HomeMy WebLinkAbout042-12 73 Main St. (w/ Appeal)uc
Z tv
TOWN OF NANTUCKET s
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
042 -12
Owner /Applicant: MICHAEL P. MODESTINO AND MICHAL J. GALLUGI,
AS TRUSTEES OF 73 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.
9 �
f. zlzp�
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
2 Fairgrounds Road
Nantucket, Massachusetts
Assessor's Map 42.3.1, Parcel 227
Deed, Book 1314, Page 144
Residential -Old Historic
DECISION:
APPEALS
02554
Plan Book 22, Page 8
73 Main Street
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, July 12, 2012, at 12:00 P.M., at 4
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of MICHAEL P. MODESTINO
and MICHAEL J. GALLUGI, as Trustees of 73 MAIN STREET REALTY
TRUST, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 042 -12:
2. The applicants requested Special Permit relief pursuant
to Nantucket Zoning By -law §139- 33.A(4) and (5) (alteration of a
pre- existing nonconforming structure) in order to alter the pre-
existing nonconforming single- family dwelling, with an increase
in height within a portion of the existing footprint which lies
within the westerly side yard setback area, and with other
alterations not increasing the nonconforming nature of the
structure. The structure lies about 1.2 feet from the westerly
side lot line at its closest point; the portion which the
applicants propose to alter lies about 1.9 feet from the
westerly lot line at its closest point. Minimum side and rear
setback in this zoning district is five feet. The dwelling is
also nonconforming as to rear yard setback, being sited as close
as one foot to the northerly lot line, but no work is proposed
within the rear yard setback area. The locus is situated at 73
Main Street, is shown on Nantucket Assessor's Map 42.3.1 as
Parcel 227, and the deed of the current owner is recorded with
Nantucket Deeds in Book 1314, Page 144. The locus is in the
Residential -Old Historic zoning district.
3. 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 matters of planning concern
were presented. The owners of a property abutting locus to the
north sent a letter in opposition and appeared at the public
hearing. Otherwise, there was no support nor opposition
presented at the public hearing except for the presentation by
the applicants' representatives.
4. As presented by their representatives, the applicants
propose to alter a portion of the pre- existing, nonconforming
dwelling which lies within the westerly side yard setback area
by constructing a second story above the existing footprint.
Other alterations will take place outside all setbacks and will
not increase the nonconformity of the structure nor add any new
nonconformity. These proposed alterations are shown upon a plan
by Bracken Engineering Inc., dated May 10, 2012, a copy of which
is attached hereto as Exhibit A (the "Bracken Plan ") , and upon
plans submitted to the Nantucket Historic District Commission
( "HDC ") and approved under Certificate of Appropriateness No.
57849. Although the neighbors to the north appeared in
opposition to the proposal, it was pointed out that no increase
was proposed in the footprint or massing of the portion of the
structure lying within the setback area from their property. No
opposition was expressed by the owners of the land to the west,
within the setback from which the upward expansion is proposed.
The applicants did indicate that they may remove a set of
exterior stairs lying within the rear setback, which are shown
upon the plan.
S. Upon these facts, the Board of Appeals, by unanimous
vote, made the finding that the proposed alterations would not
be substantially more detrimental to the neighborhood than the
existing nonconformities, and granted the requested relief by
Special Permit to authorize these alterations, subject to the
following conditions:
(a) All work shall be done in substantial conformity
to the Bracken Plan and the plans approved by the HDC under
Certificate of Appropriateness No. 57849 (except for possible
removal of exterior stairs); and,
4
(b) No exterior construction shall take place between
Memorial Day and September 15 in any year.
SIGNATURE PAGE TO FOLLOW
Dated: � , 2012
Lisa otti ell'
Brim Kosea
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. �q�, 2012
On this I d y of, 2012, before me, the undersigned Notary Public, personally appeared
Iiv,11 i , 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&'she signed it
voluntarily for its stated purpose.
No ublic:
commission expires:
rn cP a w iv P-0. y0
r
m o o n D rn Z o z
DNcoc z o �c m
U ➢0(n :T7 nN �]
zm �-o M, -10 z➢���w
zz oypz z z Nz z�=i�
O O m N O fOri m to D C O➢ D D
—1 -i r Z
In� mz6 �o�
➢ 0
o OO f z 3 y A z p rmn
tn= �__ D� oOCm -I
yZ cOZ p �N �O?-jm
O -0 ZT
D m a m C A
m� mr
➢ Z O
C O
N (/1 Co
O
M 9z
N
\ z
� rn
xn m-0
x :D
_ Q 7Z. D o C O o`
p
m
Q O
ND
x
CI r
+'Z z� x 0 x 0
VJ
m
r S ?J31 N3.7 �
FEDERAL 57 L
ti
O
0
C
m
0
N
O
z
lD
w
ca i
m,
(D 0 0 Z z
Z Z C r
o m N
> M
A T
N
D
O N O
� D 0 m z
D z m O
O U C)
0 D
� r
o
ov ° Doc In
:n
� Io
n
D
n X
m O
� Z
O
O i0
? I�
m O
� � o m � v
o —
,tDq
FF �n
v x v
� m \
7 a y D
r U 7J
� CO () � C
Q µ r
pa u J
� m
a�
L=
a a
r w
a a�
2 �U
4~
r O
O
PLAN Bk. 22 Pg.- 8 / �
CCit
=
a
\
x
D
aZ
o
N
C7
D
m
N, .1
r a
�2`a
46 0
=off w
�\
l� w �Q ;Z �+
II
�V
ti
o '' Z m y
O
n
vl 81135
i+
o
N
\ z
� rn
xn m-0
x :D
_ Q 7Z. D o C O o`
p
m
Q O
ND
x
CI r
+'Z z� x 0 x 0
VJ
m
r S ?J31 N3.7 �
FEDERAL 57 L
ti
O
0
C
m
0
N
O
z
lD
w
ca i
m,
(D 0 0 Z z
Z Z C r
o m N
> M
A T
N
D
O N O
� D 0 m z
D z m O
O U C)
0 D
� r
o
ov ° Doc In
:n
� Io
n
D
n X
m O
� Z
O
O i0
? I�
m O
� � o m � v
o —
,tDq
FF �n
v x v
� m \
7 a y D
r U 7J
� CO () � C
Q µ r
pa u J
� m
a�
L=
a a
r w
a a�
2 �U
4~
a
\
x
55 p0 E
5 17'51 48
/
r a
46 0
=off w
�\
l� w �Q ;Z �+
n,
o '' Z m y
/��
E
n
vl 81135
O\
o
N
R \C-KEN
Sheet Tibe SITE PLAN
OF
No.
Dale
Revisions
Made By
73 MAIN STREET
NANTUCKET, MA
Prepared for Michael F. Modestino
Data
MAY 10, 2012
Scale
1" = 10'
roc No.
308 -03
49 HERRING POND ROAD 19 OLD SOUTH ROAD
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554
Michael J. Gallugi
Drawn By
RMM /JRL
Checked By
SMM
Sheet No.
1 of 1
(Tel) 508.833.0070 (Tel) 508.325.0044
44 Monomoy Road
(Fax) 508.833.2282 www.brackeneng.com
Nantucket MA
I
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
N
n °
Z ^�
C
C") Z 70
: N rn
M
—a cn rn
rn
o
r
M
File No. D q-L -12
Owner's name(s): Michael F. Modestino and Michael J. Gallugi, as Trustees of 73 Main
Street Realty Trust
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP
6 Young's Way, Post Office Box 2669, Nantucket, Massachusetts 02584
Phone Number: 508 - 228 -3128 E -Mail: air @readelaw.com
Applicant's name(s): Same
Mailing Address: Same
Phone Number: Same E -Mail: Same
Locus Address: 73 Main Street
Plan Book & Page 22 -8
Deed Reference: Book 1314, Page 144
Uses on Lot- Commercial: None Yes (describe)
Residential: Number of dwellings' One Duplex
Assessor's Map /Parcel: 42.3.1 -227
Zoning District Residential -Old Historic
Apartments
Date of Structure(s): all pre -date 7/72 Yes or
Building Permit Numbers: 7783 -91; 9309 -92; 969 -98
Previous Zoning Board Application Numbers: 041 -91; 055 -98
2 Fairgrounds Road Nantucket Massachusetts 02554
508 - 228 -7215 telephone 508 - 228 -7298 facsimile
F:\ shared \RpY\Mign... \LBA Application for 7- 2012.do
A
s 26%
' -:
4
w
Lr
4'
1. 96
da
t.. ....�
', .,. 3
,may
c
®
4
Lr
(7
1. 96
da
t.. ....�
Property information
Property ID 4231 2271
Location 73 MAIN ST
Owner RUBIN JEFFREY
S & CYNTHIA
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
The Town makes no claims and no warranties,
expressed or implied, concerning the validity or
accuracy of the GIS data presented on this map.
Parcels updated January 1, 2011
Lr
(7
da
t.. ....�
J
Z
X r
O m
v Iwo t
o m o m
Z O O O
.L x O \- x O
W
m
7
i, d31N32 �o
FEDERAL ST t.)
Y
O
G1 N � i z
O O Z_ Z_
C \ Z C i
Z " C C
N
m
o m v,
m
Dr
0
Z —mr
0 U O 0
m
➢
p
m
Zr
O
O
::E
N
PLAN BA,
22 Pg: 8 ?f
C
N
m
Mot,
O
7J
m D
z
Z
CW
v7
�� /���\
l�N
X0
oODO
-n
Tmi
mS
r
D
�1
m
� m N m
Tt�U
m
m
ITl
O
DZ
Z A= V
D'AOOw
c�
I
DU
Z Z
D p Z
Z
Z
O
U
2 2
cn
I
O
In
'
mv➢i
�OZAAD
�Z
as
ti
n
D
nm
�D
p�Om
Z
Dm�'
N
o
T.OrrZ
m2-T -
"IO
m
m
��
-0,
{0
��
c�
Ln
�Dn�
Z
�m
K: 70 m
2 a
=
11
tn�
K_=
m
Dtn
O�m�
oD
02
a
cn
o
�?
D
C: '0
o
T
a
Nv
�p 9-m
p r
�
o
_u D
D
^n
O j
O m
-0 Z -0
m
Z
N
A
N
Z
N .r
2 C
p\ ?
\\J
T O
v to
\+\
D Z
�p
O
\�
Do
\l
J
Z
X r
O m
v Iwo t
o m o m
Z O O O
.L x O \- x O
W
m
7
i, d31N32 �o
FEDERAL ST t.)
Y
O
G1 N � i z
O O Z_ Z_
C \ Z C i
Z " C C
N
m
o m v,
m
O m O N
D OZ G
m n N
�D cam z
o
D m o
N
O
O n
°oC
O
7J
m D
z
ocn oU
v7
m
T
r
D
D
A
.�
O W
Z
c�
I
O G
m
>
n p p
O N
m
O
-
FF hr FF
I
lF
In
'
s
as
ti
c\ r�
n
n
ci
7�
uo .Z N
m 6 �e
� I Z
v to
v �
a 5 7,51.48
Ln
Z;
o c Na ,off ; s T
O Z
o Z m
ul S113S�
i'
T Sheet TWe SITE PLAN No. Date Revisions Made By
'RA.' C ICEN OF
73 MAIN STREET
NANTUCKET, MA
49 HERRING POND ROAD 19 OLD SOUTH ROAD Preparedtor Michael F. Modestino Date scale Job No
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554 Michael J. Gallugi MAY 10, 2012 1" = 10' 308 -03
(Tel) 508.833.0070 (Tel) 508.325.0044 44 Monomoy Road D2wn By Checked By Sheet No.
(Fax) 508.833.2282 www.brackeneng.com Nantucket MA RMM /JRL SMM 1 of 1
Nantucket
to
sly
Building Dept. Submission 05. 17. 12
z ---4
54 V FP
J L! g! I
Z3
(D
W
C/)
CD
CD
N)
C-71
CO
54 V FP
J L! g! I
ip
II
Nantucket Building Dept. Submission 05. 17. 12
P 1'"
M
L� FIE
E-1
—Tj
of
7 o
sm
sg
o
13 III 4_11
IL
! MIJ
777-4 f I i I HIN
CD
Nantucket
Building Dept, Submission 05. 17. 12
v
Ia I�i�J I ICI 1,1 Il�i�� Ilti
�tivllll nl 11 II qn,
�IIN I � I III � 011 �� I'I
W�Uw
T30'.11' Ridge Height -
3p2 3
Ali il�
3-
III 'i
itz nPNF N 5
IT
Nantucket Building Dept. Submission 05.17. 12
11 i�.._
0
�i'
m 'I®a_ ®. ®gym
IDII 3� �r i�e�
b q; -- ql 4Ii 'J II
FIT
L E3
NZ,
I o
IIILIl�o�1 _. I
m
x
ti
t\
I�-
m 1111f �► � I II h 110
�
J�.
-
Ifh'
LIC_-
L II ull,l I �� L.;ji I III �
II� IIIIhI
" -/•IrI II II��
� I J�
L
_ = g _
� N
Nantucket Building Dept. Submission 05. 17. 12
i F
11 311
t-� Z Z Z
Nil
7 7
IA-
15
1/0
I
L j
IL -1 L 1
LJ
T
gI M
i4- 30!2012 09:00 FAX S06 %285630 READE GULLICKSE
f
TOWn of Nantucket
Zonin Board of A eats
LIST OF PARTIES IN INTEREST IN THB MATTED OF THE PETITION O%:
PROPERTY OWNER_. , � f�.C.�
C %f) Ce3deP Gul is sen, Hanley &..GCf�ord r.r.P
NiAii�irvGAD'DP�SS. 6,,y0�?n `s ways Nant:uckEt � 02554 -
PROPERTY LOCATION ........... .
ASSESSOR MAP.JI'.R CI✓L., . `7`'� 3/
.... 1 %:......
SLBMITTED By,. � -a4 ,, Gull? cksen, Hanley & c~Ifford
.. .... ._
SEE ATTACHED PAGES
I certify that tile iozegoing is a hs: of all persons who ere owmers of abutting
property, owners of land directly oppGsite on any p„blic or mr4; ,ale qtr-- - wdy;
and abutters of the abutters and all other land owners within 3()o 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)•
DATE r
A8SESSOR'S OFpIC I✓ "
T OWNT OF NANTUCKET
2001
yf/,-e
a a A a a A a a A a a a a a a a a a P a a a a a a a a a a a a
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N
W W W W W W W W W W W W W W W W W W W W W W W W W W W W W Y Y W W Y W W W W W W W W W W� Y W
o H H H H Y H r r H Y H Y r H H r H Y H r r r r H r r r r H r H H H r r r r H H H
N
O
N
W
N N N N N N N N N N Y H H Y Y r Y H H r r r Y H Y r Y H r Y H H H H H H Ul Ul Ul I!I VI UI U1 U UI ll1
r 0 0 0 0 0 0 0 0 0 b b b b b 01 lT OI UI VI UI JI UI w U U a r r H Y H 0 0 0 0 b m J 01 UI A W N r 0
b W W W W W W W N H b m J Ot U U a W b m J U N N N r b O� U a W H b m J OI
H J. U A W N Y
N Y
x x x r x v fbl n b� z n In 1+J H '9 O N M C O ID H 4 0 4 4 4 x
n p n H y My W H N y O H n jyq� yz y ry �q Z rq �H+ z O M b z O y O yz
SC ro M 77 � M n Iro*1 yp py1 C � � �7�pp 7C � [9 C C L%� p H P � Opq,roq (q] Z O Z �H�77 l*1 C tr'' IH-7 zH 71 p [9 O 7nC [9 M H
1-1 y H n m r r x x yy l7 r 0 p C p M yyJ r M H p g p9 S 0 Cb w
x H O O pyr7 y m H C 1" ro x 0 n H H H rG y r [1 r O 0 x O ttl n O -0 � H
Mz y m z n H w 0 r y M x K M M K K �n
h O H H y Z �7,77 p r r H M O H M M Z r M $ N p M z
M O n n H 7 7 m S r H ro r y H p P w K pp n r P P H
n L x p p M 8 M H Z r r yy n M H M H H n S r O O
N N O M H d b r n F+ P G1 5 HH p M [1 zCH p H 3 � S7 x M p
ryzy� t' gggS z M H H P M p p H O H
0 H 0 C n n d 1Ci1 O m U �y1 n M p H yy H P
Lx x y H y 4 n 13 O s
7 K t'1 p0 p 7H1 x
7 n p 7x7 5 n
'J07 A n H A Z
H �
4
zz zz
n z M M O n 0 \
O x x 0 0 0 0 0 c n 7 o
01 n M M wq 2 o r M S p o
C H n 0 Z x S ro M n y 7n7 C 0O C O
ln+l x 7C 7i M z CO
[17+1 w 0,01 Og YYro n 0 H K H H t+l C w H H
M M t*1 LN r H IMi [q
M 1a
(Cy (e+1 1ry+.71 0 z o n r
K H t� t� fHi I!p-i1 K7 1J bb 7ni l'1 o C 3 S b K K
-3 qI3
y 7 Y n G K m z % H p p S p p
H z >r z H o c c c c
H H y p C 1x-1 H
M H H H
7 H 0
n z
O C
OI H ro H ro ro Y Y 0
O ggi+ M k X K k A t•1 O w M 3. ro A ro ro W J H H .0 o W J H H b w U J z U yIC U Y 7 m
0 W �A 0 b a O 0 x ro ro a +1 O O r b m b 0 b O O b b O H O G a m O
x O n Z %
O O M O n X O M M H H ro% p 7 M w<< X
H r r gyp H r H H y �tqy++ K O % O X p 7 x z n S. n 0 w [p•1 M
yyymyyy p A ',tl b Vl p p NCC wee m k K W H w p p r1Ms.�1 Z �+ y �+ ��7 W m H k x H H O N H O N 1.1 O H t' r O
H lNil H P J H H hi Ci P m w b C H H r nn [l y ���M H...777 1.1 [1u•1 A 5 P H H p l�,f W x% ry y H O w O b m
H H H [111 M H H �o�p CM
'1 N H 0�..11 C O H w
C H C 7 z y
r
�b
H
yy yy zz yy yy yy yy gy yy yy yy yy yy q H
C C 1'1 C C C C O C C C O C C H O p O y O O y
rynp ryop m �jnp yH rynQ �jnp rynQ z z rynp o o n n x rynQ rynp o x x O n 07 nn < rynp n nn w rynp ryop H o rynp ryn� �y+ z ryMny lryn�l % % ❑cn
y y H y ID y y y y H y y x y y 13 y z y y n y y ('1 2 H t o' t r7 H t o' t o` �H'
[C!` Lr7 1+1 ['1 0 "t7H0'
O O W O O O O O O O O N N O O O O O J O r O 0 0 W O a 0 0 0 H O O b Y 0 0 N O O b 0 0 b b O
N N N N N N N N N N N m m N N N N N J N O N Y N W N O N N N Y N N O O N N N N N A H N A A N
Ul In 01 UI OI y lJI Ul A A VI N N U1 Ul A UI V1 0 r U r J l!I A UI N 111 l!I U O UI UI N H UI VI O A VI W A U1 W W ll1
U U O U W U U U U U U U U U U U U U N H m H J U m U 0 U U U U U U J N U m 0 U O m U 0 0 U
A A A A O a a A b b A UI U A A b a a J H 0 QI O a 0 a J A a a 0 A 'A N m a A W 0 U a Y W A H r P
1
W
H
U
W
U J H H Y H Y b H N N OI OI m A N N H H W H Qi W O J 01 U r U U A J J U m Y H Y b J J b U W H J
m H b J U W A O U U N N m O N b N OI m P O m Y U m
y n n n ro p hl ro 9 0
H r 'y 'y '3 7 H o H H
g x M M M M M z M M x H H H H M M zz zz w GI w WM 0 H I H H H
y H x x x x x H x x H H H H p x x H tl M M H p p H p G M M M H H p p H li m M
H M H H H HM H M H H M x x x H H H H p x xn H p p x x p H M p x z
x p M M M M p M M p w M M y y t+ H w m m M 7 H H w w y H n n n n w
p p p p p p p m m w H p p 2 k w H H w H r k k w w H H w t+ k w w H H H H H
w w w w H H H m m H H m w H H H 13 H H
H H 0 w 0 w w H m w H w w H H w H H H
w w w
H H H H H H H H H H H H H
ro
w
m
Q1
0
F
o
0
R
C
7
M
t
7
M
z
0
n
z0
7
m
H
i
yz
m
b
0.
ID
w
n
H
V
b
p
0
r
r
O
0
0
7
I
H
Hr
H
�H
H
^z^
4,
W
O
N
O
O
N
W
ro
w
IQ
m
N
N N N N N V N N N N N N N N N N N N N N N N N N N N N N N N Y
W Y Y W Y Y W b
W W N N N H
H H H H H J J J m O O. N N N N N N N A W N N N N N N N N N
H H H H O w N 0 J m J lT A W N H O N N N H H H H H
W N H O m N H O m tp b 1p ID
H 01 N a W N
r H A ro N m H Z gg H O Gl G g n n r x r G7 x n to ryl m n
O A H O m H b X [•] P] r 0 P] 77 O C O O r H 0 m O m 0
x b 4 H o
r H H
H - m H r H x m o m x m G] < O H C 4] m 47
K H P] zz x H O C O O x m O m O m O x m p�f O b l9 m
m Stl C7 [9 r 517 n C LJ t'1 C (q� O x W [tl M O IC K m p H b
xqnx H xx
14 Lro+1 b H y iypp kyl ���H+++++ y� yzy m x4 m y� xl n O IzHZ it H P t+1 T H Lm" yg4 O
m m Z O n m mG m x Z z mn GCS 2 r N r Y y n r O H z A L i
CC x 74 x b
cc 7 H K pj La x K y4 H 7J n M m m r
e1 H h1 x
K f
tyHn c9 H] H H x H A 4 T n P
71 A m 0I� H� P C ZZN q o r H
[h y [+l x H H y H r H n
H
A M A
N
H
H H H ro N H ro ro N ro ro Id J W H ro N a H p m ro O Id ro m m J A Q
O m N N W H O O O m J H O o m N O O Z 0 0 0 m o O
J N A O H A O O a ro N ft 11 CJ W H
H ttl m H m m 0 0 0 L9 H 0 2 2 x Pl m x 11 X k k ^ H z 7 b
H b o ro o o x x x �i z m x CC [[��11 33 3
n m pC z b X k m H t9 H d h1 t'I ow w z
m H w H m m 9 m
y H L7 'b m H W W O H m m
N H A O H W J H K W m x LT J ID b m O x b H
H Z y W I W J m y In H H [+1 71 10 �D to O J fl Sl
S 'I�l?' O �Nyyy H 4Cm MH
0 m
H m H
Cp � yHy xyy H Cm
[� O y C hi
Zq my r yz rm xx� yz yz yz ro yx yz yx yz zy m 2b yz yz yz yx cC5 b a z
�ro ��..11 ryZpp N m ry5 �[ty717 Z 5 ry5� yro ry5Q� zkk 5xx ry5� 2 x 0 ry2� Z � Z 2 Z tyy' �7 rbn xz
b 77 [+l A M O H M [M' h7 h7 h1 tl M Lit x p1 M9 [9
S 2 H z H
m H x y H H H r H H H H H K H H H H H b< x
0 r M & r
W N
b 0W 1 H O O O O O O O O O O O w m N H 0
N O O N N W N H N N N N W N N N N N W W O IN
0 0 0 H O 0 J W W A W N 0 N N N A n 0 A 0 0 W A N O W
O N N W N O N n N m N N N N N O m o W 0 n N m N
m N W w N A n
w A A P W W m A
I
a
w
0
0
J H H H N W m
J W m H H n O N a ro CI a �p �7 g 0 g m In m N m In m W m
+ b C n m H r r r H L9 In
x H w [4z+' H H 2 b H O i i CC K K x b 7
H m m m C� y H m m C� H H m m H it H H m m H H H
P] t9 tq t9 H [9 x L9 w H x x % m H x H m x x H H H
g H H ,3 19 b q b m m o o z z z z z x
H H H m I-3 H m m H H m H H m m
m K K K m m H K K y H H K 2' y H n y H H H H H H H
H H H x
H H H H H H
[1
0
nng OG
W
0
N
H
O H
O
P1
O
71 $
xH
O tl
m
M A
AHz
a
m z
y
M
ti
g
H
z
z
m
K o
A K
x
3
S
b7 y
H
x
m
C
H
y
y
HN
C
E.
o
A
t' r
.�'V'
H
m
O
xi
n
H
H
H
'A
p x
C H
z
7L
be
m
H
z
O
H
;
71
z
H H H ro N H ro ro N ro ro Id J W H ro N a H p m ro O Id ro m m J A Q
O m N N W H O O O m J H O o m N O O Z 0 0 0 m o O
J N A O H A O O a ro N ft 11 CJ W H
H ttl m H m m 0 0 0 L9 H 0 2 2 x Pl m x 11 X k k ^ H z 7 b
H b o ro o o x x x �i z m x CC [[��11 33 3
n m pC z b X k m H t9 H d h1 t'I ow w z
m H w H m m 9 m
y H L7 'b m H W W O H m m
N H A O H W J H K W m x LT J ID b m O x b H
H Z y W I W J m y In H H [+1 71 10 �D to O J fl Sl
S 'I�l?' O �Nyyy H 4Cm MH
0 m
H m H
Cp � yHy xyy H Cm
[� O y C hi
Zq my r yz rm xx� yz yz yz ro yx yz yx yz zy m 2b yz yz yz yx cC5 b a z
�ro ��..11 ryZpp N m ry5 �[ty717 Z 5 ry5� yro ry5Q� zkk 5xx ry5� 2 x 0 ry2� Z � Z 2 Z tyy' �7 rbn xz
b 77 [+l A M O H M [M' h7 h7 h1 tl M Lit x p1 M9 [9
S 2 H z H
m H x y H H H r H H H H H K H H H H H b< x
0 r M & r
W N
b 0W 1 H O O O O O O O O O O O w m N H 0
N O O N N W N H N N N N W N N N N N W W O IN
0 0 0 H O 0 J W W A W N 0 N N N A n 0 A 0 0 W A N O W
O N N W N O N n N m N N N N N O m o W 0 n N m N
m N W w N A n
w A A P W W m A
I
a
w
0
0
J H H H N W m
J W m H H n O N a ro CI a �p �7 g 0 g m In m N m In m W m
+ b C n m H r r r H L9 In
x H w [4z+' H H 2 b H O i i CC K K x b 7
H m m m C� y H m m C� H H m m H it H H m m H H H
P] t9 tq t9 H [9 x L9 w H x x % m H x H m x x H H H
g H H ,3 19 b q b m m o o z z z z z x
H H H m I-3 H m m H H m H H m m
m K K K m m H K K y H H K 2' y H n y H H H H H H H
H H H x
H H H H H H
[1
Nantucket Historical Assn Harvey & Barbara Jones Trsts Haziel Bruce
PO Box 1016 Rays Court Realty Trust & Craig L. Jackson
Nantucket, MA 02554 55 Waverly Oaks 5 Rays Ct
Palo Alto, CA 94301 Nantucket, MA 02554
Alice G. DeJonge etal Harvey C. Jones, Jr., Trst Jason Tiiroe
c/o William Graves 55 Waverly Oaks 94 Miacomet Rd
78 Prescott St Palo Alto, CA 94301 Nantucket, MA 02554
Pepperell, MA 01463
Candace L. Blake Trst etal Deborah N. Dunham Rhoda H. Weinman Trst
19 Birch Hill Rd 3979 Hancock Forest Trai Paddock House Nom Trust
West Newton, MA 02465 Annadale, VA 22003 c/o CW Livingston
PO Box 2518
Nantucket, MA 02584
Unitarian Church Rectory Kelly M. Williams Thomas Giovine Trst
PO Box 1023 & Andrew J. Forsyth 5 Fair Street Nom Trust
Nantucket, MA 02554 1088 Park Ave #10A 14984 Corona Del Mar
New York, NY 10128 Pacific Palisad, CA 90272
Ellen M. Foley, Trustee Cantrell Mng Robert M. Flanagan
74 Main St & invest Co., Inc. 33 Beacon Hill- T7
Nantucket, MA 02554 76 Main St Pt Washington, NY 11050
Nantucket, MA 02554
Catherine Ann Flanagan Stover Elizabeth Mary Flanagan Irene M. Beach
5 Liberty St PO Box 214 Beach Nominee Trust
Nantucket, MA 02554 Nantucket, MA 02554 PO Box 748
Nantucket, MA 02554
5 Orange LLC Ara Charder Wayne Wytrzes etal
Vivienne Steinbock PO Box 734 444 Seabreeze Ave
4411 Commanche Trail Nantucket, MA 02554 Palm Beach, FL 33480
Louisville, KY 40207
Nantucket Islands Land Bank Fair Street, LLC Mariann H. Appley
22 Broad Street 184 Forest Street 2 Commonwealth Av
Nantucket, MA 02554 Sherborn, MA 01770 Apt A
Boston, MA 02116 -3153
Eugene G. McGuire Paula W. Gold George F. & Sarah J. Baker
& C. A. Rice, Tr c/o Plymouth 3711 San Felipe #9C
One Liberty Street Nominee Tru Rock Assurance Cc Houston, TX 77027
7 Kirby Lane 695 Atlantic Ave
Rye, NY 10580 Boston, MA 02111
Susan Handy etal Trustees ACK Treetops LLC NIR Retail II LLC
Word of Mouth Realty Trust 28 Center St c/o New England Dev
10 India St Nantucket, MA 02554 One Wells Ave
Nantucket, MA 02554 Newton, MA 02459
John F. Murray Real Estate Trust BankBoston NA
& Judith R. T. Lochtefeld c/o Philip C. Murray, Tr c/o Bank of America NA
4 Fair St PO Box 839 101 N Tryon St
Nantucket, MA 02554 Nantucket, MA 02554 Charlotte, NC 28255
BankBoston NA Nantucket NIR Retail, LLC
c/o Bank of America -Wolff United Methodist Chu New England Development
101 N Tryon St PO Box 264 One Wells Ave
Charlotte, NC 28255 Nantucket, MA 02554 Newton, MA 02459
9 Petticoat Row LLC 13 Center Street LLC Ann R. Teasdale
19 Center Street 19 Center St PO Box 157
Nantucket, MA 02554 Nantucket, MA 02554 Nantucket, MA 02554
Albert E. ACK Petticoat Row, LLC Preservation
& Judith A. Minucci, Tr 19 Center St Institute Nantucket
Minucci Nominee Trust Nantucket, MA 02554 c/o Bruce Delaney
PO Box 194 PO Box 14425
Barnstable, MLA 02630 Gainesville, FL 32604
7 Petticoat Row LLC ACK 60 Main LLC David R. Cox
19 Center Street 60 Main Street 60 Main street
Nantucket, MA 02554 Nantucket, MA 02554 Nantucket, MA 02554
James S. Bennett Trst
Folger Block, LLC
58 East Main Street LLC
JSB Revocable Trust
7837 North 47th St
8 Driftwood Landing Rd
4910 Massachusetts Ave
Paradise Valley, AZ
85253
Gulfstream, FL 33483
Washington, DC 20016 -4300
Philip C.
Murray Real Estate Trust
Congdon
& Elizabeth Murray Tr
c/o Philip C. Murray
Tr
& Coleman Insurance Ag
The Unit 6 Folger Block Nomine
PO Box 839
PO Box 1199
PO Box 839
Nantucket, MA 02554
Nantucket, MA 02554
Nantucket, MA 02554
Richard J. Glidden, Trustee
Linda Loring
William A. & Marjorie Holodnak
6 Rays Court Realty Trust
PO Box 1359
62 Temple Rd
PO Box 1079
Nantucket, MA 02554
Wellesley, MA 02482
Nantucket, MA 02554
John E. Lucks, Jr.
Constance B. Congdon
Trst
Carol M. E. Cross Trst
& Cheryl E. Lucks
Four Pine Street Nom
Trust
CCME Revocable Trust
152 N Drexel
4 Pine St
20 India St
Bexley, OH 43209
Nantucket, MA 02554
Nantucket, MA 02554
Nancy Anne Newhouse, Trustee
Eugenie H. Voorhees,
Trst
Jessie M. Glidden Trst
PO Box 333
11 Liberty St
37 Center Street
Nantucket, MA 02554
Nantucket, MA 02554
Nantucket, MA 02554
Ann R. Teasdale Nancy Anne Newhouse Trst Willard B. Taylor etal
PO Box 157 Newhouse Nominee Trust c/o Martien Halvorson - Taylor
Nantucket, MA 02554 PO Box 333 214 Cameron Ln
Nantucket, MA 02554 Charlottesville, VA 22903
Pamela S. Martell Trst
PO Box 5437
Eldorado Hills, CA 95762
28 India LLC
22151 N E 151 Lane
Salt Springs, FL 32134
14 Liberty Street, LLC
c/o Charles Camalie_r
1825 I St NW Ste 300
Washington, DC 20006
Kevin Kuester
PO Box 5128
Nantucket, MA 02554
Peyson W.
& Melinda R. Potter Trst
PO Box 15
Nantucket, MA 02554
Richard W. & Carol E. Lowry
10701 Charleston Drive
Vero Beach, FL 32963
Peter K. & Christine Stein Tr
Stein Family Trust
1340 Fairway Dr
Los Altos, CA 94022
John Harvey Kilgore
154 East 71St Street
New York, NY 10021
September 10, 2012
To Whom it May Concern:
Town of Nantucket
9909,9..099
OFFICE OF THE
TOWN & COUNTY
CLERK
16 Broad Street
NANTUCKET, MASSACHUSETTS 02554 -3590
9990*9 *0000
Catherine Flanagan Stover, VI IC, CMMC
Town & County Clerk
(508) 228 -7216
FAX (508) 325 -5313
Home: (508) 228 -7841
Email: cstover(knantucket- ma.gov
townclerk(anantucket- ma.gov
WEBSITE: htta: / /www.nantucket- ma.2ov
Please be advised that a certified copy of a ZBA Decision with "No Appeal Taken" was
issued in error. An appeal was filed in a timely fashion, both with the Office of the Town
Clerk and with Superior Court on August 24, 2012.
We derearet
.athe ' Flanagan Stover, MMC, CMMC
own & County Clerk
September 13, 2012
To Whom it May Concern:
Town of Nantucket
0000 *9 *0000
OFFICE OF THE
TOWN & COUNTY
CLERK
16 Broad Street
NANTUCKET, MASSACHUSETTS 02554 -3590
2012 00002715
Doc: CERT 09/13/2012 03:16 PN
Catherine Flanagan Stover, MMC, CMMC
Town & County Clerk
(508) 228 -7216
FAX (508) 325 -5313
Home: (508) 228 -7841
Email: cstover(d,nantucket- ma.gov
townclerkAnantueket- ma.Hov
WEBSITE: htta: / /www.nantucket- ma.eov
Please be advised that a certified copy of a ZBA Decision #42 -12 with "No Appeal Taken"
for 73 Main Street [Map 42.3.1, Parcel 227, owners of record, Michael P. Modestino and
Michal J. Gallugi, as Trustees of 73 Main Street Realty Trust] was issued in error on
August 29, 2012, then filed with the Registry of Deeds, Book 1340, page 325.
An appeal was filed in a timely fashion, both with the Office of the Town Clerk and with
Superior Court, on August 24, 2012.
We deeply regret the error.
Gail`M. Holdgate
Administrative Clerk
c
T
� m
c
S �
-t
T
,Z T
,B iL
^S C
ITJ
T 7
I'D YI
L
G1
Ct
C
c
,v
,L
C
U'
COMMONWEALTH OF MASSACHUSETTS
NANTUCKET, ss.
ROBERT M. FLANAGAN,
Plaintiff,
VS.
LISA BOTTICELLI, KERIM KOSEATAC,
SUSAN MCCARTHY, MICHAEL
ANGELASTRO and GEOFFREY THAYER, as
they are Members of the Town of Nantucket
Zoning Board of Appeals and not individually
Defendants
and
MICHAEL P. MODESTINO, TRUSTEE and
MICHAEL J. GALLUGI, TRUSTEE, 73 MAIN
STREET REALTY TRUST
Defendants.
SUPERIOR COURT DEPARTMENT
OF THE TRIAL COURT //
CIVIL ACTION NO.: 20) 2, — V 6
Z ^�
D o
N
c �
ry rn
� s �
rn
C) M <
3 M
z D
C_.) cto
r s
rn �
NOTICE TO TOWN CLERK PURSUANT TO G.L. c. 40A, s. 17
I, Paul R. DeRensis, attorney for the plaintiff, Robert M. Flanagan, hereby provide notice
pursuant to G.L. c. 40A, s. 17 that plaintiff has appealed the decision of the Town of Nantucket
Zoning Board of Appeals filed with the Town Clerk on August 7, 2012. Said decision grants a
special permit to alter a pre- existing nonconforming singe - family dwelling located at 73 Main
Street, Nantucket, Massachusetts.
A true copy of the complaint is attached hereto.
Respectfully submitted,
ROBERT M. FLANAGAN
y his attorneys,
A, Li �
Paul R. DeRensis, BBO# 121000
John Richard Hucksam, Jr., BBO# 546519
DEUTSCH WILLIAMS BROOKS
DERENSIS & HOLLAND, P.C.
One Design Center Place
Suite 600
Boston, MA 02210
(617) 951 -2300
pderensis @dwboston.com
Dated: August 24, 2012 rhucksam @dwboston.com
DW LIBDB\263270.1 0 1 0295/00
2
COMMONWEALTH OF MASSACHUSETTS
NANTUCKET, ss. SUPERIOR COURT DEPARTMENT
OF THE TRIAL COURT
CIVIL ACTION NO.: /a -
ROBERT M. FLANAGAN, )
Plaintiff, )
vs. )
LISA BOTTICELLI, KERIM KOSEATAC, )
SUSAN MCCARTHY, MICHAEL )
ANGELASTRO and GEOFFREY THAYER, as
they are Members of the Town of Nantucket )
Zoning Board of Appeals and not individually )
Defendants )
and )
MICHAEL P. MODESTINO, TRUSTEE and )
MICHAEL J. GALLUGI, TRUSTEE, 73 MAIN )
STREET REALTY TRUST )
Defendants. )
APPEAL PURSUANT TO
MASSACHUSETTS GENERAL LAWS
CHAPTER 40A, SECTION 17
INTRODUCTION
z o
D N
z
c �
n �
� N
M s
o �
3
Z
C".) to
r Cn
rn
rn
G" �
rn
rn
v
This is an appeal pursuant to Massachusetts General Laws Chapter 40A, Section
17 from the decision (the "decision ") of the Zoning Board of Appeals of the Town of Nantucket
(the "Town ") filed with the Town Clerk on August 7, 2012 granting the application of Michael
P. Modestino, Trustee and Michael J.Gallugi, Trustee, 73 Main Street Realty Trust for a special
permit pursuant to Section 139- 33.A(4) and (5) of the Town's Zoning By -law, to alter a pre-
existing nonconforming single - family dwelling located at 73 Main Street (the "property ") in the
Town. A true copy of the decision is at hed.hereto as Exhibit A.
PARTIES
2. The Plaintiff Robert M. Flanagan is an individual with a principal residence at 33
Beacon Hill Road, Point Washington, New York. Mr. Flanagan is the owner of a single family
residence located at 4 Liberty Street, Nantucket, which directly abuts the subject property to the
north. Mr. Flanagan is a party in interest pursuant to G.L. c.40A, Section 11 and is a person
aggrieved by the decision of the Zoning Board of Appeals pursuant to G.L. c.40A, Section 17.
3. The defendant Zoning Board of Appeals of the Town of Nantucket is a duly
appointed board of the Town with a principal place of business at 2 Fairgrounds Road,
Nantucket, Nantucket County, Massachusetts.
4. The following defendants, whose names and addresses are listed below, are the
members of the Zoning Board of Appeals and alternate members who voted on the decision at
issue in this appeal:
Lisa Botticelli
24 Pine Street
Nantucket, Massachusetts 02554
Kerim Koseatac
2 Chester Street
Nantucket, Massachusetts 02554
Susan McCarthy
7 Kittiwake Lane
Nantucket, Massachusetts 02554
Michael Angelastro
18 Vestal Street
Nantucket, Massachusetts 02554
and
Geoffrey Thayer
20 Sconset Avenue
Nantucket, Massachusetts 02554
2
5. Defendant Michael P. Modestino is a Trustee of 73 Main Street Realty Trust with
an address of 44 Monomoy Road, Nantucket, Massachusetts 02554.
6. Defendant Michael J. Gallugi is a Trustee of 73 Main Street Realty Trust with an
address of 44 Monomoy Road, Nantucket, Massachusetts 02554.
FACTS
7. On June 25, 2012, defendant Michael P. Modestino, Trustee of 73 Main Street
Realty Trust and Defendant Michael J. Gallugi, Trustee of 73 Main Street Realty Trust filed an
application with the Zoning Board of Appeals "requesting relief by Special Permit under
Nantucket Zoning By -law § 139 -33.A, for the alteration of the pre- existing nonconforming
dwelling upon the locus which includes construction of a second story in a portion of the
building which lies within the westerly side lot line at its closest point; the portion which would
be altered under this Special Permit lies about 1.9 feet from the property line at its closest point,
.... The dwelling is also nonconforming as to rear yard setback, being sited as close as 1.0 foot
from the northerly lot line ..."
8. The subject property is located in the Residential -Old Historic zoning district,
where the minimum side and rear setback are five feet.
9. Mr. Flanagan has standing because at present the 73 Main Street structure looms
large over a small grassed backyard, and the proposed addition by its increase in height to 28 feet
in close proximity to Mr. Flanagan's building would further claustrophobically tower over Mr.
Flanagan's property, further cutting off direct sunlight from the southern exposure, air,
ventilation and breathing space leaving an "air shaft" like backyard, directly injuring Mr.
Flanagan's property.
3
2012.
10. The Zoning Board of Appeals held a public hearing on the application on July 12,
11. On July 12, 2012, the Zoning Board of Appeals by unanimous 5 to 0 vote,
"made the finding that the proposed alterations would not be substantially more detrimental to
the neighborhood than the existing nonconformities, and granted the requested relief by Special
Permit to authorize these alterations ..."
12. The Zoning Board of Appeal's written decision was filed with the Town Clerk on
August 7, 2012.
Appeal Pursuant To G.L. c.40A, Section 17
13. The allegation contained in paragraphs 1 through 12 are hereby incorporated by
reference as if fully set forth herein.
14. G.L. c.40A, Section 6, paragraph one states that "[p]re- existing nonconforming
structures ... may be extended or altered, provided, that no such extension or alteration shall be
permitted unless there is a finding by the permit granting authority or by the special permit
granting authority designated by ordinance or by -law that such change, extension or alteration
shall not be substantially more detrimental than the existing nonconforming use to the
neighborhood...."
15. Section 139- 33.A(4) and (5) of the Town's Zoning By -law state that "[p]re-
existing, nonconforming structures or uses may be extended or altered, provided that:
(a) No such extension or alteration shall be permitted unless there is a finding by the permit
granting authority or by the special permit granting authority designated by this chapter that such
rd
change, extension or alteration shall not be substantially more detrimental than the existing
nonconforming use to the neighborhood; and (b) A special permit supported by such finding is
granted."
16. Mr. Flanagan submitted information to the Zoning Board of Appeals during its
public hearing on the application proving that the proposed alterations would be substantially
more detrimental to the neighborhood than the existing nonconformities. This information
included that the proposed alterations would significantly decrease the amount of space between
the abutting residences and significantly decrease the amount of light, air, privacy and views
from Mr. Flanagan's property.
17. Paragraph 4 of the Zoning Board of Appeal's written decision states that
"[a]lthough the neighbors to the north appeared in opposition to the proposal, it was pointed out
that no increase was proposed in the footprint or massing of the portion of the structure lying
within the setback area from their property."
18. The Zoning Board of Appeals erroneously dismissed Mr. Flanagan's information
because the Board found that the proposed alterations would not increase the nonconforming
nature of the structure in relation to the setback of the structure from the property's northern
property line.
19. The Zoning Board of Appeals' decision is erroneous as a matter of law because
the Board ignored the information provided by Mr. Flanagan, applied the wrong legal standard
and failed to find that the proposed alterations would be substantially more detrimental than the
existing nonconforming structure to the neighborhood.
20. The decision of the Zoning Board of Appeals granting the application, a true copy
of which is attached hereto as Exhibit A, exceeds the authority of the Zoning Board of Appeals.
5
WHEREFORE, the plaintiff Robert M. Flanagan respectfully requests that this Court:
A. Annul the decision of the Zoning Board of Appeals granting the application, a
true copy of which is attached hereto as Exhibit A;
B. Rule that the decision exceeds the authority of the Zoning Board of Appeals; and
C. Grant such other and further relief as is fair and just in the circumstances.
Respectfully submitted,
ROBERT M. FLANAGAN
By his attorneys,
VV�
De- rl�-
Paul R. DeRensis, BBO# 121000
John Richard Hucksam, Jr., BBO# 546519
DEUTSCH WILLIAMS BROOKS
DERENSIS & HOLLAND, P.C.
One Design Center Place
Suite 600
Boston, MA 02210
(617) 951 -2300
pderensis @dwboston.com
Dated: August 24, 2012 rhucksam @dwboston.com
DWLIBDB\263229.1 f ':10295/00
on
r'vckF�
It
9p °A j TONVN OF NANTUCKET
BOARD OF APPEALS :22::
NANTUCKET, MASSACHUSETT"2,54,
M
--.3
M
o � �
Date: August 7,�201-:� M
or
r
To: Parties in Interest and Others concerned with .4he('0becision of
The BOARD OF APPEALS in the Application of the following:
Application No: 042 -12
Owner /Applicant:
AS
MICHAEL
TRUSTEES
P.
OF
MODESTINO AND MICHAL
73 MAIN STREET REALTY
J. GALLUGI,
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.
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
2 Fairgrounds Road
Nantucket, Massachusetts
Assessor's Map 42.3.1, Parcel 227
Deed, Book 1314, Page 144
Residential -Old Historic
DECISION:
APPEALS
02554
Plan Book 22, Page 8
73 Main Street
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Thursday, July 12, 2012, at 12:00 P.M., at 4
Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following decision on the application of MICHAEL P. MODESTINO
and MICHAEL J. GALLUGI, as Trustees of 73 MAIN STREET REALTY
TRUST, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 042 -12:
2. The applicants requested Special Permit relief pursuant
to Nantucket Zoning By -law §139- 33.A(4) and (5) (alteration of a
pre- existing nonconforming structure) in order to alter the pre-
existing nonconforming single- family dwelling, with an increase
in height within a portion of the existing footprint which lies
within the westerly side yard setback area, and with other
alterations not increasing the nonconforming nature of the
structure. The structure lies about 1.2 feet from the westerly
side lot line at its closest point; the portion which the
applicants propose to alter lies about 1.9 feet from the
westerly lot line at its closest point. Minimum side and rear
setback in this zoning district is five feet. The dwelling is
also nonconforming as to rear yard setback, being sited as close
as one foot to *the northerly lot line, but no work is proposed
within the rear yard setback area. The locus is situated at 73
Main Street, is shown on Nantucket Assessor's Map 42.3.1 as
Parcel 227, and the deed of the current owner is recorded with
61
Nantucket Deeds in Book 1314, Page 144. The locus is in the
Residential -Old Historic zoning district.
3. 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 matters of planning concern
were presented. The owners of a property abutting locus to the
north sent a letter in opposition and appeared at the public
hearing. Otherwise, there was no support nor opposition
presented at the public hearing except for the presentation by
the applicants' representatives.
4. As presented by their representatives, the applicants
propose to alter a portion of the pre- existing, nonconforming
dwelling which lies within the westerly side yard setback area
by constructing a second story above the existing footprint.
Other alterations will take place outside all setbacks and will
not increase the nonconformity of the structure nor add any new
nonconformity. These proposed alterations are shown upon a plan
by Bracken Engineering Inc., dated May 10, 2012, a copy of which
is attached hereto as Exhibit A (the "Bracken Plan ") , and upon
plans submitted to the Nantucket Historic District Commission
( "HDC ") and approved under Certificate of Appropriateness No.
57849. Although the neighbors to the north appeared in
opposition to the proposal, it was pointed out that no increase
was proposed in the footprint or massing of the portion of the
structure lying within the setback area from their property. No
opposition was expressed by the owners of the land to the west,
within the setback from which the upward expansion is proposed.
The applicants did indicate that they may remove a set of
exterior stairs lying within the rear setback, which are shown
upon the plan.
5. Upon these facts, the Board of Appeals, by unanimous
vote, made the finding that the proposed alterations would not
be substantially more detrimental to the neighborhood than the
existing nonconformities, and granted the requested relief by
Special Permit to authorize these alterations, subject to the
following conditions:
(a) All work shall be done in substantial conformity
to the Bracken Plan and the plans approved by the HDC under
Certificate of Appropriateness No. 57849 (except for possible
removal of exterior stairs); and,
2
(b) No exterior construction shall take place between
Memorial Day and September 15 in any year.
SIGNATURE PAGE TO FOLLOW
Dated: 2012
Lisa otti ell'
"Kerim Kosea -
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. A4 % 12012
On this d y of k , 2012, before me, the undersigned Notary Public, personally appeared
11U1101 i 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 thatg7she signed it
voluntarily for its stated purpose.
Norma ublic: 11U r�l
commission expires:
N
\\,A
G
T�
T�
� U j
H
� c
c
N
O
Y
M
PLAN Bk: 22 Pg: 8
c� 2
0
� o
tiV
4�
ay
n�
r�
VI ~
A
CA�?pNF�
� N
VJ�
O
O
D r
Z �
��00
�
°
Z r
DO
H
n
O V7
m°i
Dc
a
D
Z
m
°
c
z
m
\
N77p 2 °
fn D
D
A
C !n
A
U
�O
O Z
NO DO
Z)
m
TI
mm
m
m
A
7
--{O
� O \
ZU7
Z
�D(n
00
m
m
O
Din nc.+
>"°z
z
m
vDiz
STREET
c�
omoo
om
/
NCf)
0zrm.MZ
mD
r
D0D
r
v
m
OD
�����
O
�r
ONr
O
Z
ti
�m
D7JrOm
ti Q,
�2=
m
r4
DN
-u
OpDC�Q
DZ
cOZ
p
-1 z m
r"
1 °0
A D
D
T
-p 13
N J
zD
�
po
'-0
�
m
41
Om
Zr-9
�y
r°Or
--i
C°
NW
03
o\
\\,A
G
T�
T�
� U j
H
� c
c
N
O
Y
M
PLAN Bk: 22 Pg: 8
c� 2
0
� o
tiV
4�
ay
n�
r�
VI ~
A
0 m p z z
z i c c
o m N
n A m r
p m 71 O N
z O
N
7.7 >D 0 m Z
D ct m
O U O
o D
o : O o °o C W
n A
m �
� C7
D
A =
� m
N O W m N Z
p N
FF Fi- FF Z :0
FF =
a
U
N O Co D
,�tDy FF w + !/)
m
� o
� A
n �\
a� A
�v ~
CA�?pNF�
� N
VJ�
O
U2 .Z7
N
C
2
Z
S�
\,
a
m
m
�
z
\
X �
D
vi
D -0 '1, o
Z
°.
p
0
71
vim) m
O
Z O
o
V 4 \
n
D
7
� O \
frl
x
ti
y
O
J O
o
ORANG 1S Y31 N30
�
STREET
55.0
14
/
FEDERAL. ST.
0 m p z z
z i c c
o m N
n A m r
p m 71 O N
z O
N
7.7 >D 0 m Z
D ct m
O U O
o D
o : O o °o C W
n A
m �
� C7
D
A =
� m
N O W m N Z
p N
FF Fi- FF Z :0
FF =
a
U
N O Co D
,�tDy FF w + !/)
m
� o
� A
n �\
a� A
�v ~
ADD
� N
U2 .Z7
N
Z
\,
m
�
\
X �
w
A
�p
\\ wa (7
\� 9
D -0 '1, o
Z
°.
p
p'
W v'S
O
ON n
O m \ =
vim) m
Nwo
—�
Z O
o
V 4 \
7
� O \
x
X O
�~\
O
J O
0 m p z z
z i c c
o m N
n A m r
p m 71 O N
z O
N
7.7 >D 0 m Z
D ct m
O U O
o D
o : O o °o C W
n A
m �
� C7
D
A =
� m
N O W m N Z
p N
FF Fi- FF Z :0
FF =
a
U
N O Co D
,�tDy FF w + !/)
m
� o
� A
n �\
a� A
�v ~
Sheet Title No. Date Revisions Made By
SITE PLAN
It 4 X zu OF
tr 73 MAIN STREET
NANTUCKET, MA
49 HERRING POND ROAD 19 OLD SOUTH ROAD Prepared tar Michael F. Modestino Date Scale Job No.
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554 MAY 10, 2012 1" = 10' 308 -03
Michael J. Gallugi
(Tel) 508.833.0070 (Tel) 508.325.0044 44 Monomoy Road Drawn By checked By Sheet No.
RMM /JRL S
(Fax) 508.833.2282 www.brackeneng.com Nantucket MA MM 1 of 1
ADD
� N
U2 .Z7
N
FF
I 2 \
V 4 \
� O \
55.0
/
S .51'48.
/ a
4M
ONE
_ / b o
/2ia
ti
ti Q,
ZK
; Z T
i
nt '�1 '�1 n2
-1 z m
p0" E�
c n n
Sheet Title No. Date Revisions Made By
SITE PLAN
It 4 X zu OF
tr 73 MAIN STREET
NANTUCKET, MA
49 HERRING POND ROAD 19 OLD SOUTH ROAD Prepared tar Michael F. Modestino Date Scale Job No.
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554 MAY 10, 2012 1" = 10' 308 -03
Michael J. Gallugi
(Tel) 508.833.0070 (Tel) 508.325.0044 44 Monomoy Road Drawn By checked By Sheet No.
RMM /JRL S
(Fax) 508.833.2282 www.brackeneng.com Nantucket MA MM 1 of 1