HomeMy WebLinkAbout004-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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WITHDRAWAL FORM
File No.
OOLf-o'-/
IN RE: THE APPLICATION OF
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Parcel
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UPON THE REQUEST OF THE APPLICANT(S) MADE:
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PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABO~ CAPT~NED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEABS: N
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after
acknowledge as a matter right and
without prejudice
~ approve without prejudice
approve, but with prejudice
THE WITHDRAWAL:
~ in full of the said application
of so much of said application as:
DATED:
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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 of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, JANUARY 9,2004, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
ROSALIE T. MALONEY
BOARD OF APPEALS FILE NO. 004-04
Applicant is APPEALING under Nantucket Zoning By-law Section 139-31A(1)
from the issuance by the Zoning Enforcement Officer ("ZEO") of a letter dated
November 8,2003, purporting to deny the application ofthe Appellant for a change of
use permit for the conversion of certain space formerly used as a part of the Appellant's
lodging house business to use as retail space. This change of use was authorized by a
Special Permit issued by the Board of Appeals in the Decision issued on January 6, 1997,
in BOA File No. 067-96. The Special Permit is said to have been exercised by the
Appellant in 1997, within the two-year period required for commencement of a
substantial use of special permit relief under Zoning By-law Section 139-301, by the
rental and occupancy of the space described in the Decision by a retail tenant in the 1997
summer season. The ZEO contends that the Special Permit issued in BOA File No. 067-
96 has expired on the basis that no building permit was applied for by the Appellant
during the same two-year period. In response to said letter, the Appellant recently applied
for a change of use permit to reflect the change authorized by the Special Permit, and it is
this application which the ZEO is purported to have denied. In addition, the Appellant
further requests a re-issuance of the relief by SPECIAL PERMIT under Nantucket
Zoning By-law Sections 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use); 139-18B(3) (Parking requirements); and 139-20C (loading zone) for the
conversion of any or all of the second level of the Appellant's building from use as part
of the lodging house to use as a single retail establishment.
The Premises is located at 34 CENTER STREET, Assessor's Map 42.3.1, Parcel
120, Plan Book 16, Page 34, Lot 1. The property is zoned Residential-Commercial-
Downtown ~ClW~ ~
Nancy 1. Sevren airman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTtJCKKr ZONING BOARD OF APPEALS
1 I~AST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE NO!J;lf -04
FEE: $300.00
APPLICATION FOR RELIEF
Owne"'s name(s):
Mailing address:
Rosalie T. Maloney
c/o Reade, Gullicksen, Hanley & Gifford, LLP
Same
Applicant's name(s):
Mailing address:
Locus add,-css:
6 Young's Wa\', Post Office Box 2669, Nantucket, Massachusetts 025~4
34 Cente," St"eet
Plan Book & Page:
Date lot acqui,"ed:
16-34
AssessOl"s Map/Parcel:
Lot No,:
42.3,1-120
1985
Deed Ref.:
298-272
Zoning District:
RCDT
Uses on Lot - Comme,"cial: None_ Yes (describe)
Lodging house; t\\'(~~tail stores
Residential: Numbe," of dwellings_ Duplex_ Apartments_Rental Rooms 5
Building Date(s): All pre-date 7/72? x
C of O(s)?
Yes
or
Building Pemlit Nos:
3482-84; 12176-95
P,"evious Zoning Board Application Nos.: 030-83; 042-85; 080-95; 067-96; 122-9~
State below or on a separate addendum specific relief sought (Special Permit, Val"iance, Appeal), Section of
the Zoning By-law, and supporting details, g,"ounds for gnlllt of ,'e1ief, listing any existing noneonformities:
SEE ATTACHED ADDENDUM
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knowledge, under the p.' sad penalties of e,"jury.
SIGNATURE: / L Applicant Attomey/Agent x
(If not owne," or 0\ oer's attorney, please enclose proof of agency to bring this matte," before the Board)
FOR ZBA FFICE USE
Application ,"eceived on:JU U c2:>By: Complete: Need copies?: ~
Filed with Town Clerk:l-z.,IZ2-~ J)I~n'1ing Hn'lnl'_I_I_ Builcliug DCI)(.:_I_~:jh:l1lJJ
Fee deposited with Town TreasUl"er:(U/~By: ~aiHr requested'!:_Granted:_/_I_
Hearing notice posted with Town Clerk:J2!ZU~1ailed:/~/Z3r~&M: 12; 2J..6cP:::>& J1J 3 Lr616
...
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Heal"ing(s) held on: / / Opened on: / / Continued to: / / Withdrawn?: 1 1
- --- --- --- ---
DECISION DUE BY:
1 1
Made: 1 1
Filed w/Town Clerk:
1 1
Mailed:
1 1
DECISION APPEALED'!: 1 /
SUPERIOR COURT:
LAND COURT
Fonll 4/03/03
ADDENDUM TO APPEAL OF ROSALIE T. MALONEY
This 1S an appeal under Nantucket Zoning By-law ~139-
31.A(1), from the issuance by the Zoning Enforcement Officer
(" ZEO") of a letter dated November 8, 2003, purporting to deny
the application of the appellant for a change of use permit for
the conversion of certain space formerly used as a part of the
appellant's lodging house business to use as retail space. This
change of use was authorized by a Special Permit issued by this
Board of Appeals by decision issued on January 6, 1997, in File
No. 067-96, duly recorded with the Nancucket Registry of Deeds on
January 29, 1997, in Book 526, Page 314. The Special Permit was
exercised by the appellant in 1997, within the two-year period
for commencement of a substantial use of special permit relief
under By-law ~139-30.I, by the rental and occupancy of the space
described in the decision by a retail cenant in the 1997 summer
season.
The ZEO contends that the Special Permit issued in File No.
57 - 96 has expired, on the basis that no building permi twas
applied for by the appellant during the two-year period following
its issuance. This ignores the plain language of the By-law,
which merely requires the commencement of a substantial use of
the relief. In this instance, no construction was performed by
~ne appellant, and accordingly no building permit was applied
=: ~)r .
As a result of a letter date::: Ma~' 20, 2003 I from the ZEO,
~~ich incorrectly stated that the Special Permit had lapsed, the
appellant recently applied for a change of use permit to reflect
':le change authorized by the Special Permit, and it is this
application which the ZEO has purpo~ced co deny.
In addition, and without prej~:::ice co the appellant's rights
~~der thlS appeal and in further prcceedings to enforce her
~lghts under the Special Permit a:":<1 fc~ relief against the ZEO
=:::Jr his unlawful actions in this ':1attel", the appellant furchel
requests the Board of Appeals to :ceissue the relief by Special
?ermit under By-law ~139-18,B(3) (Parking Requirements) and ~139-
2'J. C (Loading Area Requirements), for the conversion of any or
all of the second level of the appella~t's building from use as
~=art of the lodging house to us':' as a single retail
establishment.
i,pH\l1aloney\Rosal i e \3 4 Center\ ZBA Appeal _ doc
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t"'It~ BUILDING AND CODE ENFORCEMENT DEPT.
c ~~1- TOWN BUILDING ANNEX
~ 37 WASHINGTON STREET
\~~ NANTUCKET, MASSACHUSETTS 02554
, '~ '~' '~J Telephone 508-228-7222
~ "';,.0. A'"~~''' Tele Fax 608.228.7249
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November 8, 2003
Rosalie Maloney
P,O. Box 1292
Nantucket, MA 02554
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Dear Ms. Maloney:
Y OUf request for a Building Permit for a change of use permit at 34 Center St. (Map#
42.3.1, Parcel# 120), has been denied for the following reason(s):
The "Violations Notice" issued to you from this office on May 20, 2003 informed you
that the Zoning Board of Appeals (ZBA) special permit #067-96 allowing a change of use
was never activated by building permit and is now expired. As the appeals period for
said notice expired on June 19,2003, you must re-file for said reliefpriOLto approval of
your request.
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Your application materials will be held in the Building Department, in the file for 34
Center St., and will be kept for a limited time. If you have any questions regarding this
notice please call, fax or visit.
~arcu ein
~~~~\':'i .h ,. ~ning Enforcement Officer
Town of Nantucket
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4~~~ T~UC~;~~ TOWN BUILDING ANNEX
~. ~ 37 WASHINGTON STREET
[#_%1 NANTUCKET, MASSACHUSETTS 025M
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VIOLATION(S) NOTICE
May 20, 2003
Rosalie Mahoney
P.O. Box 1292
Nantucket, MA 02554
Dear Ms. Mahoney:
This office has received a complaint pertaining to a violation of the Nantucket Zoning Code on
your property at 34 Center St. (Map# 42.3.1, Parcel# 120). The complaint concerns construction
without the necessary permits.
You were permitted under Zoning Board of Appeals special permit no 067-96 to convert the so-
called s<.."Cond level from onc apartment and three guest bedrooms to oue retail entCJ1)rise and two
rental units. Special pennits are good for two years from the date of is~uance, As no Building
Permit was obtained to do the work allowed. the special permit lapsed as of January 6, 1999, and
is no longer valid relief The last active permit issued by the ZBA was file no. 080-9~ which
allowed the conversion of the first-level (basement) to a retail use.
You are hereby found In violation of 9139-26 (construction withollt permit) and 9139-28
(use of a structure without a Certificate ofOccupllncy) of the Zonhg Code. You are ~iven
thirty (30) days to comply with the following:
. Apply to the Zoning Board of Appeals for the appr lpriate relief;
. Apply for a Buildin2 Permit for the chanee of use.
. FaiJin& the above, you must confine your operationi within the bounds of
your previously issued permits.
Failure to address this notice will result in fines of up to $100.00 ptr each day the violation
continues, as allowed in ~139-2!5C(1) ofthe Zoning Code.
cc: on file
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Town of Nantucket
ZONING BOARD OF APPEALS
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LIST OF PARTIES IN INTEREST IN THE MAITER OF THE PETITION OF
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PR PERTY 0 ER... .... ....... .......... ...~.. ......... '" ......... 0:......'..... .....
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i\1AIUNG AD DRESS... '" ... ............... '" ....';. ... ... .,..., ......... ....."" ........
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PROPERTY LOCATION.........,......!. ......... > .'..:.'........... :~,. ..~..,:~"...,....
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,-\~SESSORS MAPIPARCEL............... .:.. ............ ..........,..., ......,.,......."
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SEE AITACHED PAGES
I certify that the foregoing is a list of 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, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section I I Zoning Code Chapter 139:
Section 139-29D (2)
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:~~ 0
, 191'7
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: 067-Q6
Owner/Applicant: Rosalie T. Maloney
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.
Michael J.
I
!
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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
, .
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
34 Center Street
Assessor's Map 42.3.1, Parcel 120
Residential-Commercial
Deed Book 298, Page 272
Lot 1
Plan Book 16, Page 34
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, December 6, 1996, at 1:00 P.M., in the
Selectmen's Meeting Room, in the Town and County Building, Broad
Street, Nantucket, Massachusetts, the Board made the following
decision on the application of ROSALIE T. MALONEY, c/o Reade &
Alger Professional Corporation, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 067-96:
2. The Applicant is seeking a SPECIAL PERMIT under
Nantucket Zoning By-law ~139-18.B(3) (Parking Requirements) and
~139-20.C (Loading Zone Requirements). The Applicant proposes to
convert the first floor of the existing building upon the subject
property to retail use with the elimination of the existing four
(4) lodging rooms on the first floor. Parking for the existing
uses upon the subject property requires thirteen (13) spaces, all
of which have been previously waived by the granting of zoning
relief. The parking requirement for the proposed uses would be
fifteen (15) spaces. No parking spaces nor loading zone have
been provided and none are planned. The subject property (the
IILocusll) is situated at 34 CENTER STREET, Assessor's Map 42.3.1,
Parcel 120, and is shown upon plan recorded in Plan Book 16, Page
34, as Lot 1. The subject property is situated in a Residential-
Commercial zoning district.
3 . Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board
recommendation was favorable as to both parking and loading space
relief. Except for one letter expressing no opposition to the
Applicant's project, but stating dismay at the reduction of
lodging rooms in the neighborhood, there was no support from
others than the Applicant's representatives, and no opposition,
presented at the public hearing.
4. The building upon the Locus, which has been the subject
of prior relief granted by this Board of Appeals in Cases Nos.
042-85 and 080-96, has three levels: the lower floor or basement,
the first or main floor, and the second or top floor. To avoid
confusion, this decision shall refer to these floors as the first
level, the second level, and the third level, respectively. The
Applicant proposes to convert the second level, now containing
four lodging units into retail use, eliminating these lodging
rooms. The Applicant requests a Special Permit under By-law
~~139-18.B(3) and 139-20.C, for the waiver of all off-street
parking and loading spaces in connection with this change of use.
"
The parking requirement for the existing uses upon the Locus is
thirteen spaces, all of which have been previously waived by
relief granted by the Board of Appeals in Cases Nos. 042-85 and
080-96. As presented by the Applicant, the total parking
requirement for the uses which would exist upon the Locus if all
of the requested relief were granted would be fifteen spaces.
The Applicant states that no off-street parking spaces nor
loading facilities have been provided, nor is it physically
possible to provide any. The proposed use as retail space is a
permitted use in this district.
5 . For the same reasons set forth in the Board I s prior
decisions relating to the Locus, specifically that the requested
relief from on-site parking and loading space requirements in
connection with the conversion of uses upon the second level, as
conditioned herein, would be in harmony with the general purpose
and intent of the By-law, and that compliance with these
requirements would be physically impossible for the Applicant to
provide and would have a significant and adverse effect on the
scenic and historic integrity of the neighborhood, and would be
contrary to sound traffic and safety considerations.
Accordingly, subject to the condition herein set forth, the Board
voted UNANIMOUSLY to grant the relief herein requested, waiving
all parking and loading requirements for the Locus in connection
with the conversion of the second level of the existing building
to retail use.
6. The relief hereby granted is conditioned upon there not
being more than one retail establishment upon the second level of
the building (there being already one retail establishment on the
first level pursuant to Board of Appeals Decision No. 80-96).
The two rental units situated upon the rear of the second level
may, if not incorporated into the single retail establishment on
the second level, continue to be used as rental units, and either
or both may revert to lodging house units as now used at any time
when they are not being used as part t e single retail
establishment on the second level.
Dated: ~cember~, 199~1
.:j?"'OlVrj
Mich
v{'f~ ~~
William P. Hourihan, Jr.
2