HomeMy WebLinkAbout038-11 Glidden, Richard J.Fee: $300.00
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
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File No. J-11
Owner's name(s): Richard J. Glidden, Trustee 86 Main Street Realty Trust
Mailing address: 37 Centre Street, Nantucket, MA 02554
Phone Number: 228 -0771 E- Mail: Richard @gliddenandglidden.com
Applicant's name(s): Richard J. Glidden, Trustee
Mailing Address: 37 Centre Street, Nantucket, MA 02554
Phone Number: 508 - 228 -0771
Locus Address: 86 Main Street
E -Mail: glidatty @nantucket.net
Assessor's Map /Parcel: 42.33 - 66
Land Court Plan /Plan Book & Page /Plan File No.:
Deed Reference /Certificate of Title: Book 905, Page 115 Zoning District: ROH
Uses on Lot- Commercial: one: Yes (describe)
Residential: Number of dwellings: 1 Du ex _ Apar ents _
Date of Structure(s): all pre -date 7/72: Yes
Building Permit Numbers: 10127 -93; 830 -00
Previous Zoning Board Application Numbers: None
State below or attach a separate addendum of specific special permits or variance relief
applying for:
Please see attached.
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, undyr the pains and penalties of perjury.
SIGNATURE: Owner*
SIGNATURE: % L/ a 7 -�o ti
Applicant /Attorney /Agent*
*If an Attorney or other Agent is representing the Owner or the Applicant, please provide
a signed proof of agency.
OFFICE USE ONLY
Application received 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 &M_ /_ /_ &_ /_ /_ Hearing(s) held on:_ /_ /_ Opened on :_ /_ /_
Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:_ /_ /_
Made:—/—/— Filed w /Town Clerk:—/—/— Mailed:—/—/—
Applicant seeks special permit relief pursuant to CH 139 0 33 (4) and (5).
Applicant owns a non - conforming Lot which has 4,995± square feet of area in a zoning
district requiring 5,000 square feet of area. There is a pre- existing dwelling with 1,506
square feet of ground cover and a garage with ground cover of 412 square feet for a total
of 1,918 square feet (38.4 %).
Applicant proposes to alter the existing closed in porch by making it indoor living space
and adding living space above. The total ground cover will be reduced from 1,918 square
feet to 1,903 square feet (38.1 %) and an existing elevated deck and steps within the set-
back will be eliminated.
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' Town of Nantucket
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RECEIVED
BOARD OF ASSESSORS
JUN 0 7 2011
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER .....................
� ..... .....?\......... .......................
MAILING ADDRESS.........`...........`.. ... .... ...........:............ .........
PROPERTY LOCATION ...................:..... ...............`............... ......
ASSESSOR MAP / PARCEL ........... ............................... '..................
SUBMITTEDBY........ ......... ..............................................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 1 I and Zoning Code Chapter 40A, Section 139 -29B
(2).
E SESSOR'S OFFI E
OWN OF NANTUCKET
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4231 4232 4233
JACKSON HAZIEL BRUCE & CRAIG L SCOTT RICHARD S & NANCY T BIRCHWOOD HOLDINGS LTD LLC
5 RAYS CT 5225 PEMBROKE PLACE 1290 EAST MAIN ST
NANTUCKET, MA 02554 PITTSBURGH,-PA 15232 STAMFORD, CT 06902
4231
DEJONGE ALICE G ETAL
C/O GRAVES WILLIAM
78 PRESCOTT ST
PEPPERELL, MA 01463
4231
JONES HARVEY C JR TRST
55 WAVERLY OAKS
PALO ALTO, CA 94301
4231
TILROE JASON
94 MIACOMET RD
NANTUCKET, MA 02554
4231
SEAFARER INN INC
76 MAIN STREET
NANTUCKET, MA 02554
4231
SEAFARER INN INC
76 MAIN STREET
NANTUCKET, MA 02554
4232
GLIDDEN RICHARD J TRUSTEE
6 RAYS COURT REALTY TRUST
PO BOX 1079
NANTUCKET, MA 02554
4232
LORING LINDA
PO BOX 1359
NANTUCKET, MA 02554
4232
BORIE MARY W & DAVID B TRUSTEE
580 LAKE AVE
GREENWICH, CT 06830
4232 4233
BARHAM DAVID & ROBERTSON LAURI HEDGES HILLARY C & RAYPORT
6 PINE STREET NOMINEE TRUST 247 COMMONWEALTH AVE UNIT E
6 PINE ST BOSTON, MA 02116
NANTUCKET, MA 02554
4232
MONTEIRO JULIANA D & ARTURO M
PO BOX 807
LAPLATA, MD 20646
4232
MORRISON JOHN TRST ETAL
PO BOX 2
ARNOLD, MD 21012
4232
KIENDL PHILIP R & AUDREY 0 TRST
1168 GERMAN FLATS RD
WAITSFIELD, VT 05673
4232
WALLACE WILLIAM C
25 BARNSDALE RD
SHORT HILLS, NJ 07078
4232
7 SCHOOL STREET LLC
55 WILLOW ST
DOVER, MA 02030
4232
HEARD MARY G
58 PUNCH BOWL DRIVE
FALMOUTH, MA 02540
4233
NORTHERN TRUST COMPANY &
95 MAIN ST
NANTUCKET, MA 02554
4233
LUCKS JOHN E JR & CHERYL E
152 N DREXEL
BEXLEY, OH 43209
4233
CONGDON CONSTANCE B TRST
FOUR PINE STREET NOM TRUST
4 PINE ST
NANTUCKET, MA 02554
4233
GOSH BETTY W
477 HOLMAN DR
BROOKFIELD, VT 05036
4233
TOLL BRUCE E & ROBBI S
1477 RYDAL RD
RYDAL, PA 19046
4233
GREENEBAUM JOHN S & MARY
2233 DOUGLASS BLVD
LOUISVILLE, KY 40205 -1903
4233
BIRCHWOOD HOLDINGS LTD LLC
1290 EAST MAIN ST
STAMFORD, CT 06902
4233
NANTUCKET HISTORICAL ASSN
PO BOX 1016
NANTUCKET, MA 02554
4232 4233 4233
BERMINGHAM DOUGLASS FAR HORIZON LLC LODGE JOHN A & KATHERINE F J S
PO BOX 5455 1501 VENERA AV. STE 200 94 MAIN ST
MT LAUREL, NJ 08054 -5455 CORAL CABLES, FL 33146 NANTUCKET, MA 02554
4233
4233
4234
CAMPBELL SUSAN C & JOHN C E
MCCLUSKEY KATHERINE ANN
MARTELL PAMELA S TRST
1021 GREAVES LANE
34 TERRY RD
P 0 BOX 5437
GLADWYNE, PA 19035
HARTFORD, CT 06015
ELDORADO HILLS, CA 95762
4233
4233
4234
GLIDDEN RICHARD J TRST
TOLAND LITA WICKSER
KUESTER KEVIN
90 MAIN ST REALTY TRUST
33 TURTLE BACK SOUTH
P O BOX 5128
37 CENTER ST
NEW CANAAN, CT 06840
NANTUCKET, MA 02554
NANTUCKET, MA 02554
4233
4234
4234
WILKES MARY MARGARET ENGLAND
GLIDDEN JESSIE M TRST
STEIN PETER K & CHRISTINE TR
C/O HOLMES WILKES MARY MARGARET
37 CENTER STREET
STEIN FAMILY TRUST
P 0 BOX 240906
NANTUCKET, MA 02554
1340 FAIRWAY DR
MEMPHIS, TN 38124 -0906
LOS ALTOS, CA 94022
4233
4234
1 4234
BORCHERT KAREN K TRUSTEE
DEJONGE ALICE G ETAL
ISSAC COFFIN LANCASTRIAN
THE BORCHERT NOMINEE TRUST
C/O GRAVES WILLIAM
SCHOOL
PO BOX 363
78 PRESCOTT ST
19 NEWTOWN ROAD
NANTUCKET, MA 02554
PEPPERELL, MA 01463
NANTUCKET, MA 02554
4233
4234
4234
HOLCH ERIC S & ELSPETH R
SUSSEK MARIE & JOHN JR TRST
SPEER JOHN K JR & DEBORAH TRS
5 PINE ST
10 EAST 70TH ST # 7 -A
BRINKERHOFF TRUST
NANTUCKET, MA 02554
NEW YORK, NY 10021
23 BENNINGTON RD
MORRISTOWN, NJ 07960 -6128
4233
4234
4234
BAPTIST CHURCH
HUBBELL PETER B
14 LIBERTY STREET LLC
4 TROTTERS LANE
260 PARK AVE S #I I
C/O CAMALIER CHARLES
NANTUCKET, MA 02554
NEW YORK, NY 10010
1825 I ST NW STE 300
WASHINGTON, DC 20006
4233
4234
4234
WEBB ELLEN J R ETAL TRUSTEES
HALSTED PATRICIA A & MALLON P
LOWRY RICHARD W & CAROL E
C/O AGNEW JEBB A
TWENTY FOUR LIBERTY ST NOM TRUST
10701 CHARLESTON DRIVE
2 ECHO LANE
1290 EAST MAIN ST
VERO BEACH, FL 32963
GREENWICH, CT 06830 -4728
STAMFORD, CT 06902
4233
4234
4234
NANTUCKET HISTORICAL ASSN
BIRCHWOOD HOLDINGS LTD LLC
GROTE SUZY W TRST
PO BOX 1016
1290 EAST MAIN ST
5 1 B CENTRE STREET NOMINEE TRUST
NANTUCKET, MA 02554
STAMFORD, CT 06902
460 S PRICE RD
ST LOUIS, MO 63124
4233
4234
4234
SHARE ELIZABETH TRST ETAL
NANTUCKET HISTORICAL ASSN
HENDERSON CASSANDRA H
12312 WEDGETON LN
PO BOX 1016
2 COMMONWEALTH AV 9H
DES PERES, MO 63131
NANTUCKET, MA 02554
BOSTON, MA 02116
4233
4234
4234
WILMOT GUNNAR P
TAYLOR WILLARD B ETAL
GLIDDEN JESSIE M TRST
139 HAMPSHIRE RD
C/O MARTIEN HALVORSON- TAYLOR
20 LIBERTY ST REALTY TRUST
BRONXVILLE, NY 10708
214 CAMERON LN
20 LIBERTY STREET
CHARLOTTESVILLE, VA 22903
NANTUCKET, MA 02554
File No.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
Map 421 33? ParceI6`6
This agreement to extend the time limit for the Board of Appeals to make a decision, hold a public hearing, or
to take other action concerning the application of
�2�ehard IItT • 01•idc�en, � Trust;ee l'i�of1 .86 Main'•$,t;reet�;;Trtisr: ;:; � iii ' I I :,; I �' I ':�
Pursuant to the provisions of the Acts of 1987, Chapter 498, amending the State Zoning Act, Chapter 40A of
the Massachusetts General Laws, Applicant(s) /Pedtioner(s) and the Zoning Board of Appeals hereby agree to
extend the time limit
For a public hearing on the application
bl For a written decision
O For other aCtlpn
Such application is:
O An appeal from the decision of any administrative official
A petition for a special permit
O A petition for a van."ce
O An extension
O A modification
The new time limit shall be midni t on which is not earlier than
a time limit set by statute or byla -
The Applicant (s), attomey, o agent for the Applicant represented to be duly authorized to act in this matter
for the applicant, in executing this agreement waives any rights under the Nantucket Zoning Bylaw and the
State Zoning Act, as amended to the extent, but only to the extent, inconsistent with this agreement.
For Applicant (s)
� � . I III: III � .. !�,M i �i�{Ai�� ��:' i III I -� ''i� I• �I � I,' li � -.:, ill i :I;.I
For Zoning Board of Appeals
Town Clerk Stamp:
Effective Date of Agreement
2 Fairgrounds Road Nantucket Massachusetts 02554
508 -228 -7215 telephone 508 -228 -7298 facsimile
ti
W
File No.
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
Map 421 33': Parcel6 °6
This agreement to extend the time limit for the Board of Appeals to make a decision, hold a public hearing, or
to take other action concerning the application of:
RicYiard; t7 :Glxdiieny Trustee !of! 86 +1da�nl;'SGreet.':Trusb
Pursuant to the provisions of the Acts of 1987, Chapter 498, amending the State Zoning Act, Chapter 40A of
the Massachusetts General Laws, Applicant(s) /Petitioner(s) and the Zoning Board of Appeals hereby agree to
extend the time limit
For a public hearing on the application
bl For a written decision
i :� ill � '��! � II "! I :�i I I i :�:: I;i�a� �� Il�r ;i i� , �II,.I� �� i•
O For other action " I
Such application is:
O An appeal from the decision of any administrative official
A petition for a special permit
O A petition for a variance
O An extension
O A modification
The new time limit shall be midni t on which is not earlier than
a time limit set by statute or byla .
The Applicant (s), attorney, o - agent for the Applicant represented to be duly authorized to act in this matter
for the applicant, in executing tivs agreement waives any rights under the Nantucket Zoning Bylaw and the
State Zoning Act, as amended to the extent, but only to the extent, inconsistent with this agreement.
For Applicant (s)
is to
For Zoning Board of Appeals
Town Clerk Stamp:
Effective Date of Agreement
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 -2Z8 -7298 facsimile
W
c,
Date: December 19, 2011
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 038 -11
Owner /Applicant: RICHARD J. GLIDDEN, TRUSTEE OF 86 MAIN
STREET REALTY TRUST
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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. 71`1_',z (14A)
Edward S. Toole, Chairman
cc: Town Clerk
Planning Board
Building Commissioner /Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY -LAW SECTION 139 -30 (SPECIAL PERMITS); SECTION 139 -32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508 - 228 -7215.
Assessor's Map
66
86 Main Street
Residential Old
DECISION:
NANTUCKET ZONING BOARD OF
2 Fairgrounds Road
Nantucket, Massachusetts
42.3.3, Parcel
Historic
APPEALS
02554
Deed Book 905, Page 115
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, July 14, 2011 at 1:00 and Thursday,
October 13, 2011 at 1:00 P.M., at 4 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following decision on the
application of RICHARD J. GLIDDEN, TRUSTEE OF 86 MAIN STREET
REALTY TRUST, c/o Glidden & Glidden, P.C., 37 Centre Street,
Nantucket, MA 02554, File No. 038 -11:
2. Applicant is requesting Special Permit relief
pursuant to Nantucket Zoning Bylaw Sections 139- 33.A.(4) and (5)
(alteration of preexisting nonconforming structure) in order to
alter the existing closed -in porch by converting it to indoor
living space and adding living space above. The total ground
cover will be reduced from 1,918 square feet (38.40) to 1,903
square feet (38.10) in a zoning district that has a maximum
allowable ground cover of 30% for undersized 'lots. The Locus is
undersized, having approximately 4,995 + square feet in a zoning
district that requires a minimum lot size of 5,000 + square
feet. The Locus is situated at 86 Main Street, is shown on
Nantucket Tax Assessor's Map 42.33 as Parcel 66, and title is
recorded at the Nantucket County Registry of Deeds in Book in
Book 905, Page 115. The property is zoned Residential Old
Historic.
1
3. Our decision is based upon the application and
accompanying materials, representations, and testimony received
at our public hearing. There was no Planning Board
recommendation on the basis that no matters of planning concern
were presented. There were letters in opposition to the project
on file and testimony was received in opposition to the project
during the hearing. There was also a letter of support received
for the proposed alteration.
4. Attorney Richard Glidden represented the Applicant.
Attorney Glidden stated that the Applicant is requesting Special
Permit relief pursuant to Nantucket Zoning Bylaw Section 139 -
33.A.(4) and (5) (alteration of preexisting nonconforming
structures) in order to alter the existing closed -in -porch by
converting it to indoor living space and by adding living space
above said porch. Attorney Glidden explained the nonconforming
nature of the Locus and the current state of the structure
thereon.
Attorney Glidden further explained that the Applicant will be
reducing the total ground cover from 1,918 square feet (ground
cover ratio of 38.40) to 1,903 square feet (ground cover ratio
of 38.1%) in a zoning district that allows for a maximum ground
cover ratio of 30o for undersized lots. The Locus is also
nonconforming as to lot size having approximately 4,995 square
feet in a zoning district that requires a minimum lot size of
5,000 square feet.
5. Attorney Arthur Reade, representing Mary Margaret
Holmes of 88 Main Street, spoke against the application.
Specifically, Attorney Reade explained the dilapidated state of
the structure and the need for his client to have a mature hedge
in order to protect her view. Should this application pass, the
proposed alteration will loom over her property and obstruct her
light and air. Attorney Reade further argued that even though
the alteration would not intrude further into the setback, by
vertically increasing the nonconformity, the alteration will be
substantially more detrimental to the neighborhood than the
existing nonconformity. The Board asked for additional
information and for time to view the site before rendering a
decision.
6. At the October 13th hearing, Attorney Glidden
reiterated what had happened at the previous hearing and
informed the Board that the Applicant has received Historic
District Commission approval for the proposed alterations.
Attorney Glidden also clarified that the alteration will not
extend into the setback any further; it will only be a vertical
expansion.
I
Attorney Arthur Reade, representing Ms. Holmes, again spoke
against the proposed alteration in so much that the addition
would "loom up" on his client's property and that said
alteration will be more detrimental to the neighborhood. Ms.
Holmes echoed these sentiments and Randy Allfather, another
abutter, also expressed concerns regarding privacy.
7. The Board expressed hesitation with the application,
finding that the massing seemed intrusive and the proposed
alteration invasive of the neighbor's privacy. During these
deliberations the Board took into account the testimony from the
neighbors, their counsel, and counsel for the Applicant.
8. Accordingly, a motion was made, and duly seconded, to
grant the requested relief to alter the existing closed -in -porch
by converting it to indoor living space and by adding living
space above said porch with the following condition:
a. There shall be no exterior construction between Memorial
Day and September 15th of any year.
The vote was ONE in favor and FOUR opposed (Koseatac,
O'Mara, Waine, and Botticelli opposed). Therefore the requested
relief does not pass for lack of the requisite four votes
necessary to approve a Special Permit pursuant to Nantucket
Zoning Bylaw Section 139- 30.E.(3).
SIGNATURE PAGE TO FOLLOW
3
Dated:
�Cw.� i
,20
COMMONWEALTH OF MASSACHUSETTS
t1u^"N
Nantucket, ss. 1 I, 2011
On this 1� day f �^ 2011, before me, the undersigned Notary Public, personally appeared
40IRy3tr„�iu , who is personally known to me, and who is the person whose
name is signed on the preceding or attached document, and who acknowledged to me that h 'she signed it
voluntarily for its stated purpose.
Nota blic:
My commission expires:
0