantucket Building Depa~tment 37 washington Street Nantucket, Massachusetts 02544 Re: Three Spring StIeet Lot 1, Plan No. 04-58 Nantucket, Massachusetts Dear Marcus: Thank you for sending me a copy of Norton v. Town of Duxbu;~'y Planning Board, 12 LCR 173 (2004), copy enclosed. I am writing to supplement Bruce P. Gilmore's October 4, 2006 letter to you and t.o address the issues raised in that case. I would agree that'the Norton case would be dispositive of the issue at hand if the facts were the same, but there is a critical difference between the facts in the NOl.-ton case and th,;! facts in our situation. That difference is that, in our case, we are dealing with two residential structures, each used since a time prior to the acceptance of the Subdivision Control Law in ~antucket in 1955 ~s single-family dwellings, one on each lot, whereas in Norton, there was only one dwelling and a barn. For that reason, I continue to believe that Norwell-Arch, LLC v. opdyke, 12 LCR 208 (2004), copy enclosed, is the controlling case in the matter at hand. The facts in the Nor~ell-Arch case are identical to those in our situation. Two lots were created by a plan endorsed on an ~Approval under the Subdivision Control Law Not Required" ("ANR") basis pursuant to the provisions of Mass. Gen. Laws c. 41, ~81L {lIsB1L"}, one 0= which is conforming and one of which is not. Each lot contains not just a structure in existence at the time of the acceptance of the provisions of the Subdivision Control Law, but two residential structures - single-family dwellings - that are entitled to special protection under Mass. Gen. Laws c. 40A, Si6. Oct 24 2006 13:50 Sarah F. Al~er, PC 5082288004 p.3 Sarah E Alger, RC. Marcus Silverstein, Zoning Enforcement Officer October 4, 2006 Page Two It is significant that the Norwell-Arch case was decided b)' Judge Trombley, the same judge as in the Norton case and in the same year, 2004. In fact, Judge Trombley decided Norton first, on May 10, 2004, and then, only fourteen days later, on May 24, 2004, decided Norwell-Arch. The crucial distinction that Judge Trombley is making between Norton and Norwell-Arch hinges entirely upon the existence of the two single-family residential structures in the Norwell-Arch case. For that reason, Norton and Norwell-Arch must be read together. The doctrine of infectious invalidity found to apply in Norton is not found to apply in Norwell-Arch because of the special protections afforded single and two-family structures under Mass. Gen. Laws c; 40A, ~6. For this same reason, the doctrine of infectious inva~idity should not be found to apply t:o t~e subdivision of the land at Three and Five Spring Street. I understand that you intend to discuss this situation wit}l Town Counsel and to have a resolution by this Thursday. I would ask that you include this letter, as well as Mr. Gilmore's lett~=r and ~~vin S. McDonald's September 26, 2006 letter in your discussion. If you have any questions or need anything further, please let rr~ know. Thank you for your consideration. SFAI /i~ Enclosure cc: Bruce P. Gilmore, Attorney Andrew Vorce, Planning Director Oct 24 2006 13:50 Sarah F. Al~er, PC ...~ < / Land Court DeciaioDS-2004 hQl N)":r, Bsq. 40 School~ FraminS'bm. MA. 01 '701 AppunlOl' PI1UndJf Wayne {#'!~llIC, Esq. Glickman, Supran " 1CIIce1..-.d II HIIn'IIrd Street P.O. 80&2917 Worceatcc, 'MA 01613 AppetmI,{Dr~ Robert F1erman, Esq. 618 M..sac:h~ A..... Slli~ 600 ' Cambridlec. MA 821351 .4ppamr far Dt;/tmrJrutt ........ ~fP. . . .. 4 ~.~J.-~, ~~\. ~ ~~.,)~,je , ('~ ~ iL- ~.\\ ~ ..\t~ ~~. ~o. ti\ .;:. 'tAL- , (\~J#I' ~..~ .v " ; A. ~, \.; J.~. #.Jo ~ ~l ~ ~. ~ ~CO" V~. '" , 4~ . \ i~ ,~ 1-".{.~~\ ~V\( . ~r .,"~ '\,., V ~e.. _ 5082288004 p.4 Volume 12. CUE AS 12 LCR 173 - R.OBERT P. NORTON aad NARY D. NORTON v. PEI'ER. DONAHUE, waLIA'" ZACHMAN, ,GEORllE WADSWORnf. DAVID MAT'I1mws. AMY MacNAEi, aDd ANN WELD. as Ihe=y GDIIlpIisc the TOWN OF IIUXBl iRY PLANNING BOAItD Misc. Cue No.. 256473 ROBEkT P. NORTON 8Ild MA,-"V D. NORTON Y. :BIJZABEJ'R LEWIS, PAUL KALOUS, SALL Y WIU ON. $TBPHEN JOJlmS, and THOMAS McCLURE, II 1Il1:)' WalljA;""1hcTOWN OFDUXBUll.Y mNlNQ IJOARIJ OF APPEALS. ad RlCHAItD MIICOONALD. Dm.ECr6I~ OF INSPECTIONAL SBIlVlCES FOR. THE TOWN OF . DUXBURY Misc. o.t~ No. 283993 May 10, 2001 ChtIl'lu 11'. 1hmrhlJl. n.. kltJee A:"':;=""" .., 'M .....t"MlHf I_ . - ~ --- ,,- ClIdIef .. II ~ r41bdr ANI .. dlddilla JIUlI!:If\y .. ..............,..t~ pIMtI1IdtriI~1lIW ""lIk... ....PIL.......docIdDl;lIf...... ~ltIrNd _1.-- .,. llllil.u.a pcrIIIItI .. . ...1IIIiNiPa ClII1be ~1enI1ot ta::au..... CllIIlr ~ woll1.4M-tY a.-.I )'Cl'-_____ De:CISIONOM ~SFOR SUMMARY , JUDGMeNT . These CIK$ arise out of the desi~ of plaintiffs RoI:lCrtP. Norton IIld May D. 'Horton (cb= "Nortoos".l to div,dc the bmd Oft which their Ibome and a bam BtC 101:a* into two pa=1a. $lid ~nd beln& ~wa as 11IIII "...... 180 Tlcmont .s~et 10 Duxbury. In LaJJd Court Mi9c.. Cue No. ~1J dac Norioauppcal, pumaaolto G. L c. 41, i 8JBB,IUlccisiofl orabe c1eflmdaDt Town of' Duxbl.uy PI.-.nlng Board (the "Plimmn, B08r1J ~1\1$Inl ~ endorsc~ a pIaD wl1i!:1l they ca~lCd to ke sub- riUed 10 <<he 'Planning B0an2 wid! a ~ tbM itt.e emIol'SCd as one not ~linI approval .er d!c SubdivWon Cootn,J Law . (tile 4?lanninJ SoaN C&5Cj. III Land COtIrt Mise. Ce:;c No. 243993 cbCtNorloosappc:al,pumIIlDt toG. L. <l. 4OA. t 17, J doci. Jioa oIlhe defendant Town ofDuxbutyZoniIlg Board or Appab ("'ZOA") uphoIdlcl.. dc:d sian oftU Dil'ClCtoroflnspcOlional SOl'- ~I ("lnspoc&oal ScI"ViocaM) (\:oJlcctivelys tho "munjcij)al de- fendants") re:flJsinc to i$NO ~ Nortons a buildillll permie which woold aJlowthem todemolim Ehebam and eonstructasinglt. fam- I . d 6LSl.-Sae-80S '~d.a IUJPilna ~.~on~uew WdGy=t 900G ~2 ~OO 6. ncA'NR PIle show& Lot A U~j.six tcrrtll,. of an lu;ro (25,986 square feet) Imd .... 42.49 Rel of fi'onCago on Tn:- TheNorfoosfiW tbcZBACIIlICClIl Scpec:mbcr23,2002. Thcmu.- IDCIIlIt Street. Lol B on die ANR PIm COIlIains lliuetJ-two t.un- ilicipal cIofcndants filed M 8IISWa" OIl Odobcir 9, 2002. 00 J.-c cIreddIs afllllllCiC (40J)40 fiCiIUIIe feet) and WOIiI4 ha'\'C two huo- 12., 2003, the: ZRA. filed a moCb1 for s....mlliy jlIclsrDcat in tba 4hd face of IiioaIaao OII1'rcmDDi Street. The uislirl& bowe is IIOW CDDIOIicJatod CUClI, foJIedaer with n a16GaYit of RichInI loAllCd on Lot A while tile cWitiRg bem in located 0;\ Lot S. . Ma.c:Dcnald, Md. raeznorandum ill .apport of the motion. 'l"he 7. Cummt zoninI by.taws for b Tmm of Duxbury require a Nortoos'fiIed a CIOIHJlOIion fOr IIUtDftIIrY juclgnzll on Sepcem- miJIinUD IRa of forty tboIa$nd (40.000) square fat and n ,mi- bel' 16, 2003, to,ptbot wi1h .. DIlIJJJGtalldum ia lDIppott. . SbI~ mumftom.seofrvro hundredfcet ror lend iG thedistrlctinwhic:h mOilt C1f 1llllSispotcd malel'M) facll, and .ft'kimbl or P.l J. the NortGiI property is Jocdcd. '1bus,. while Lot B on the .ANR ,. Drisc::o~ a1d Anthony La <keeL Tb6 tnuniaiPaJ-dCfimdBnts fi.lc4 ,,' Plea would ClOItIply.ith thetc teqUiremem. Lot A w()tl!d ntllll1 , II memorandulU ill oppasition t~ Ihc ~' crou-moIiOll 011 .&ti~ the house an Lot A would abc be irl viol2llion 01 tb4: tX:tobcr 27, 2003. On 1'Iovenib<< 4. 2.003. . ~. ... _14 licloyanl__t roquirClDCr1tnmder 1M cuimIt zoning by-llws (Tlembly. J.) at "".~ .- CIV"~_DU for ~IIIIIIIWY .i*'.... bec:auIc. at its aeamt poblt, it 'A'ClUkI be only ,.4 f"cc.t from the 'WCI'C~end taken Wlden4viaOfNDt. pqlOICldlidaJl'R'llClftY line. lftb,l81Iwc:n to mnaio 00 Lec B, it too would be in vi()ldi(lfl of1lle tideylud setback Rlq"il"(:l11eRu. 8. Tho Nortons' ANRApplilatiw i()~ht the FlalnniaS Doei'd'. eD40ncment on two grollfllls, tho tint beln& Ib~ "(t)bc divi sioo orttlo CnId.oflllnd Iibown OQ the pJ_ ill not asubdivi.ion because enrj lot ~ OCI. the plm has fian.b&c of such diiCanee 115 is preseatly ftlq1li~ by the Dax,buly Promcttve By.law \IIIder :ic:c- don SOl wbicb rcquin:a 200 ftct for an=ct1on of 6 bulldin!: OD lAIc:b Iot." In oCba"wClI'da. the Nortons &ought endOflClllBIII be- cauICl tile lot $LJwgh110 be built upon (Lot B) eompiied witt IJO ftufdllBe and uea rcquircm;ntl. 9. 'The NG'tQa8' aa;ond grourteI& for seckms A'NRCI'ldonerlleil' WlIlII thoif' coatcotDt that Chc; pi. ~licd With lhe Rqllire- rncmsofG. L Co 41. i81L.bc:cause'1t)bcdiviiionoftbe ....:tof . land showa an the [ANR] ,1M is IJ(lt a subdiVisiorll.ecausc twD or more b1riktiDgs . . . were aClIldiD8 011 the land pric:r 10 A\lgust Oct 24 2006 13:50 Sarah F. Al~er, PC CITE AfJ 1 Z LeR 174 ily ...ideDc~OD Cbcncrwly ClCl&1cd lot.shown QIltho plaD submitted ID the P-1iD& 80erd (me"'ZBA c:uc").\ 'l"Iac NodDIlIS filed 1he PlanniU& Bomt cue OIl May 13, 1999. AD auwer wu ftlecl by 11Io PIaaina Board 011 May 19, 1999. OG Jpnc 6, 2000,_ t1ae PWmina Bo.-d filed . IIIDIiDo tbr IUmmaI)' jqment" lJoKcdaa'with aftidavitl ofRabert S~ Troy aIClTbomu Bmadrick. 1bc PlIuull8a Board', IDcmoalDdain In NppOr\ 01'_ motkm WliI filed (lIl July 11,2000. OIl A1IJ'* 10, :ZOOO. cho NortOll& flltA . ctD8I-motion foIr ItIlIUJ1W)' j~-, .. opposi- tion to die "1lUIiII& Board'. mod..: _ . tPricf in IIIJIIlOI't of' their motiaa fer audIIIWJ j1lClp\C:llt. Ak alMMas OIl Avpst 17, 1000. 0.' Justice Peter W. Kilbonl .... ,..., .... mal')' judgment far 1be Nortou. nUns rnw. the bench dial tIIoo hcnue _ bun Cl\IIftlnlIy oldatioa ClD dse Me..' property wen "'tqHU'Ifc struQtQrelt." au that chc bani .... . "'substaIltial ttnIQo turc." Atd;c-= time. tho m~.~ CXlIIOeltocIthat 1110 home JID4 bIm blve edsIed on the propod.y tince before Ibe lUhcliWkr.n CUltR3l I&w weill iBtD cfft:ca ill D\UdUY. TIIeJe WII atilIa ..lion IS IowlulCber_ '-n cunadIy exiIII in a.o 11III0 1oc;atima when:: it Ilu boca.siaco 1hat 1Imo. 1_ 8OW' cowviDGod, baaed an evitIonccpodPccdbylheN~ thatthc btm has DOl bccm I11O'VCd. The ra~ are ~iirputecl. and J Bad IhedI to be .. follows: 1. nlll Nortons... the: If'W1JCIS of. plln:ll1 of land ialownu 180 Tremont Stt=elio ~~, baviq acqultedlhc popertybycl=4 datcdSCFtcmbCl' 11,1996. _rcoorded"Ihc~COUDty i\esisuy ofDeeda in Book 14672.Paseto.IPriortotlllt4.te, ti- tle toO dle proplll'ty had boon he1d in die umea of~ Nortoas as 1'rustee& orChe Robert P. ad ~ Do NononTr1lltby\'it1aeof-a deI:d toOtl: tnlSC ~ 1954 _ nccnedin BOok 8402. '.91. 2,11Iepanklmilatbc I;S4dccd WCC'OFraDk81\d.ElsicNuddwho had livediio dlellou&e OIl the proprtyliODlWlIh MI. Nudd,'. fa- ther. Vlbcn the Nort.oos pun:lJuod tile ]l~. b hOUlO .- barn whit:h CQfI1':htly &:xist thereon bad ..ead)' been dIere lor mauy yctII:'So pcdmpt fOf as many as One hondrcd bot.t least fifty yeil1. 5082288004 p.5 ll.aIEI\T P. Nal.TON ....l MARY [). t-lOllTON 3. SiDce psn:bIsinj dlC ptop~ ill 1954, tile Nortons 1ba~ mtdG UWlI'JlllClditioas tothc house. maleia, it substantially Iarp tllUl it was lit the tillMt ofpwcbuc. The barn, which wal a.l one time UICld tor...... and to bouseaimals. I. nC*' used only {or Sl;or- .._ as. worbbap. The banl has IIlMI"beal used forrcsiden- tiaI (MpOICI. 4. AlIOD\O poi.ni, d1c NOC1iDG8 du:ide4 to dmde dletr land into twO l01I 8Dd leuaell 0Ge or~BW11CS'uk:d Iw 10 IIbcir 1II8l1ied ~ 11I4 .... husband ill mdcr that they ~ 'lOtIStnl.ll · IJOW __ an d10 lot whc:ra tU barn it pICICOtly located. 'rJK pmscad,yClllbiliDI bIrR would ~ demolished. $. Oa or aboat April 1S. 1999. the NortoaS filod witb "'II PlannioJ 8Mtd am MApPIicalkln fur EJKtoncmcnt BclieYCd '~oC to R.equite APJftval" (dae "ANa Application'). The ANR Ap- pJloMkm "IS 6CcampIl1.ie4 by a Plan ofLaoddaled October 21. 1"1. eatitlecl "'Plan of.1.md m Duxbury, Mass. Anr's .150.016.01)1- (the MANll Plan"). This ptlR depic:Cied the divi- alanoflhcNodm poOJo"t) iato two Iota. d-apatocl8li Lot A IIICI Lot B. A JCdlad gojry orchis Iphm iuu.daod J'lf.Rto as "ElUibit A," (J .{-:r'". . '....:~ I. netwo~_mo~ClO.~IJ)'~I.anclOowtOhrJr.IlIClOPaMrW. 2. All ~... ~__b Dfetlltl ~~ JI~' JlI the Xilb!xla -..Ilowin&. ,~ COlIIeI... """III.... Ol\ OClOkr 1(1" PlJIIIIOUIh Cll~ Re,e~ ofDcl:ds. ~lU. Z"d SLSL.-S2E-aos '~dao ~UlPIJn8 ~a~on~uew. Wdi::? = t SOOG tri~ ,:\-00 Oct 24 2006 13:51 Sarah F. Alger, PC Landl Court Decb!ons-z00.4 Volume 12 5082288004 p.6 cITe AS lZ LCR 115 18. 1950. the dati: when the suWivislDII conad law went iallo cf- I. 1he No>> Plan fcctltl...DuxlMy...andauof8l\dlbuildln,pnmliasllmd- '.._A ....n.... baen! Ilk' inaoneaclloftbClkJttlrai4b11i1dirl85usllOwnllldJocacedoatbe (bdinanly. wbcnaplaa iuubmirMlUIO II'_n.IQ8 Ie l"lr ..I pl M .a eacIotwlme.llttMt It daet a<<requireapproval undcrltlC subd.. accompanJ'1II MI. visionQODtrDllaw, tM 00'1)' i_tobeQOMidcr'lldby dlc boanHs .0. on April 26. 1999, the PIarmiaS BOInI COIIduetocla public wbelber 01' not die plan ~ constitutes II I\lbd.i"i$ion of bearing on' dJ,e ANll ApplicatkxI .... voted...... to R- bod.. BIsMNt w.Pltlllnln8 U <(Dtwer. 43 Mass. App. Ct. 504.506 fuse tIGe 'N<<tIOat'1eq\.-t for- ANR ~ NGtico ofdlil (1"'> (Pbrmin&' boanfa ..Mow eonfinodkl Ul:m'linina .etioll ".. filccl in dlo otfico of tbo 1'ow8 Qat OD Api1 27. wl&eIler pllD IhowB . llibdiviaioa). However. G. L to. 41. 18]'. 1999. Tbe Pi..... BoanJ baa aiDCCI o&rOdtoondane da. AHa. deaIirlS __ Ibe proeedutC -b llJlPD'Ial of plans thcnaJltl DOC to Plan.. 'I'M 08'11' baa not been eocIIpIed by tbI 'NortoDl. . ~ IlP.PVftl as ...wMaioot. mult be 1'004 in cor.Jlallction wilD a. L. c41. i 8 n... whereit iu..d: <rthc division oft tra&:t of II. On ell' lIIloat~h 27, 2002, 11M NodooI fornNIlty Ip,pliecl to 1md on TIhiob two IlC' IIlOR Wildillp wore Stlladiag \VbeIl the lDspedio&al Senrioe. .eckiDS . buUdme ptIIIIit to coostl'UCt · albdivlsiOll. control law 'WtIlIlt _ dfect in dte c;iIy or towIl ill siualc-family dwcl_ OIl Lot 8. By" dIeM April 2:6,. 2002. w111c:h 1IIc )ad lias iato IGJI8IafC kQ (III each of 'l/hi(h one of lnspcctioul Serviccldcllicd 1M eppllcatioa roc ICVCI8Il'CIIOIII, su.ch'baiWD&$ tclIn8ins ~ IhllIlIDI ClOnStituIe. JulKlM- ODe of them being Ihat Loc B "'. not y&lt in ea:iltenee becallIe tJI mOIL or tc-a..... supplied). 1bc t~'1: dJat 1bo ANR. pia had lIotlteen endorsed. Howewr.1be \.....,-- primal)' JCaSOn p=o by l1a.pcotianal Scrvic:n foe....l.. to .. The Nonolll c:oofcad dUll die barn aad houc cwreQtty e,usUnB IUC tho b.nkliq pcrnait. WU tbas while LatB Ippoand III moctlDc .. their poperty were in aistcoce wbm the: .ubdi~ic 11 c:OIICroI mialnwm requi~ of.... -ins'r-Jaw.. it wu nowdbo- law Welle iJltO cflhct i1l Duxbmy in 19SO, and 110 I find.. The mu- JeDlllllt eliptc to n=ooi~. iMft11ithca1i:lc tho ~ oILotB nictpal clofCndltma have allcpct that IhClftl.fa SOble ftidoence that 1'C$uIted io the ftGIahliDs land (Lot A) beinI NIlClerocI DOI-aJII- -.= tIam may ~ bcClR -i11owd 0YCt d1c ycm. wt lane not Jab- formilRi mdnotincompUaaccwkluheZOlliDgby-law. Tbelltter mittc4cRdi'bl. ~ 10 mpportdlatatJcptiOtl. The Nortoas ftom Ifnspectio.-l SCfIliccs COIIol\lded: ., am oC1I1o opWoa 1iw ban _bIIllcaocl aflidaviCa 01 dlcmsc:ha aDd of a lonatimc '''tious invalidity" would llJlPIy. md1b. IIDW lotwould be 'in- ~ ..Went. AntblJay La c:nc.. to ~porl the pmpolilioa fcct<<ll'witll uitlvalidityof'lhoClaled ftOfHOOfDllllinsparccl." . 1hal lICither' sarucwre has beea JnlJVCIli Thua, thtJ ANR I,IUI sub- mitted bylhc NortoDs so !the PlaDnin& ~rd in 1999walelltide4 l~. ?n ~ 16. 2002, alle Nortona ~led InspcctklDl1 Sa- k) an apptW&IlIClI required ~t by the P1anni1lg Bomi V1tC acb:i&IOIl tocheZBAJlId1U~tto(1L. c.4ClA..8"~Adi- boeausc if: COn1C8 1Illdorllbe:ex4lCption see fanla in Go L. c. 41. t dc906.I oftlJcD\IXbaJy~lftBy.Law.A.ftcrapublIClbe.- IlL. ina. the ZBA deaicd. .. ~. W" end affirmecI the dc.cisiOll ofInspectioaal Scmcea. The ZBAckciaion, cWcll Scp- I 'he Ilo -... Pe1rnIt tembc=r 3. 2002. ud fllalwichthc:nwmacnoa ScpIoDiJc:rS. . -"" ' . 2000.. dltl'erentiated bcIwcaI a11owi118 . ..~ lot to cootiuao to.c:xist and aIlowioa such & lot 10 ~fUrtbcrdMded, the obvious rcsd ueWng 8ft eveJli more nOa-eonfonniq lot.. The ZBA Rjeded ,he Nortou. qumenl thIJ ... specific pmbibilion of tile acdoa mud exist'" befme S\ICIa . ~ cr~ and 1ppaI'- entlylawfullot may be I'llIMfeIed uabul1dable because oftbe fact that duo romainil1B lot i. notHlOIIfcNmiJl&. ... '"SummaryjDdgmeot is pDIlcd 'WIlcro thmc arc no i.ute or,... lJinc material tl:Ict. and tIto moyjag puQ is entitled to judpncltt . lIS. matter of law. .. Ng Bros. CoNltr.. he. 'Y. o.u.rlO'. 436 Masl. 638, 4543--644 (~); Nus. R. Civ. P. S6(~). J tind .ruIe thst die.re aue DO material &cIS at USue iDtbe preseat cue which woIilcl tnC1ude judament as a matter of law. SWlUllII)' jadamcnt ts tbi=refonl appropriate.. nC'ftt en: two major iasues befbro me ill these conllCllidated caseJ: I) wbe&bcr the Nortons were eDd.t1e4 10 recoive III .. prowl not requirccl c:ndomemenl OIl Cheir ANR plan wbicb dIey submitted to the 'P1annins 8...d divlclius dIeir property into:Lotl Aand B; and Il) whether, iftbc Norton! wereetltit1ed to sucb !Ill- donemcnt. arc they Ibcoentitlcd 10' buildingpcnnitto c:ouInact a 5ittsJc: family hoasc (III Lot B l10twilhstllulina the flCt that the ereatiiOtl of Lot B rendas ~ A non-eonformil1s1 HaviIlg dctormincd that the lbtons" ANR plan$lu;l',l1d hve been endorsed by Ole PlInain.e Board IS CIllO not requirlq approval under G. L. c. 41, .. 81 r... I DQW IIlIIdress ~ the Nonon$ were entitled 10 the buildi.. pcnrnit wbidl they SOUCIK to C(~:lCn14;t a lingle family bouseCll the eewlyaated Lot B. Oao do:s not r.. tomatic:ally follow t\tJm die (Itbc:r. Lots C3'CalCd 'by the c:xccptign contaiocdizao. L. c. 4-1. 6 su..muststand orf,tl on lheirown for zoni1ls pwpGMS. 'The Appca1I Court hu .tIIted, 'just lleCaWle a lot can bcdividc4l.1l1der[G. L. c.4l; f 3] L] doe-not mean that tile rcsultiua IoIs will be buiklabk \IJIlderr thc200iag or,tin8llCe."' Smolleyv.PfcumlngBd.. oj'HQrw/dr, ]0 Mass. App. Ct, 599,603 (1nO). 'fbc muaiciJDl defClldallilll CGlI8encl dlat InspcctKllld Sef Vices nd . the ZBA propcrly IU1cd that tbc NOI"t1mI w~ 801 ..tided fD . bulldia8 permit for Lot B besed 00 Ibt cJocctriDc of infc ~cioas bt- validity. Und<< the dodri_ (If inf~li~ il'Mllidity a prvped)' owner may not create a vall' baildilll101 by divldiDg it from an- other ps-ccl ~mI noneonfonumg by suell divisior,. Alley v. Buil4ing ltupeeJl,;lr ()f DrlIIW11'Il. 354 Mus. 6 ~1968); Plallning &I. ofNanIIl-CAelv.BI. ~AppetJluINontJJckfR/, ISMa5$. App. Ct. 133.737 (1983}./urllu:r ~/aW review r/.mied. J 89 Mass. 1104 (1983). Both Alley and Nanluckel involve<! instanl:es when! a land owner sought to divide a eonfOrmmg lot illtO one confomt- iilg lot and one nooccsfonnin,g lot Alley. :1.54 MII$S. at ?; e'ol Sl.9i.-SZ€-80S '~d~a ~ulPtlnQ ~a~on~uew WdG"; 1 SOOG ..(~ .00 Oct 24 2006 13:52 Sarah F. Al~@r, PC 5082288004 p.? CITE.AS 12 LeR 116 NtuJtJ/d;e'I~ IS Miss. App. a. at 737. Such is the Norton.'.... ia the: JftIClIIJ case. Lot B WOQId be conformina AI ~ "tap and mioir4lml..-ca rcquireme-. and .It'ho..... Cbc bIrn, in its pP!lSeIlt Ioc:atioft would ... .. Yiollllioo oIlldo1illCl .aback rc- quiremaats. the Nortoas plM on dasIro,.. it ad hil_,. aiD- Sle ftuDlIy resideaCe OD Lot B .... eo ClOmp!)' willa all...... re- quimncnts. Lot A. OIl wbicll1be NGIbl __ cunead)' cxbts, WOIIId Wllate tionIap, _. .... ICIftNIck proyisions of die Dwibuiy ZODi. by-law. Al Cbe 'fo"t;M 'View. it, a1lowias . nODCODflxmq lot to l:OJrt/Itw 10 _ill unclot a proviIiOll of a 110m. by...J_ ia OQC dams. bat BlkNrIDa dle ctWIIiOlf, of a DOW non-c:ollronniag lot it 9dto ~.I qqe. In ~ppoaimg the infix:tious iDwIidfty IIl1unelOt of tbo IDIlldclpel defendant II, ClIc NOII'klIJ, aquc dlat the doctrine oafy 1pJIIic:a 1dIcrc cxpUcit and prohibi:tcJry zatin, by-law ..... exists. They coatlelld Ihat tho DaxInwy "ina by-law c..ins IlC .,... ciiel~makia& ita vioIaIionto create a a.ew DOII.coDf'otD. Ins lot D4. t'hat they "YiolJltodao proviaiGD ofebe by-law it! ClJHt. in. the twcl DeW lots. AI:ICClI'di"'", it it "0 NCIdoIII'IM*itioD that thc40cDitle ofin~ ima!idi9 does notlpply"" Chit thy au ca1itkc:1 to a bldl4i.. permit. For this ~ the NoI1au cik two Land Coun cues. BOIfI&rJ .. P.6Ddy aUig 1JJ. of ApjHfIb. ;1> Lei 230 (1995) (Misc::. Cue No. )9SJ~11). lI11d Mrnphy v. ~ Land Court Mise.. Calc No. 141997 (Junc 21, J991). Nei1h. ia pcI'IIWtSIn 1IIOr inslrUCtiYe to the ~ caae. 1M Nol1ol1l . 8eck to rely oa Section ~04 of the DIIXbury b)'-J~ wIDell pnlvida: "'No lot, yad. ~i1'od1erOfCnl,PI:CCtII~..viq"'_ .. rniqj'lIUDl ~ruiD this bylaw ....1 be ~ di- vided Of Rducadwidl relfCCt 10 sw:h mirlimUDL RClllirealeftt or R"l~w." (l';mpbQia auppllcd). ~ NortOIl. e:cnlen&l that .iacc their lad prclIeAtIy coRJPUCS with IDe 4illDCD$loul rcquhments as lOt forth in die by-law.. tbat $e(:Uon 504 is thtRlRlle not applicable. S\d111D intap'da- cion. however. Itands SCic1lcMt 504 on its he8d.. Owly, Section Sot Neb to prohibit a. 0'\VIlCl' oran aheady ~8 pmd of land d'Dm domg aoyrbinc to maim it 6\U"lbOnl noa-comol1niDJ. It dac:s IfI)t mcao. a canteDded bftbe Ncrtons, that tho O'Wl'l<< of a oonfonnlne parcel call tab .. to mBto it ROQ-CORfonniag. Likc molt municipe1ilies. ~llbary has paM_. Iiions in ill zeni. by-law aUowiDc already exUtiog Iota aDd SlIUctlJn:s So he "gnaadfMbored." SodiCIICI SOIItatCl, 1n]D buiId- illJ or structln in any ~t ahaD be baled. ~ ciwlged,enJaiBcd o.-permittcd and-no me ofprcmises in aydis- lrid 5ba1l b~ pei1Ilinod except ill conf'onnky co1be IDIenIity and d~siGNl ree.uJations set forth herein and in Section 106." Section 106 eUo-m Danconformlna uses to rern.ilL lfllJqwr:rrr flhody tn exl#ence at 1bc tilllC the zoning by-law'MS adop1ed or ameaded. Nothing in the by-l8w allows the aut/Oft or I noo-confu.cming use 01' lot. Buc:d 00 tbe fongoing. I role tballhe Nortollll W~ entit1cc.i 10 \lave their ANR plan endoned by the PI_Dine Board as .... proval not requbed" under a L. c. 41, i B I.... craC1nl Lots A IIIId B, but they wm. not entitled to a building permit to eoft$huct a ROIISIl.T ',NQIl.TQN....IMAJ.\' D. NOJI. TON hOUle OD Lol B. The ZBA did not u.ceed iullll1lKriiy or ac t ca- priciov.r.ly or aririharily ill apholdiltal'bcdecision oflnspectiOMl Senicea. AcconliPsfy. Ihc NortOD" moIion fbr summary J~ meal II DENIED iasotilr as it nlae. to tho ZBA decision aacI ALLOWED IS it ..ees Co-tbe l1aaniD& Ba.nldecis ion, 8J)(1 tile IIIIIIIicipI1 cIefcRd8ats' IDGdon for ''''IIWY jwlplent is DENIED . it relatoa to tbo PI-mn, IJoant d~sion . bill ALLOWED as it nlales 10 bl ZBA dccisioa. . r ;~,> hdcmcae to cnJr:::r ~It,ItY. 'aul JoICpb Driscoll. Esq. DriIooJI .t: Gillson JGOCl Pia... Street M"'ficId, MA moso . . ~p Plilllltlf R.CJbcrtSwccncy Troy, E.q.,. RoberlS;Taly A Aaoc:iatcs 90 Old Kinp Bipway Rau.te 6A s.ndwicII, MA 02563 Appetlr8jOr Dd'<l!:llifllmt . ; , 'GII01Ift" .... '...'..,.,.] ., .~. . "... Ita' II! h' "ii', I I ~ I r , II , ill=' t- \ '.. \' . f>, I t ~! ,~ '.- · \r .. ~ · ; yi __---< '"'1 I, J ..~ I ~l \ .... ~,.:'~ L__ - .- ., . ~. --.....:.~ -" 1\ . (". ". I m III ~ . ' jl I. ~~~ ~k~~ & ~ :. ;;:.~ ,) ....**.. tJ-'d Gl.Sl.-S2E-90S .~d8a JUiPIlna ~.~on~uRW !.fde? : 1 sooa "';:: ,+00 01/25/2007 10:20 5083257572 HDC PAGE 02 . ,'" ." ' '. _.. '."tlf,..".. '.. .-:,' ..,::.!" '.. ......,.... ,. .t_.:'~y.: .., ,',' ,'.,,::,...~.:.;.,.::;, " 1\ ...~ . . .:.....~:... ".".' f.'l.,:\' .... i . 1..._,~.~.:.~~t.,:. '.' ~ . .'. . ;~. .. ~~:_'.~.:; .l.:.... ...,..,' ~ pO'..;' ., ",' " ',.., , .. .,:.". ........ "l.~". :,.': ~. ..' -:- "::'101': .... ~.~ ',. . . """',\_': ".... . "., \ 'l',:,'If: .....:..... 'tJlLDINGSfRUCTURE INVENToRV'~fORM . J:", :;;";.i;.'!::'1~J'J;1'1 0 . ti-. l..,r .':J.:.... '.., ' J~i; ': / ANTU~KET ~~ :STORICllisiRffi ~OMMISSloN ,:.::..~:: .' ~l .' NANTUCKEfMASSACHUSETTS, .~, . . . ':<<:'< . ':'. .., . *; . ' ./ .;' ~1:,.f' v. "', . .:;:.~: .:"(1{ ~;~,J\." '.J '~i"i'l:;~ed By:_ _ _A:U ' Dale: 't;1I :Y:<J 0 ()fganlZiItlOO: It', ..:t' ',i ~.: .. ~ I -.:Hi'. '. ~..J'" .l . !. !~c";~,:r'4. -:,.~~vrott.'~' if:, 1,,-...__ I ;.~.':i 4':.:1;' ~', ".. VI"..~r"',- . L---~ MAflPARCat ,:5., .__.... +- :I-Jt- "'r.: ,f ~ t'l . ;...~ I ~ ' .. t'''''' - $c_ )OENTI FICAnc: ': 1. STREET NAME p\ NO.: (2) 7 '"'5 f"Y1'~ 2. IU...DING NAME: 3. OWNERSHIP: 0 a. ptiic 0 b. private 4. PRESENT OWNER: '., ~ 5. OWNERS~IP H! STORY: ~include ~r names, date(s) of."""8fShip~ and inf~tion ~ iJ"7 70, , .' bJ, 1-P Ie ( , I '5^-1'CA."J." lA')f~ ,',r /83;' j ~(,2.1J jf7 _I _0:T\d. ch "'~~~.".-r~ J{)rL- ~~J.'_~ =',,,,\ v:-t .tf -Cf',,;J 1. .,-~' I-'jr(. . ./' I ~?'..--=iJ;:;L ~ 75:,.' h~ Jn~, ~: L. fA, .i ~ _I-V VvO':> l. .._ ~ os Q I d. . 4 ( ,( ~ c '" '.. I fA ,_ I ~ { 1/21. ~ ~ ~}k.,...- i I\J A,,,'1 +-...H. Ie.: .,.. I'" -tv....L }. __.,,. ,J.o,.v'\~t, . f I~ & ) , . G~::.inal: v.:,~, c ~, seasonal 0 b. year-round Preser:t:-/~,..)" ,.,..., 7~ ACCESSIBlUTY TO PUBlIC: ~.yes o b. No .. Exterior visible fror", public ro8d: ,Interior accessible. explain: ", 9. P .,......... r-O',..'J i..~~'ii'it . ...~})". ':."\ ..~".:...:.,-:'. '. 01/25/2007 10:20 ~~~~257572 HDC . ,.. .. ....:.,. 'Ii ....':..,..'.',..... '..'. .,~~... ....,"...~ . ~< .' .... ./: 'J"''' . : ')." :~"1'\' }\~: "~.';):'~ .' H :. CRIPTION:~;"" ..... ~.~ 'M~'~""'- "...-'. ,-~- ~ + " __~.r-'"-''''' ~, ~. .~~, ....:1. ~..' ...~. .. . ~ ".-.' /'; I' .( L.'. . ~ ~., ~. '10' I 1'~; (1~ ' . -"")4 ~ ' .-10. FOUNDATION .~~" .('ie ~'lf;(, .,.:.-:~~;, '.., o a.~... (: . '" Jl:.-\I.',:0 'c. cancrete,..~_. " " . "'l'~. rlt.<':'~~;'Y- -- ...l[', .. ._. .~...:. ..::..._.. . -;...t'f'.. ..~; .'~".'" ::,:' rr.'~'. " -.' '/. . . . ..1','- '-")'. ,<< " "'-: I .' J> 1 "I ~"TRUCTlIn.1 ~:.:, -\, ~_.., _.ft". .' ........; .'. ,,../ ..1'- "",' .) I \If'V"L-o I '.. . , " ~':-,'. . , ' .... t".,,. _~........ (' " ....., .' .',,4.,.........,. - "'0 'C:~.rrias..,~ ( ;: baIl9On.~ flame 0 d..:. ~ .' .' ., .....,... .,......~ .~ .:' J '.'.. -:::1 ':3 I ( :.t'\: . ,<f. .fit,.,~,~.:. .....!\.,. ;v'. " .,r' r '~'1 . ,. o' :;:' ether: ' .'1' _.,.. , , ,,: ..~..... ..i , '~ ~.~ \ ..,. I ." ,j,:" . \. ~ '1..... :Jad.>~ :-ril-eg wals'" -.....-...-. - - ...-.-:.;;...... ... .....,,, I L, eXTERIOR WAU.I,'"',\ 1 i:RlAL: Front Facade: ft8. shif9ti - weathered 0 c. brick o b. &hi'" - painted. 0 d. cfar"nard . '~'. ~" .: ,.' 0 r:. alher:~ . ~ o e. board and batten o f. flush boarding MO---"- ...-- 13. EXTERIOR WALL MATFAW.: $ideEl8Vatlons: .0Ta~- -;hing1e8 - weathered 0 c. brie", G ~, shingles . painted 0 d. clapuuard .' 0 g. other. Of'. board and batteL o 1. flush! 'larding .:".tt,..) 14. EXTERIOR WALL MATERIAL: ReEl' E1ev8llon: ,.. jlJ a Shingles - weathefed 0 c. btidt o b. shingles -.painIed. 0 d. clap~r.~rd o ~, oIher. 15. NUMBER OF STORIES: 0 a. 1 ~ 13/4 0 r, 2112 o b. 1 1fl, 0 d. 2 0 ' o e. oo.d and batten o 1. flush hoarding o 9. other:_ 16. ROOF SHAPE: ....er'a gable 0 Co . hip 0 e. other. o b. gambtel 0 d. shed 9"8. composition,ShingIe 0 b. weathered cedar shjr:~ 0 c, ! 0.1. rootw..~ :: . , ,- ,. . 0 e. balustrade o b. .dorm8t'son.M8tfaclde 0 f. ~ . . o c. donnersonsideelevations .0 g. roof~" o d. dormers on rear eliwalon 0 h. cupolll o i. other: .. . - ----~ . 17. ROOFING MATERIAL: ~-18. ROOF FEATURES:' "" . J ff-/. e"'-L/ ..::.RMER ROOF(E: 20. CHIMNEY MATERIAL: o a gable 0 t. ~ o a brid(. unpainted o b. brick. painted 0:' ,. J ) .Ot:d:.. ~.. c. brick, parged o 'd. rubblestone o e. concrete block o f. metal' ". ," ,.;: '...,Nl:Y POSITIC ~: o a. center !,.)'t, off..cc",ter 0 :: ..., I.J I 01: ',r:.. ~OFCHIMNEY$; fJ"a. one 0 b. two 0 c, 'llill::t;) - ~y FEATURES: 0 a. corbeOing 0 b. chimney pots/owls 24.FR~~~~Y OQC?R LOCATION: ..: :.: .-1'1. cen~r:. 0 b. off.oenter . oti ~.':. . .0 c. pilastered . ", . .........-:I/....,rr'~._.. .....: ~:.;~.. ..;,.;. i~: 2 ,;: . . ", ,:.:_:',:,':~'l'.'; -.... ...... ... ~ ~.:~' : :.... .~,: , : PAGE 03 '\0 . ~~~...:'.::l~i~...~~ ,~:<~j!l;~'._' .';-d!":X'{!\.:" . '."."..:,~~.. ':''";'!i:ijt<.. ',.;'~~:} ','.. l.:..:;,i'\~~:."'."" ...~.\.~:\~~~,~.\,~_; . ~!o.._. ,~ If:' "~.::" .., "...;.tJ\.~.~JL . ....,.L .', '. ':, p: "':;''';' .~'RyD<:lBR 7~,~I~EFEA1\JRES.'- ..,' ,""'.~' .,...~ . '?i . J. , ..,., . . . L.\. '\1 )~~ !.RJ~ ' "0 8:.. ~h~\"}~., at ;:~..~,O l~:.';.~.,". : :.: (chad, seV&r&i . ~ ~\ ,'~ \. : ',~i~~...}. ...'uN~;;' ~., 't(O~O~' ~,:!l)ind.-fii,. ,- Ii .. I~) ...o.t...t~O.(~~. i',!.r,:~:: .I"""".,~,. ....gh...~~k .~D_'::' ,.'... .;; . PWO;""'O"c. "=tframe' ,... ';.. '.0 -,.. ~~,twYIV:::' . .. ..~, ....$ 'If"4" .. " ... ' ~.~, \'.. ,.',,,.". \1i..1 . ~.J ,',\:'". :::;, d: " 'Iiniiiie. j . ~O 1. ' ~WU . ,'. \.~::; ~<,.D"'"::' .~ral ';":' '.: .'. '0 ~ ,\otI*; .. '.';.. , ....,.,. ~".-.&:~; :jti{r:.'-'-"~ .'. '. '.P.J"L,'.1~.., . , " "', . :~, ( I' - ..:. ;; .. .~- ('J a;.'" Ituee ,'. ;g ~. ' five . .. b. foUr t1'A o e. t.:ler: 01/25/2007 10:20 5083257572 " .~, ~.;:. t.:....,'" .. ~. "~:f nAYS: ,"; a. flush /' 6 b. plank frame ,..' ",.. ,""," ...' I \ !J lYPE(SL FRONT FACADE' ~ ,,' .,' .. . . I . .\ .1 'I . 1 a 12/12 (; b. 919 p~ Co 616 '.:..7. \\'i,\Jkp':' .':,l~,ME TYPE: : :1, 1<. \ , ,', " ':.... a front HDC PAGE 0t :~ ~'1......" ,..... . ..... '. " . .... ~'.~ ,t o c. bJIl-nose '. . I O d ' o'her: \}v' +h .L /1 L( , . ,. I ,..;.p____. ,!- " I It' ... _~_,..._~-1.f! r rv;. o d. 2.'~' o 8. casement o f. other: o b. sk:a o c. wrap 30. DEl AIlS: ~~ Oc. Od. comet' boards (plain) comer boards (beaded) comer bOard (single) entry staifs w. balustrade o i. other: 08. Of. og. o h. blinds watertable pilasters trvDiS . ;: .:.. i:; <,.',:': ..'. \ : ' 0 a. original site 0 b. moved if 80. when?: '~~:'. _,::M8p' aJtetations or additions: ~ c..: ~~.~'t w;,. ~ a.tA rW :~" (with dates 'If known) . , . 'r~". (c!\g.+. 5P.1' ,,~, II awropriate) ',:1 ",":. (J a. excellent .J?J b. good C c. f(l', a d. dc.eriotated I' : , . \:' . ~ . . I . ~J. hOLEi i"k. BUILDING PLAYS: o a individually significant p" b. contributing o c. non..contributlng /~~." I,~ ( "j: DATF ~ I' t;.mIAL IV"I.... "":':-,. . .''''..,TION',, I ~ '3 ;> ''-' ~. \All. _ _ ,.. --'-- ...-.'1i-4- ~ SOURCE: - ,- ., . -. .. :.. I -- '-" .' !\(~~: ,- I .!r " .....---.:..-...- . f'" .,;ti". :..~ 34. ,. bUILDER: . f,. :.35; 'BUILDING TYPE: . o 'a. bey. o b. additive.., o c. gable front o d. pbI8 eU o . e. side.gabl8d-~~ . o f" ~;~, '. ..' " , '.~ '~:~'1 3 . o. .:...'~" .~:~l~ 01/25/2007 10:20 5083257572 HDC ~. 'W . '....\ ;::.<f' ,f?~.",.;.t'. '. .. . .:..~, Ci'". .., "'CUIlE! ClORE: 'f;r.~" .~. ;':' .Ylt ' .... n .~. ~ O)L .P' :',' " ,: .0. 2'1t.!" , 'Lean~to O~. .'iar,:. . ..,,~l,':'}:;..;l\ '.x:f b. 'p"'.': t,Q 1!s .' . ,Lean-to 0 I. "am::.' .,. .,~.,;., . - - ''" . .. .~; 1;.0' Q Anne ';1 O'.C:....-T';.,.:i.!HardUtJ'.,ly....",L;" J... ~ o d. t.,.".'. i ,:;ryl3-t...~ ,...,t>.:tL.,,: Colorial ReYWaI ..' '1'U.1c.1*;' . ,',.." \. '4 0 l. ....'ingl^ ...1 ,h .....,-{... ".: ',:.-,.,~...\Io- .":'...0' e. F.:-'. r,~. >.. . .. 1 ~~.:'. ,:: o f. (; ~\ ; i;evwaJ 0 m. ..ngc I o g. G ,~l...~ f-ie\+lal 0 n "Jrf.(, . . 0 o. other. ...,'1.. . .." I I I t_' r 11, . .:qOR..~' ..., f.! 'DAf:'}HITEC-., J "UMPORTr.~,1CE: ~-E..., .,e'" I;. r?\./\ - jlJ ," , !r 37. - . I.... . .I.- .. I'" . ," ( "'-J .- '::::::-~~. '''', ~A t- ,~,- ,...: rJOv1J,lL-- --"... - .:........-"\.' _... ... / f ',,/J &; .. ,._--~,-- ,I:'~~~ ....1; .1 . '.',', ::~: ' .....J..t .'36. o a. Regisb'y of Decdr.: o b. ^"-,,8$SOr's Records: , o c. Lancast8r, 1ht Ard'Iiteetuf'9 of Historic t; . , ..~ . ' o d. H. C. Forman. fr~ NanttJd(et & Its Wh;. ~ ~: ;, : ,".g~'; () e. Sanbom Maps, c: . : ....0 f. NHAphotoS: _... .... .1'ZI,c.. J6~o { NQ~ Z ~.,cl o g.. HABS researd.:. .., o h. NHA plaque re'Cl '. ~ - " mother: L~( p.,..~V ;U~./(. .. :.:- :... .~.__'J:~.::. . ~^I flP(., Gr' ~ERAl SETTING AND OP,(F."lTATlON o~ BUILDING: 38, ~I)URCr:~: .... ~t, 39. lOT SIZE: O"a 1/2 ..'.'~ or less ,/ o b. 1/2acr[, .or:. 40. ::PRC : .TE FRCJTAGE: ,_ .teet 41. SETBACK FROM STREET: ~ at ~idewalk o b. 10 feet PI' less ...) .' o c.:' :detc i:ss o d. ou.r: "..,.,.. 42. ORIENTATlONTOSTREET ADDRESS:' 0 a gabled ?b. ridge paraltel,. 0 c. other: 43 . 'iRe" : .:\"~S: C: t!3nse'.' built~ ,O.d. ":d(' / . . .'i\ $8, C I ~ ~tte:. ( b'.!i1dings 0 e. m - '''f)ri.' C ( ():')enlii~' 0 f. ,1i. 44. RElATED OUTBUilDINGS AND PROPERTY.A: See form(s): ;rJ J, I' '2 5- o c. I f w:~ C) b. r ~ " Or. .'.:age,:)use .:),f.! ' . j2i i: garage 0 j. I.\oi.:ilhouse o m. scallopshanty n. IandsC8pefeatures:__ 45.JTHER : JOTABLE FFATURES: ~or.~" 1nIerIar..... llInown) 0 c. :') ....'. d. ~t .., 0 g, , ,.Ie' h. (.;r 0 k. e I. r .' '-" u. otlu. - .....--. PAGE 0~ ., ..:,: .,~ . .' .\ . .~~,. ' ;.n. ".'~'.. . ~... ' .' ........ 4. ,.. Revision 5. RAFNF 01/25/2007 10:20 ?~!P257572 HDC .~~~ ,'!...~. ,'~~~. ~~~;t. :" ,~r.. Y '. ~: :.: T " -~tt:.:':~~'- '~.. '. .,' .~~~:!..; : "'-" ..... ~ . '" .~.I "".~~ C7' ,.," '(~:~~:' , '~i":,' :....~ _~-_~_~3!;~~-, Historic Naroe/Source-u,. . ,. Histo):.' . (:Wner~...lda g~L J?~~1;... -,"'--"- --.. . .. .... _...~])!.,:, :'.!fA,Y...-!1~~/ .. , , ,'~;f;~~.-- ...__...._.. '.....00 .._~,.~....___..___- Year_R0""1d...., DESCRIPI'ICN. ... -.... . ...._~..,..__._._..n_._...-,....------- .---.- , ... ".M.................. .- ....... -----.. Date._~yJ1.~~....... ' . . ... ......... ,.. ., ... $OOrca.~~~~?:.. ~_Wl.A{1.~..- .....--.--- ."~'..~'- s.ty).~, ,_...Jt~~-6l7:thl~1J:JL-u. --.--.T'f.ge....... ..A:f:~J:~t~~~F_-.-..-,. _.. ._ ._. ..~...'" ....----. ...._._u_._..,.__',~ ....-,......-.- -..,-~.. .~i~.~..-~ri9E.~!....,\ "~I " , ','.~!\. ~~..,. ChinnE: .~ '. "'ntb . ,...~ '. ~ ~./'~. ....... O.1..-u ngs _.~...,..,...=. '. . .~~)'..~J. '1 .' ..,....~--- .. .-.....-.-;--- PAGE BE '~' ,..~j" '4'l"I.~ -:,;~ l,\:: <::.~i~t-:;'~~,..,:,. ..... '1m 11 . " n Ro.. - rJ A --rr: t'hotO COde ~.' ., _~P!6 .1.4.Birq:ll ..,~??" ..'t~;f,.,. :il,~ ':~f;: ,~_.".. :',' f, son:-C€ /<,,),./ -1-. ,~C,,_....-- ~jOC,Al~~. Ud.th..dat$t__.___._~~ ,1AditiCl1S..,.---..,..... .'_W'" -.- .---- FCAll"Iik~.. Tl... ,~.'Y\.'~,..,.....-. ,-.-.... .__._..~ Trim... ,~..~,) ~, :,",.()l,~~~4-~~.. . .~f_, .~~ .lJ .."?.~.0l ~. ...... .-. Q~~) ~~~~.. I :~o.~.. .J?c.' '5 Cond.::. tic:. I' .. No.. stories --- ..L'2-. ...., ._...__ :Fenestr2tion_ ~-----_.._,--- ., .....- -......, ...,. Plcm.CW:'!':..J..gurat.;.,on ., Si~i~j,mntoolnteri.o:" ('?esc '~.b.: ecorded ~' . ._. ,"""0 ..~.._ _. .~,. _......_.... .,_...........'..,.._..... . _._.__._..__~.._...". -- ._-......-c.-....... -.-. ..- ..:. )rganizati~,.:.-....,.;;.~~"..,........-: .".---.:..'....:..---.:..--.,.... ,. .~_,O;ntributing........ . ...... . tate.... .." .,.------.-.---.- ", ,.' ..-- -....-------:------.----.,- ---.-.-----------.-... --.... . ,.lw=or f'hq,.."IlIa~i rr"~ (....-r\ . .. _ >w--,,-_," ....... ..... .. --. --.. ..o... - ........- ,- ......-....,...-.. ....- ----............ __.!:!1/25/.f-007_10: 20 5083257572 HOC PAGE 07 , " .~-:.:". . .{::~~-,f . ;;~;,' ' '.~: .~._~' ;,:~r .' ,": ~':~':'. ~" ~:i r'i.,'ll:. .\~f . ", iii;,.. <f'~. ":t), ,,,.:;, *'..~~. . ~\~I~.. :, ::.:.~ ....,..' . ~ :J~~""'r""1 it:",!..-' ~1IUILDING-SlRUcrURE INV~NTOR;Y,~~~ I ~it NAmUcKir HISTC"IC D1S';lCT ~;SSIC,N ,~~n NANTUCJ(Er. ~SSACHusms .. ."~ RI ,; ".':'jd By:---.b:..l,- Oa-, J: _.~ .-, jar:: ( .w'r;' .fA" ~~c A( SU. '.' .' ,f Fll :' .Lt MA, CE.:. 'l7:~~ iJ M._.......... ' , ..:.;...~'L-.. . IDENTIFICATION: 1. :' ~ET NAME & NO.:.. .. :.,)] .;.- ~.4 5J- - :~. BUILDING NAME: 3. (j~~i-.JERSHIP: 0 a public %b~ private 4. PRESENi' (\\ i;"ER:.- 5. (\" 'NERSHIP HISTO;j\: '~'icluC'; owner names, oate(s) of ownership, and inf;. ~J'. source) -~ Original: 9Z:v~ o a. seasonal b. YealNound 7. ACCESSIBIUTYTO PUBLIC: '1-# . "".J, / Present: .-.1 (O. l"- . .. ~'r \"is'b1e from pub!::.: ~'._ ~j: ..,. c.cc6ssible, explalL . .P a. Yes ~) b. No '.:~rolo. . 9. PHOTO - 31fl X 5' II 01/25/2007 10:20 5083257572 HDC .~. ::.' .. '~.',l"l.TION.. . ...-. --- .- .-- ," .... ....... . ; \'~)A~I'IO"'~~-" " :.:.:~,;:: ;-~l' ")' ;. ~ :.-:';'.; i.' 'r ~ ~r; ~~\f1}'~' Jh '::" :II ;. 0/ d. ther' V1 '-7."'. ,,/.~,..,~.J./J '_~ a. brick ,,(. b, ,~. .~l' _i,~t~Ij!,,~, i'~ :'.7,.concte." te (. ..., ! ~ "i:; ~... . ....: .,. ... .._,.~ _.~ ... . ., ,. ...... - ., ~ ~1 ' .' , . .,. -.. . . . I .~' ......1 '~~?r' .' . '.... .... - ....... I ,', (.4... . 'JCTURALSYSTE J ' .'" ;., ,~.~. '-:. ,..; " .' ti,' '"T~ '.. it I \!':.. , . ..C a,,'p(.",<.nd~~~.~, :~. ~~:. 0"(;. ,!,asonry~wanS .. '.' (.. b. b, ". ,n wood fraIM D d. oth~r: '" - -- .., . . .1 EF; ~OR WALL W.-:l:.RIAL: i:. oot Facac(.: fY'a. shingles - weaJhered 0 c. brick o b. shingles. paimed 0 d. clapboard o g.other:_ ., o e. bOard and batten o f. flush boarding ':1. EXTERIOR WALL MATERIAl: Side E\evati0n8: .c a. (,: ~!es - weathered 0 c. bricV C b. !;, :Jle$ . painted 0 d. cli...i'..<..: d o g. other: o e. board and b?ffen o f. flush bOardir,g :'; I:: ,':)R WALL MA'-;:~RIAL . . ::r Elevation: t""( a. : :,:::2$-Wetthered Dc. t/ C b. L :<;:es. painted 0 d. c:, .. .~ o g. other. ~ o e. L-oard and t.. ~ :', o 1. iiush boardi: '. ..>. NUMBER OF STORIES: :.,,0 a 1 0 c. 1 3/4 0 e. ~ 1/2 0 g. other: o b. 1 112 0 d. 2 0 f. 3 16. ROOF SHAPE: .( ,;. gable ( . 0. gambrel o c. h: o d. s o e. (her. --..--...." .. ,: IG MATERIAL: of." _( -, . a. composition shingle 0 ' . '. .:,:,:. red cedar shinge o c, slain '-I. 1'...Nr FEATURES: C a ' roof vl8k o b. dormers on street facade o c. dormers on side elevations o d. , dormers on rear elevation o i. other.__~ .. , o e. balustrade o f. skylight o g. roof hatch o h. cupola , " nJOF(S): .. gable 0 b. hip (j a. brick, u~nted o b. brick, pai1ted \.. . '''.', j o d.other.~. . ...-- .. .. ., CHIMI~EY MATERIAL; o (;. urick, pmged o d. rubbleslone o e. COnclloi,~ block o f. metal CHIMNEY POSITION: 0 a center o b. off-center (' . -;'.:~ \'!;J 0 d. c::er: - -. , /' o b. two 0 c. \; iree 9 d. other: Y\.... .. . ... o b. chimney potsfowls 0 c. pilastered 22. NUMBER OF CHIMNE""S: G.., one 23. CHIMNEY FEATURES: 0 a corbelling ~"'RIMARY DOOR LOCATION: o a. center ? b. off-center 2. PAGE 0E , 01/25/2007 10:20 r I ! li~1 .2r. \ If" 1'1 ." . ..... .. --.. .-.. . .. ..... 50~3.~57572 HDC PAGE 0~ .'ijf . .:..~ " :l..." ,',i. .',"" -JW.""'. ,,'~11!1l!. .".. ,~,(:" !',d>.' '.~.~".p.:,,,.. ....... r. .".:: .'J.".. .:. .",;.:,... ,....,~.::',. . -~. '(i'" -....~,., ".~ ~iI' . . . JNTIPRIMARY DOOI\f~E FEA~FE': . 0 t" fanli:t I (;~.~ .,'_. ,.:.."" ..~~, "ba... ~t.-. ", ."0" ~...'~;U'-.Jfan . ~) ,'.,' .... ,VIllfrv. .' -'\lIIIRi('; ,'{;':'. . ""'1\1 (;,i~1'~;3bn~01:. ptiIk '1Ei"'~,: .(ot:"> ~b.,ttl:Gjeck RM?! .d' ..,;.. " ' . O. t . ~ . 1rkE: ,. ~ '1.; ,'; 'rlV~k ':~~'o., "~~;, 9 ,l... .",.': -,......~ '. ,.,' ".. ,liM\! '," ..e.; '~l.' .. VO,):b 'UUK:!:~ NA$~: U{..~'" ~';'."" -:" -.... (-" "::J~ "'~I" ' \... . . 2f, ':. !~ABER OF'BAVS: .. ':7:-' f'. 0 a. three o b. four . . .~~\ '~:~.j":"" -:':.,' o c. tIve )rif. NlA - -0 e. other. _n ._- ~.. 2-/,.';: ~DOW FRAME TYPE: .P"'~ flush o b. plank f:- ':le 2f. I. "NDOW SASH TYPE(S) - FRONT FACADE: o a. 12/12 o b. 919 P c. 616 o c. bull-nose o d. other._... o d. 212 o e. casement o f. other: 29. PORCH: o a. front o b. side o c. wrs! 30. DEl AILS: ~. comer boards ~ o b. comer boards (beClled) o c. comer. ,~rd (single) o d. entry ~., :$ W. bJusIra~e o i. oller: (r:lltck sevtI'II .~riate) o e. blinds o f. water4~"le o g. pilasl~ls o h. tr&His 3', . . .! C> ITION: o a..... excellr :. , o c. fair . ?"b. good Od. deteriorated . >~ ~ :~ 32 ',:3RITY: 0 a. . I ~l . . .. 0 b. moved if so, \ ~en?:., . .. ongnc;.i ....~ Major alteratiOf\$ or .:Iditions: (with dates if knCMn) Si. .. ,:;ANCE: 33. ".OLE THE BUILDING fLAYS: o a. Individually significant o b. contnbuting ,9fC~ non-contributii '::' SOURcE: 34, rJATE OF INITIAL CONSTRlICTION: ~ _ .H ~ ~. . : ,CHrTECT: uJILDER: 35. BUIlDING lYPE: era: box o b. additive o c. gable front . o d. gable 8n o e. slde-gabled . . · .. ..9--1: 0Iher:~~" ~ ", ... '" ,. ....... 3. .,...~,.;.,/i'.. 01/25/2007~~:20 5083257572 HDC PAGE 11:' ~." .'_"'~'''.I'''~.-._'''''J.'.. ,..,-~'''' ":.'~.~':': .","~'; ;" ~~ ..:~ry"'~ '''. \ ,". ..t' ':rt~";'.:'I"-":':" :;. '''': ':; ',:" ~~'t"'.' l~ . . ," .~ ,I . .' :,~::7~'~?\.);~~~'~~":fi,:', ,.. ,. - ',. /:. ',)1 A>1 ~,: 36. STYLE OF ARCHITECTU~i1:;il ~ C "....~,~;, ,- . ';" 0 ~,'J:~17sg, t:~!l-story Lean-to: :~~ Q,..:~. .~ !tE.i,Cl,f.a'.e . " ':' .. 0....1;>>; .~1~$Olt. 314-stoly 18arWo.~,~",'Qi~. : Second Empire . '~'O '"c. .~-:typ'I~al~tucket~ay , ;.. .,": Q.JJ. .10' .~ l\nne . ,', ' ,;"\':, ,O,~~ A'~.;Si.4'~($-bIy . :~,.Q*, .~C,', Revwal ... --.. .-- .w:l~I'\ 0 I Sl" tyle ......" M'" 0 I. "~.. 1:.1',' ~-. . ..' "'\0 ~i . o f. 'Greek ReYiYaI . 0 m. Bi:. ,'I' , 0 g. Go1hic R8v1val : 0 n. F(, .' ?re o o. other: ";""~ I~' I . ,.:,.:\ .~~,. . . :1:' ,~ 37. HISTORICAL AND ARCHITECTURAL IMPORTANCE: 38. SOURCES: o a Registry of Deeds: o b. Assasso"" Records: o c. lanc:a$ter. The Armit9dUre of Historic Nantl1r.! " page: o d. H. C. Forman. Earty N,ptudlet & Its Whafino l;, ~ .;;,es. page: ~. o e. Sanborn Maps. date: o f. NHA photos: o g. HA8S research: o h. NHA.plaqut recx>rds: o i. other: GENERAL SETIING AND ORIENTATION OF BUILDING: 39. LOT SIZE: 7 a. 112 acre or less 0 b. 1/2 acre or more: 40. APPROXIMATE FRONTAGE: , p. feet o a. at sidewalk a c. 20 feet or less /"_ 1_ a b. 10feetorless ~d. other: 10~' 42. ORIENTATION TO STREET ADDRESS: 0 a. gabled ~. ridge parallel 0 c.. other: 43. SURROUNDINGS: 01 a. densely bui~.up >f d. p . '-! (check......a1 ,/0 b. scattered buildings . 0 e. c' ':al II appIOplfate) 0 c. open land 0 f. c ... ;G district 41. SETBACK FROM STREET: 44. RELATED OUTBUILDINGS AND PROPERTY: See form(s): o c', L<;,r o h. . ;ck o I. parking o c. o g. Ok. s . gardens fence o. other: o a. barn o e. carriage house o l. garage o ffl. scallop shanty n. o b. privy o t. sh~ o j. greenhouse landscape features: 45. OTtlER NOTABLE FEATURES: (BulkIng or .1nclIcI'lJ interior Iealurl&lr 1\norIWI) . '" ...'.-' ..-.. . ...j . ~ . ., ,,' ~ SI89 RAf!l.tF ,.... 4. 10:20 PAGE 11 .'~\;'JIiIlIIIMoilJ;li'-~.Il'f.l~"'~:.r.i::':'i.l'~'_. :'~f';;:!~'tr;i""..'~~~. .... :~: "~:: ...,,-:'W!rl"..':,,...T~~.lr.r."w..4'~.~; !:",,,..~:,~~~,P"""'.". ,:, ":', ,. . ~..,.~i." '.:.,:,.. ,:( . .. ':#.:::~.i:~~:.~".''!.',i.''._'~,'''''''''' ....:....;!:.,., ',.' ')".,I"""'::'ft..:~....;,.l :~'. . 'N" ..".,0, ~.:~~( . ._,.",^ "....p-.! '.. I'" ,...,. :," ,.-,.' 'W".. ,. .'-11 "J I f.' . ,""., .. ,. ",_', .. ( , " .:.'Film ~ ,,- ~ ':r;:; . Photo Q:)de ., '2$j! .:;. . ...~_Map,..~!}.f.~~14'.,: ......-..... ,-' . ...... ,,;" ..--. -. ....----..-.- 01/25/2007 5083257572 HOC -,.,...,...'.'.".~' ,..,.. .~'"it" ,'..~.,..'.l ~...t.'" . If 1'/,1 . '. .''': -:. "":-~ I ,.... .' ::: ")i'.~'''~ : ~..,.. ~~ __! 12)_ "J..5.,.....~.cYJ.-~.hL~.----- --...--' p-.-'" -.. -...-....1 . ..-. .........-. - .....-.. -..-.. . listoric. 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MAILING ADDRESS... .~l~..... ~.0t.:~.)~. ..8. \~-f;..c')... .~;.c.... PROPERTY LdcATION.......~ ..~I{Rr.:~~~...~t(~~ ....... . ". ( 5SJL{'"-7"6 . ASSESSORS MAPIPARCEL... II..... II ....... ".,1 ... .,.,. ~.. II ... ..... .... ..... II I....... APPLrcANT.... d~~... .... ."............ ...... ........:......... ....... ._.. SEE ATTACHED PAGES I certify that the -foregoing is a list of persons w~o are owners of abutting property, owners ~f land directl;- opposite 00 any public or private street or way; and a:butte~ of the abutters and all oHler land owners within 300 feet ofth~ property lirie or owner's prop.erty, all as they appear?n the most recent applicable tax list (M.G.L. c. 40A. Section 11 Zoning Code Chapter 139. Section 139.29D (2) .. . ~:..I~..dtP.1 t:TE ." . A~,(j)..~~ ASSESSOR'S OFFICE Town of Nantucket . . , '"- -~ o ... ., 'lIS U o f< f< '" '" '" f< Ul .. ~ ~ ~ 0 f< f< E-t U] CI1 E-4 f< '" '" 1-4 en Ii1 Ii1 f< f< Ul .."".. 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