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TOWN OF NANTUCKET a Ij
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 055%
APPLICATION
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Fee: $300.00 File No. 00'1( 112
Owners' naives: Jessie M. Glidden, Trustee — 77 Main Street Nominee Trust
Mailing address: c/o Glidden & Glidden, P.C., 37 Centre Street,
Nantucket, MA 02554
Phone Number: 508 - 228 -0771 E -Mail: Jessie @gliddenandglidden.com
Applicant's name Jessie M. Glidden, Trustee — 77 Main Street Nominee Trust
Mailing Address: c/o Glidden & Glidden, P.C. — 37 Centre Street
Nantucket, MA 02554
Phone Number: 508- 228 -0771 E -Mail: Jessie @gliddenandglidden.com
Locus Address: 77 Main Street Assessor's Map /Parcel: Map 42.3.4, Parcel 25
Plan and Lot Reference: Plan Book 24, Page 4 Zoning District: Residential Old Historic (ROH)
Tide Reference: Book 1229, Page 138
Uses on Lot- Commercial ?: NO If yes, describe
Residential: Number of dwellings on lot 1 Number of dwelling units: 1
Duplex ? NO Accessory Apartments? NO
Date of Structures: all pre -date 7/72? YES If not, when built? N/A
Building Permit Numbers: 5224 -87, 5335 -87, 463 -11
Previous Zoning Board Application Numbers: 084 -11
State below or attach a separate addendum of specific special permits or variance relief applying for: -
see attached
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508- 228 -7298 facsimile
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
SIGNATURE: Jessie M den, Trustee, 77 Main Street Nominee Trust Owner*
By:
Appheant /Attorney /Agent*
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:—/—/—
Hearing(s) held on:—/—/— Opened on
Continued to:_ /_ /_ Withdrawn:_ /_ /_ Decision Due By:—/—/—
Made:—/—/— Filed w /Town Clerk:_ /_ /_ Mailed:_ /_ /_
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
77 Main Street
Map 42.3.4/ Parcel 25
ATTACHMENT
The subject property consists of a dwelling which, at its highest point is two and one -half
stories, with a total ground cover of 2,740+ s.£, as shown by As -Built Plan prepared by Earle
& Sullivan, Inc., dated April 28, 2010, a copy of which is filed herewith as Exhibit A. The
subject property is located in the Residential Old Historic District, which provides for a
minimum lot size of 5,000 square feet, minimum frontage of 50 feet, front yard setback of
zero feet, rear /sideline setback of 5 feet, and a ground cover ratio of 50 %.
The subject property is conforming as to lot size, ground cover, and front yard setback and
rear yard setback; but is nonconforming as to side yard setback on the westerly side of the
property, as shown on the plan attached hereto as Exhibit A.
Pursuant to the Zoning Board of Appeals Decision in File No. 084 -11, said decision dated
December 16, 2011, and recorded with the Nantucket Registry of Deeds in Book 1309, Page
93, approved the addition as shown on Exhibit B attached to said decision, including the
proposed addition which, at the time of the Decision had not been approved by the Historic
District Commission. Said addition, has since been approved by the HDC (Certificate of
Appropriateness No. 57560).
In addition, HDC Certificate of Appropriateness No. 57560 has also approved the addition of
three (3) 3`d -story dormers at the rear of the house, as shown on the elevation plans attached
hereto. Said dormers do not increase the ground cover, nor are said dormers located within
the setback. The maximum height of said dormers is 35.9'. The overall ridge height of the
building (pre- existing) is 39.3'. The addition of the proposed dormers does not increase the
overall height of the building since the top of the dormers is well below the ridge line of the
roof.
Accordingly, Applicant requests relief by Special Permit under By -law § 139 -33A (alteration
of a pre- existing non - conforming structure) to alter the existing dwelling, nonconforming as
to side yard setback on the westerly side, by adding 3 dormers as shown on Exhibit C
attached hereto. In addition, or in the alternative, Applicant requests relief by Variance
relative to height limitations set forth in 139 -17, inasmuch as the overall height of the
dwelling (pre- existing) exceeds the maximum height and the maximum height of proposed
dormers is 35.9'.
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
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MINIMUM LOT SIZE: 5,000 S.F.
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MINIMUM LOT SIZE: 5,000 S.F.
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ALLOWABLE G.C.R.: 50X
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FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
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THIS PLAN IS NOT REPRESENTED TO BE A TITLE
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PLAN 70 ACCOMPANY A
ZONING BOARD of APPEALS APPLICA770N
177 MAIN STREET
IN
NAN7UCKET, MASSACHUSETTS
SCALE.• 1' =20' DATE: DEC 8, 2011
DEED REfFRENCE:•DD.BK.1229,PG.1JB
PLAN REFERENCE: PLBK.24, PG.4
ASSESSORS REFERENCE:
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Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
MAR 0 2 2092
TOWN OF
NANTUCKE7; MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER........... :S . . S S C � G . o m,^, v ... �� �:. L
..... ........................ . .
MAILING ADDRESS........... �l
...... ....................................................
PROPERTY LOCATION...................... !�:�.......... Tic C � .............
ASSESSOR MAP/PARCEL.... ...... . V .� b ....
..... ............................ . ...... ... .
SUBMITTED BY ...................... .......................
..............................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land directly opposite on any public or private street or way;
and abutters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(2).
AC1h,e! "X - zq' o /C z-
DATE
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ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
025 -12
Owner /Applicant: JESSIE M. GLIDDEN, TRUSTEE
77 MAIN STREET NOMINEE 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
ag to be received within such TWENTY (20) days.
�,/ S &W)
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.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 42.3.4, Parcel 25
77 Main Street Plan Book 24, Page 4
Residential Old Historic Book 1229, Page 138
nFrrcTnN-
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday April
12, 2011, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of Jessie M. Glidden, Trustees, 77 Main Street Nominee
Trust, c/o Glidden & Glidden, P.C., 37 Centre Street, Nantucket, MA 02554, File No. 025 -12:
2. The Locus is situated at 77 Main Street, is shown on Nantucket Tax Assessor's
Map 42.3.4 as Parcel 25, and title is recorded at the Nantucket County Registry of Deeds in Book
1229, Page 138. Locus is shown on Plan Book 24, Page 4 at the Nantucket Registry of Deeds.
Locus is zoned Residential Old Historic. Locus consists of a dwelling which, at its highest point
is two and one -half stories, with a total ground cover of 2,740+ s.f., as shown by As -Built Plan
prepared by Earle & Sullivan, Inc., dated December 8, 2011, a copy of which is filed herewith as
Exhibit A. The subject property is located in the Residential Old Historic District, which
provides for a minimum lot size of 5,000 square feet, minimum frontage of 50 feet, front yard
setback of zero feet, rear /sideline setback of 5 feet, and a ground cover ratio of 50 %.
The subject property is conforming as to lot size, ground cover, and front yard setback
and rear yard setback; but is nonconforming as to side yard setback on the westerly side of the
property, as shown on the plan attached hereto as Exhibit A.
3. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139- 33.A.(4) (alteration of preexisting nonconforming structures) in order to renovate
the existing dwelling by adding three (3) P story dormers at the rear of the house as approved by
Historic District Commission Certificate of Appropriateness No. 57560. Said dormers do not
increase the ground cover, nor are said dormers located within the setback. The maximum
height of said dormers is 35.9'. The overall ridge height of the building (pre- existing) is 39.3'.
The addition of the proposed dormers does not increase the overall height of the building since
the top of the dormers is well below the ridge line of the roof.
In addition, or in the alternative, Applicant requests relief by Variance relative to height
limitations set forth in 139 -17, inasmuch as the overall height of the dwelling (pre- existing)
exceeds the maximum height and the maximum height of proposed dormers is 35.9'.
4. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern was presented. The Board of
Appeals did not receive any letters from abutters either in favor of or in opposition to this matter.
1
5. Attorney Jessie M. 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) (alteration of preexisting nonconforming structures) in order to renovate
the existing dwelling by the addition of three (3) 3 story dormers at the rear of the house as
approved by Historic District Commission Certificate of Appropriateness No. 57560. Said
dormers do not increase the ground cover, nor are said dormers located within the setback. The
maximum height of said dormers is 35.9'. The overall ridge height of the building (pre- existing)
is 39.3'. The addition of the proposed dormers does not increase the overall height of the
building since the top of the dormers is well below the ridge line of the roof.
6 Therefore, after discussion with Counsel for the Applicant, the Board finds that
such a Special Permit may be granted to approve the alteration to the preexisting nonconforming
structure in order to make the improvements discussed above and approved by Historic District
Commission Certificate of Appropriateness No. 57560 (as the same may be amended) as the
proposed alterations would not be substantially more detrimental to the neighborhood than the
existing nonconformities on the Locus.
7. Accordingly, by a UNANIMOUS vote of the sitting board, the Board of Appeals
made the finding that the proposed alterations would not be substantially more detrimental to the
neighborhood than the existing nonconformities and allowed the proposed alterations, with the
following conditions:
a. The renovation shall be done substantially in conformance with plans
attached hereto and with the approval of the Historic Districts
Commission; and,
b. There shall be no exterior construction performed between Memorial Day
and Labor Day of any year and there shall be no work performed on
Sundays during any year.
SIGNATURE PAGE TO FOLLOW
a
Dated: oI 11 12012
�✓dyPa�rd'S'' /T ole
Michael J. O'Mara
Kerim Koseatac
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Susan McCarthy
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss
On the 4 day of I I��� , 2012, before me, the undersigned notary public,
personally appeared Kk� �� Yew , one of the above -named
members of the Zoning Board of Nantucket, Massachusetts, personally known to me to be the
person whose name is signed on the preceding document, and acknowledged that he signed the
foregoing instrument voluntarily for the purposes therein expressed.
3
Notary Public:
My Commission Expires:
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PLAN TO ACCOMPANY A
ZONING BOARO of APPEALS APPUCA77ON
OVERLAY DISTRICTS; jF77 MAIN STREET
TOWN; NEIGHBORHOOD EMPLOYEE HOUSING; 1N
HARBOR WATERSHED PROTECTION NAN7UCK£I; MASSAL7fUSETTS
SCALE 1 -20' OAT£,•0£C 8, 2011
CURRENT ZONING: R.O.H. O££0 REF£RENCE.' OD. BK.1229, PG. 138
MIN MUM LOT SIZE: 5,000 S.F. PLAN REFERENCE.•PL.BK.24, PG.4
MNIMUM FRONTAGE: 50 FT. ASSESSORS REFERENCE.'
FRONTYARD SETBACK: NONE MAP.- 42,.14 PARCEL: 25
SIDE AND REAR SETBACK: 5 FT,
ALLOWABLE G.C.R.: 509 PREPAR£O FOR.-
EXISTING G.C.R.: 30% t 77 MANN STREET NOM/NEE ]RUST
PROPOSED G.C.R.: 31% ±
FOR PROPERTY LINE DETN:RWHATIO4 THIS PLOT PLAN EARL£ & SYilUlY'AN, M'G
RELIES ON CURRENT DEEDS AND PLANS OF RECORD, PRO EYS"IAL W00 SVR1-£YLYtS
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON. 6 YUL/NGS WAY
THIS PLAN IS 140T REPRESENTED TO BE A TITLE KANIUCKCr A!A. 0255!
EXAMINATION OR A RECORDABLE SURYEY. 508- 332 -IBAS ES -214