HomeMy WebLinkAbout084-03
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te, -j'o.l'()~ q '200,-/
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
Oglf~03
~1J{ .B. fnerrl 'fher;j
Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been~ filed in the office of the Nantucket Town
Clerk,
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
s~
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW n139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 East Chestnut Street n ^ A_. tWnn t?(/z/ClJ.
Nantucket, MA 02554 VJ{/(5<.J~./" ex (' {I (
4 Gardner S~~.t ~fJ
Book 359, piJe 144 ~
Co N
At a Public Hearing of the Nantucket Zoning Board of Appeals helfat 1 :00 PaM.,
Friday, December 12, 2003, in the Conference Room, Town and ~ounty AWlex
Building, 37 Washington Street, Nantucket, MA, on the Application of PA~ B.
MERRITHEW, of 19 Oak Hill Drive, Amherst, NH 03032, Board of Appeals
Application No. 084-03, the Board made the following Decision:
Assessor's Map 42.3.3
Parcel 055
Residential - 1
1. Applicants are seeking a MODIFICACATION of a previously granted
Special Permit in the Decision in Board of Appeals File No. 002-91, which
allowed a change of use/structure from a church meeting hall to a secondary
dwelling. Said Decision conditioned relief upon there being "no enlargement of
the exterior dimensions of the subject structure, whether within or without the
footprint ... without further grant of relief' from this Board. Applicant now
proposes to construct a conforming dormer on the southerly side of the
secondary dwelling within the existing footprint.
The Premises is located at 4 Gardner Street, Assessor's Map 42.3.3,
Parcel 055. The property is zoned Residential-I.
2. The Decision is based upon the Application and material submitted with it
and the testimony and evidence presented at the hearing. The Planning Board
made no recommendation, as the matter was not of planning concern. There
were no letters on file. There were no abutters present in support or opposed to
the Application.
3. Applicant, through counsel, represented that the proposed dormer was to
be constructed on the south side of the structure. It would not create any new
nonconformity, being located outside the required five-foot side yard setback
area. Applicant stated that there would be little impact upon any neighbor, as it
would be placed on the interior part of the Lot facing the yard area to the rear of
the primary dwelling. The dormer would not increase the ground cover being
constructed within the existing footprint. Applicants stated that they needed cfQore
headroom on the second floor to add a code compliant bathroorn:-No addrfional
parking would be required. The Nantucket Historic District Comiiscsion (~C)
had approved the plans in Certificate of Appropriateness No. 42,15"1:' ~
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4. Therefore, based upon the foregoing, the Board finds that the requested
Modification is in harmony with the general purpose and intent of the Zoning By-
law and would not be substantially more detrimental to the neighborhood than
the existing nonconformities. Further, the Board finds that no new nonconformity
would be created and no existing nonconformity would be increased.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
MODIFICATION of the previously granted Special Permit in the Decision in BOA
File No. 002-091 to allow the addition of the dormer as proposed based upon the
following conditions:
a. The dormer shall be constructed and located in substantial
conformity as shown on the plan attached hereto and marked as
Exhibit A.;
b. The dormer shall be constructed in substantial conformity with the
Certificate of Appropriateness No. 42,151 issued by the HDC, as
may be amended; and
There shall be no exterior construction related to the dormer as
proposed from June 1 to September 15 of any given year.
Dated: January --9..-, 2004
c.
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Nancy J. -
C. Richard Loftin
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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
1:00 P.M., FRIDAY, DECEMBER 12, 2003, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
PAUL B. MERRITHEW
BOARD OF APPEALS FILE NO. 084-03
Applicants are seeking a MODIFICATION of a previously granted SPECIAL
PERMIT in the Decision in BOA File No. 002-91, which allowed the change of
use/structure from a church meeting hall to a secondary dwelling. Said Decision
conditioned relief upon there being "no enlargement of the exterior dimensions of the
subject structure, whether within or without the footprint... .without further grant of
relief' from this Board. Applicant now proposes to construct a conforming dormer on the
southerly side of the secondary dwelling within the existing footprint.
The Premises is located at 4 GARDNER STREET, Assessor's Map 42.3.3, Parcel
055, Plan Book 25, Page 58. The property is zoned Residential-I.
~~~
THIS NOTICE IS A V AILABLE 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. cJH-o 3
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Paul B_ MPrri thpw
Mailing address: 19 Oak Hill Drive, Amherst, NH 03031
Applicant's name(s): same
Mailing address: same
Locus address:
4 Gardner street
Assessor's Map/Parcel:4233/055
Land Court Plan/Plan Book & Page/Plan File No.: PI Bk 25, paqp- SR
Date lot acquired:~J-L/2L Deed Ref./Cert. of Title: 359/144
Lot'No.: NI'A
.
Zoning District: R- 1
Uses on Lot - Commercial: None-1l Yes (describe)
Residential: Number of dwellings-2- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or C of O(s)?
Building Permit Nos: 1003-03 replace kitchen Cnhi np-t wi nilnwi qq?1-q1 c:::i dE' wall shil1lJlin'J
Previous Zoning Board Application Nos.: 002-91
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:
See Addendum Attached Hereto
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains d pe altie of perjury.
c..<:~ Applicant Attorney/Agent X
(If not owner , pi se enclose proo of agency to bring this atter before the Board)
, Z A OFFICE USE
Applicafon eceived on:J1J.fiL02..- By: Complete: Need copies?: ~
Filed with Town Clerk:Jl/~/Ch PI~n~rd:_/ /_ Building Dept.:-"_/~y: Cft()j
Fce deposited with Town Treasurer:1LIWlc8>By:~aiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk:JC/li2iCb Mailed:JliJl_Jt;/!;2~J[./~ & 19 316l!::>
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_I_I_ \Vithdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 Filed w/Town Clerk: 1 1 Mailed: 1
DECISION APPEALED?: 1 1
SUPERIOR COURT:
LAND COURT
Form 4/03/03
ADDENDUM
The Applicant seeks modification of a prior Special Permit (File No. 002-
91) to alter/extend a preexisting nonconforming structure by adding a dormer to
the second floor, The proposed addition of a dormer is on the southerly side of
the existing single-family dwelling and does not create any new nonconformity. It
is located on side of the dwelling, which does not violate any set back
requirements. The Historic District Commission has approved the plans.
The 1991 Special Permit allowed the change of use/structure from a
church meeting hall to a single-family dwelling, Board of Appeals relief was
needed because the structure was preexisting nonconforming as to the front and
rear side-yard requirements.
The 1991 Board of Appeals Decision imposed a requirement that no
enlargement of the exterior dimensions, whether within or without the footprint
should be permitted without further grant of relief from the Board of Appeals.
The proposed addition of a dormer will not make the property any more
nonconforming as to groundcover, setbacks or other intensity regulations.
The proposed change is in harmony with the general purpose and intent of
the Zoning By-law and is not substantially more detrimental than the existing
nonconformity to the neighborhood,
The property is located at 4 Gardner Street, Map 42,3.3, Parcel 055 and is
zoned Residential-1.
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~~A.0160':r\ 176
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET. MASSACHUSETTS 02554
8
, 1991
Date;
February
CERTIFICATE OF GRANTING OF ~ SPECIAL PERM
(Ma~sachusetts General Laws, Chapter 40A, Section 11
The BOARD OF APPEALS of the TOWN OF NANTUCKET, hereby certifi..
that a ~~ SPECIAL PERMIT has been GRANTED:
TOI(Owner/Applicant)
Paul B. Merrithew (002-91)
Address;
c/o Reade and Alger. Box 2669. Nantucket. MA 02554
affecting the rights of the Owner/Applicant with respect to land or
building at;
4 Gardner Street, Assessor's Map 42.3.3. Parcel 55,
Plan Book 25. Page 58,
Deed Reference; 220-143
And the BOARD OF APPEALS further certifies that the attached
Decision is a true and correct copy of its Decision GRANTING the
. ~X:Jol~ SPECIAL PERMIT and that copie~ of the Decision and ot
all plans reCerred to in the Decision have been tiled with the Planning
Board and the Town Clerk.
The BOARD OF APPEALS calls to the attention oC the Owner/
Applicant that General Laws, Chapter 40A, Section 11 (last paragraph)
provides that no ~~ SPECIAL PERMIT, or any EXTENSION,
MODIFICATION or RENEWAL thereof, shall take effect until (a) a copy of
the Decision i~ certified by the Town Clerk that TWENTY (20) days have
elapsed after the Decision has been filed in the office of the Town
Clerk and no appeal has been filed (or, iC such appeal has been filed,
that it has been dismissed or denied) and (b) the certified copy is
recorded in the Registry of Deeds for the County of Nantucket and
indexed in the grantor indax under the name of the Owner of Record or
is recorded and noted on the Owner's Certificate of Title. The fee for
such recording or registering shall be paid by the Owner/Applicant.
I/l. P.J-I it W-...
\sk~~A
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Clerk .\
aoo~0360':ct 177
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date I
February S
, 19 91
.'.
TOI Parties in Interest and. Others concerned with the
Decision ot the BOARD OF APPEALS in the A~plication ot the
tollowing I
Application No.1
Ovner/Applicantl
002-91
Paul B. Merrithew
Enclosed is the Decision ot the 30ARO OF AP?E~LS Yhich has
this day been tiled in the ottice or the Nantucket Town
Clerk.
An Appeal trom this Decision may be taken pursuant to
Section 17 Of Chapter 40A, ~ass!chusatts Genaral Law..
Any !~ti~n .~realin; the ~ecision must Z~ zrCJiht ~y
tiling an cozplaint in court within 7~ENTY (20) days Itter
this day's data. ~otice of the actio~ with a co~y of the
cooplaint an~ certitied cOrY of the Peci5ic~ h.~st be ;iven
to the revn Clerk so as to ~e reeeiv.~ .i~~in s~=h T~EXTY
(20) ':lays.
CCI .o,,"n Clerk
PlInnin; Board
Buildin; Commi..ioner
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BOOK0360~A([ 178
TOWN OF NANTUCKET
BOARD "OF APPEALS
NANTUCKET. MASSACHUSETTS 02554
I,
1
DECISION:
At a Public Hearing of the BOARD OF APPEALS held on FRIDAY.
JANUARY 18. 1991 at 1.00 P.M. in the Town and County Building,
Federal and Broad Streets, Nantucket. the Board made the fOllowing
Decision upon the Application of PAUL B. MERRITHEW (002-91).
I. This is an Application for a SPECIAL PERMIT under SECTION
139-33A of the Zoning By-Law, to permit alteration or a pre-existing.
non-conformin~ struct~re presently used as a church's meeting hall.
If relief is granted, Applicant would be permitted to convert the
structure to a single-family dwelling. secondary to the principal
dwelling that is located upon the subject premises (the "Locus").
which are located at 4 GARDNER STREET. as shown upon a Plan recorded
in the Nantucket Registry of Deeds in Plan Book 25. Page 58 (and is
approximately, though inaccurately. shown as Assessor's Parcel
42.3.3-55), and are zoned RESIDENTIAL_I.
2. Based upon the representations. testimony and supporting
materials received at the hearing. the Board finds that the subject
structure pre-dates the 1972 adoption of the NantUCket Zoning By-Law
and is non-conforming with respect to current requirements as to side
yard setback. having 2.90 feet where 5 feet are required. and front
yard setback, having 7.5 . feet where 10 feet are required. The
current use ot the structure, for religious purposes by the Christian
Science Society of Nantucke~ was represented to have been c~ntinuous
since a time prior to the adoption of 1972 zoning. Owing to the
structur~s pre-existing status, it is exempt from the zoning
requirements as to use under Massachusetts General Laws. Ch. 40A.
Section 3. and under Zoning BY-Law Section 139-6.B and alterations
c~n be made with reliet by gra~t of a Special Permit under Section
139-33A.
3. The Applicant proposes to convert this structure for use .s
· secondary dwelling without changing the footprint. exterior
dimensions or front facade (i.e. tacing Gardner Street). The Board i.
informed, however, that th.ere are minor changes proposed in other
tacades, inVolving doors and fenestration. Based upon the plan
(Exhibit "AOO) on file. the separation requirement of 12 feet between
dwellings under Section 139-7A(2)(b) is met, and the 2 required
parking spaces. one tor each dwelling unit. are provided. As to the
setback non-conformities. the structure is entitled to remain
notwithstanding these non-conformities under Section 139-33A.
However, Section 139-7A(2)(d) requires that a secondary dwe~ling
comply with all other applicable requirements of the By-Law and
Special Permit relief is necessary in order for a pre-existing.
non-conforming structure to be converted to use as a secondary
dwelling.
-
aook0360p~cI179
(002-91)
-2-
4. Though this Board has. in some instances. be~n reluctant
to grant rellef from this requirement. we are satlsf1e /in this
case. that there are strong factors which support t grant of
relief. A letter from the Historic District Commi ion dated December
19. 1990. had been received into the record. mai taining that the
subject structure had a rich' history of use and ad been deemed a
"significant contributing building" in the His oric District of
Nantucket. The Administrator further added tha site integrity was
important factor as related to the architectur~l significance and
there was concern that if the building was required to be .oved to
comply with current setback requirements there would be a danger of
structural damage. They asked for this' Board's favorable
consideration. There were three letters in support and the Planning
Board's recommendation was favorable. The owner of the abutting
property adjacent to the side yard with the non-conforming setback ia
the Nantucket Histo~ical Associatidn. whose property i~ improved with
the "Hose Cart House". historically used in fighting fires. Thus, no
residential neighbors appear to be directly adversely affectedby this
conversion in use.
an
~.
5. The Board conditions the granting of relief in this case
upon the ~equirement that no enlargement of the e~terior dimensions
of the subject structure. whether within or without the footprint as
it is shown on Exhibit A. should be permitted without further grant
of relief by the Board of Appeals.
6. For the reasons herein stated and subject to the condition
stated above. this Board finds that the proposed change in the us. of
the structure to a single-family secondary dwelling will not be
substantially more detrimental to the neighborhood than the present
use as a church meeting hall. Accordingly. by a UNANIMOUS vote. we
GRANT the requested relief by SPECIAL PERMIT under SECTION 139-33A.
D~ed'; Februarn 8 . 1991
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Dale W. Wai .
ci~;Io.~kAu-
Linua F. Williams
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William R. Sherman
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WI C~FIIFYLEOTHA!32 DAYS HAVE ElAPSED AF1tll THt DECl$ION "~,'.
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BOt-i }~Ol:::-,\
NTillTDcn:T ZONING BOARD OF APPEALS
'l'OWti lillD COUNTY BUILDING
NANTUCKET, MA 02554
ABSE.SaORIS LIST OF PARTIES IN INTEREST
$, / ~' 00
./
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PROPERTY OWNER: /~..t~ ".5 ~!eFn /hn;,)
: . ~
APPLICANT FOR RELIEF (SAME?~):
ADDRESS, OF ,PROPERTY: /j tfard/:lD/I ~lxc+
ASSESSOR'S MAP - PARCEL: '~- ~~S-
LIST 'OF PARTIES INCLUDING ADDRESSES*(OR SEE ATTACHED ---) :
*
*
RECEl\lED
BOARD OF hSSESSORS
NOV 0 3 2003
TOW!.;
NANTUCKET, MA
, "I certify" that 'the foregoing (or the attached ) lists
allp~rso_~s,,_ natural or le<,?al, who are 9wners of abutting
'property"owners of. land dJ.rectly opposJ.te on any public
'or private' street or way; .and abutters of the abutters and
all other ~and owners within three hundred feet of the
property line of owner1s property, as they (and their
address) appear on the roost recent applicable tax list
(per M.G.L. c.40A, Section 11 and zoning Code Chapter 139,
section 139-290(2)).
{l:J J-1k ~ :x tit) 5
l1~d</ t2 4(~
Assessor, Town f Nantuc et
*NOTE: Applicant (petitioner) 'should include with the lot
for which zoning relief is sought, any commonly-owned
abutting lots which might become involved in the zoning
matter. List map and parcels for each abutter.
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ATTORNEY AT LAW
4 BARTLETT ROAD
P,O, BOX 2567
NANTUCKET, MASSACHUSETTS 02584
FAX (508) 228-7526
fitzg rld@nantucket.net
TELEPHONE (508) 228-7525
IN HAND
November 12, 2003
Ms. Catherine F, Stover, Town Clerk
Town and County Building
16 Broad Street
Nantucket, MA 02554
RE: Application of Paul B. Merrithew
Property: 4 Gardner Street
Map 42.3.3, Parcel 055
Dear Ms, Stover:
Please certify the date and time of filing of the attached Board of Appeals
Application on the enclosed copy of this letter.
Thank you for your assistance.
Very truly yours,
ueA Fitzg1;g-~
Received and entered:
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cc: Mr, Paul B, Merrithew
$die. : / l!T'?JCaId
ATTORNEY AT LAW
4 BARTLETT ROAD
P,O, BOX 2567
NANTUCKET, MASSACHUSETTS 02584
FAX (508) 228-7526
fitzgrld@nantucket.net
TELEPHONE (508) 228-7525
IN HAND
November 12, 2003
Nancy Sevrens, Chairperson
Board of Appeals
1 East Chestnut Street
Nantucket, MA 02554
RE: Application of Paul B. Merrithew
Property: 4 Gardner Street, Nantucket
Map 42.3.3, Parcel 055
Dear Ms, Sevrens:
Enclosed for filing, please find the following:
1, Application with Addendum plus three (3) copies;
2, Certified Abutters' Lists plus three (3) copies;
3, Four (4) copies of Plan recorded at Plan Book 25, Page 58;
4, Four (4) copies of Board of Appeals Decision No, 002-91;
5, Four (4) copies of plans for the dormer addition;
6, Two (2) sets of mailing labels; and
7, Check in the amount of $300,00
Please schedule this matter for hearing on December 12, 2003.
Very truly yO,~ ~
ieA.Fitz~~
Enclosures
cc: Catherine Stover, Town Clerk
Mr, Paul B, Merrithew
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
FEE: $300.00
CASE NO.
APPLICATION FOR RELIEF
Owner's name(s): Paul B. Mp.rri thpw
Mailing address: 19 Oak Hill Drive, Amherst, NH 03031
Applicant's name(s): same
Mailing address: same
Locus address:
4 Gardner strp.p.t
Assessor's Map/Parcel:4233/055
Lot:No.: N/'A
Zoning District: R- 1
Land Court Plan/Plan Book & Page/Plan File No.: PI Bk 25, Pagp. S8
Date lot acquired:~J_Lj~ Deed Ref./Cert. of Title: 359/144
Uses on Lot - Commercial: None-X. Yes (describe)
Residential: Number of dwellings---2....- Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or
C of O(s)?
Building Permit Nos: 1003-03 replace kitchen mhi np.t wi nnnwi QQ?1-q, ~i ~ wa 11 shil1lJlin'J
Previous Zoning Board Application Nos.: 002-91
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:
See Addendum Attached Hereto
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains d pe altie of perjury.
Applicant Attorney/Agent X
se enclose proo of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
Applicafon eceived on:_/_/_ By: Complete: Need copies?:
Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept.:_/_/_ By:
Fee deposited with Town Treasurer:_/_/_ By:
Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:
/
Mailed:
I I
I&M:
I
&
/
lIearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_/_I_ \Vithdrawn?:_I_I_
DECISION DUE BY: I I Made: I Filed w/Town Clerk: I I Mailed: I I
DECISION APPEALED?: I I
--
SUPERIOR COURT:
LAND COURT
Form 4/03/03
ADDENDUM
The Applicant seeks modification of a prior Special Permit (File No, 002-
91) to alter/extend a preexisting nonconforming structure by adding a dormer to
the second floor. The proposed addition of a dormer is on the southerly side of
the existing single-family dwelling and does not create any new nonconformity. It
is located on side of the dwelling, which does not violate any set back
requirements. The Historic District Commission has approved the plans,
The 1991 Special Permit allowed the change of use/structure from a
church meeting hall to a single-family dwelling. Board of Appeals relief was
needed because the structure was preexisting nonconforming as to the front and
rear side-yard requirements,
The 1991 Board of Appeals Decision imposed a requirement that no
enlargement of the exterior dimensions, whether within or without the footprint
should be permitted without further grant of relief from the Board of Appeals,
The proposed addition of a dormer will not make the property any more
nonconforming as to groundcover, setbacks or other intensity regulations.
The proposed change is in harmony with the general purpose and intent of
the Zoning By-law and is not substantially more detrimental than the existing
nonconformity to the neighborhood,
The property is located at 4 Gardner Street, Map 42.3.3, Parcel 055 and is
zoned Residential-1,
" .
~~ft.01€(hr\ 176
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSEITS 02554
8
, 1991
Date:
February
CERTIFICATE OF GRANTING OF ~ SPECIAL PERMI
(Maasachusetts General Laws. Chapter 40A. Section 11
The BOARD OF APPEALS of the TOWN OF NANTUCKET. hereby cer~ifl..
tha~ a ~~ SPECIAL PERMIT has been GRANTED:
To:(Owner/Applicant)
Paul B. Merrithew (002-91)
Address:
.c/o Reade and Alger. Box 2669. Nantucket. MA 02554
affecting the rights of the Owner/Applicant with respect to land or
building at.
4 Gardner Street. Assessor's Map 42.3.3. Parcel 55.
Plan Book 25. Page 58.
Deed Reference. 220-143
And the BOARD OF APPEALS further certifies that the attached
Decision is a true and correct copy of ita Decision GRANTING the
. ~~ SPECIAL PERMIT and that copies of the Decision and ot
all plans referred to in the Decision have been filed with the Planning
Board and the Town Clerk.
The BOARD OF APPEALS calls to the attention of the Owner/
Applicant that General Laws. Chapter 40A. Section 11 (last paragraph)
provides that no ~~ SPECIAL PERMIT. or any EXTENSION.
MODIFICATION or RENEWAL thereof. shall take effect until (a) a copy of
the Decision is certified by the Town Clerk that TWENTY (20) days have
elapsed after the Decision has been filed in the office of the Town
Clerk and no appeal has been filed (or. if such appeal has been filed.
that it has been dismissed or denied) and (b) the certified copy is
recorded in the Registry of Deeds for the County of Nantucket and
indexed in the grantor ind~x under the name of the Owner of Record or
is recorded and noted on the Owner's Certificate of Title. The fee for
such recording or registering shall be paid by the Owner/Applicant.
(]d~rh<=-
~~. _?~~\ \Al
Clerk
aao~0360'm 177
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSEITS 02554
Datel
February ~
, 19 91
,"
TOI Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
followingl
Application No.1
Ovner/Applicantl
002-91
Paul B. Merrithew
Enclosed is the Decision of the 30ARD OF APPEALS vhich has
this day been tiled in the office ot the Nantucket Tovn
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, ~!ss!chusetts General Laws,
Any !~ti~n l?realinq the D~cision rn~st ~~ ~rcJ=ht by
tiling an complaint in court Within 7~ENTY (20) days Ifter
this day's date. ~otice of the action with ! co~y of the
cooplaint and cer~itied cOrY of the pecisicn ~ust be ;iven
to the Tcvn Clerk 10 as to ~e received .it~in s~=h r~E~!Y
(20) days.
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C:C: I .o\'n C 1 Uk
Phnning Board
Building Commlllion*t
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BOOk0360PA({ 178
TOWN OF NANTUCKET
BOARD "OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
DECISION:
At a Public Hearing of the BOARD OF APPEALS held on FRIDAY.
JANUARY 18, 1991 at 1,00 P.M. in the Town and County Building.
Federal and Broad Streets, NantUCKet. the Board made the fOllowing
Decision upon the Application of PAUL B. MERRITHEW (002-91),
I. This is an APPlication for a SPECIAL PERMIT under SECTION
139-33A of the Zoning BY-Law, to permit alteration oC a pre-existing.
non-conformin~ struct~re presently used as a church's meeting hall.
It relief is granted. Applicant would be permitted to convert the
structure to a single-family dwelling, secondary to the principal
dwelling that is located upon the subject premises (the "Locus").
which are located at 4 GARDNER STREET, as shown upon a Plan recorded
in the Nantucket Registry of Deeds in Plan BooK 25. Page 58 (and is
approximately. though inaccurately, shown as Assessor's Parcel
42.3.3-55}, and are zoned RESIDENTIAL_I.
2. Based upon the repreSentations, testimony and supporting
materials received at the hearing, the Board finds that the subject
structure pre-dates the 1972 adoption of the NantUCKet Zoning By-Law
and is non-conforming with respect to current requirements as to SIde
yard setback. haVing 2.90 feet where 5 feet are required, and front
yard setbaCk, having 7.5 ~ feet where 10 feet are required. The
current use of the structure, for religious purposes by the Christian
Science Society of ~antucke~ was represented to have been c~ntinuous
sinc~ a time prior to the adoption Of 1972 zoning. Owing to the
structure's pre-existing status. it is exempt from the zoning
requirements as to use under Massachusetts General Laws, Ch. 40A,
Section 3, and under Zoning BY~Law Section 139-6.B and alterations
ci'l'n be made with relief by grar:t of a Special Perm~t under Section
139-33A.
3. The Applicant proposes to convert this structure tor use as
a secondary dwelling without Changing the footprint, exterior
dimenSions or front facade (i.e. facing Gardner Street). The Board is
informed. however, that there are minor Changes proposed in other
Tacades. inVOlving doors and fenestri'ltion. Based upon the plan
(Exhibit "A"} on file, the separation requirement of 12 feet between
dwellings under Section I39-7A(2}(b) is met. and the 2 required
parking spaces. one for each dwelling unit. are provided. As to the
setback non-conformities, the structure is entitled to remain
notwithstanding these non-conformities under Section 139-33A.
However, Section 139-7A(2)(d) requires that a secondary dwe~ling
Comply with all other applicable requirements of the By-Law and
Special Permit relief is necessary in order for a pre-existing.
non-conforming structure to be converted to use as a secondary
dWell i ng.
-
8oo~0360p~tll79
(002-91)
-2-
4. Though this Board has, in some instances, be~n reluctant
to grant relief from this requirement, we are satisfie /in this
case, that there are strong factors which support t grant of
relief. A letter from the Historic District Commi ion dated December
19, 1990, had been received into the record, mai taining that the
subject structure had a rich history of use and ad been deemed a
.significant contributing building" in the His ori~ District of
Nantucket. The Administrator further added tha site integrity was an
important factor as related to the architectur'l significance and
there was concern that if the building was required to be ~oved to
comply wit.h current setback requirements there would be a danger of "-.,
st.ructural damage. They asked for t.his' Board's favorable .
consideration. There were three letters in support and the Planning
B9ard's recommendation was favorable. The owner of t.he abutt.ing
propert.y adjacent t.o the side yard with the non-conforming setback is
the Nant.ucket. Histo-rical Association, whose propert.y is improved wit.h
the "Hose Cart House", historically used 1n fighting fires. Thus, no
residential neighbors appear to be directly adversely affected~y thi.
conversion in use.
5. The Board conditions the granting of relief in this case
upon the requirement that no enlargement of the exterior dimensions
of the subject structure. whether within or without the footprint as
it is shown on Exhibit A. should be permitted without further grant
of relief by the Board of Appeals.
6. For the reasons herein stated and subJect to the condition
stated above. this Board finds that the proposed change in the use Of
the structure to a single-family secondary dwelling will not be
substantially more detrimental to the neighborhood than the ?resent
use as a church meeting hall. Accordingly, by a UNANIMOUS vote, we
GRANT the requested relief by SPECIAL PERMIT under SECTION 139-33A.
D~ed'; Februa rn g . 1991
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William R. Sherman
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C. Hantl 11 It.ale'
I CERTIFY THAT 20 DAYS HAYEElAPSEOAF1tJlTH::llECJSo.
WAS FILED IN THf OFFICE OF THE TOWNCi.ERI<, ANO THAT "..\
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