HomeMy WebLinkAbout006-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: d'an():l120, 200Y
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
()OG-04
L<ce an d.. 'ThaWf\ ]Uf\V\
Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
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An Appeal from this Decision may be taken pursuanbto
Section 17 of Chapter 40A, Massachusetts General ~ws.
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Any action appealing the Decision must be brought:'by
filing an complaint in court within TWENTY (20) dciys afte-o
this day's date. Notice of the action with a copy of the W
complaint and certified copy of the Decision must be giv~
to the Town Clerk so as to be received within such TWENTY
(20) days.
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 ~139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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NANTUCKET BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Map 42.3.1
Parcel 71
R-CDT
16 Federal Street
Plan Book 15, Page 96, Lot 1
Deed Ref. 232/144
At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1:00
p.m., Friday, January 9, 2004 in the Conference Room of the Town Annex Building,
37 Washington Street, Nantucket, Massachusetts, on the Application of the LEE
AND THARON DUNN, of PO Box 1846, Nantucket, MA 02554, Board of Appeals
File No. 006-04, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/expansion of a pre-existing, non-
conforming structure/use). Applicants propose to change the use of the second floor
of a mixed-use commercial-residential structure, by eliminating the two apartments
and converting the space to commercial use ancillary to a single first floor retail
establishment that would not be accessible to the public. The second floor currently
contains about 1468 square feet, but about 225 square feet will be removed in order
to make the space open to the first floor, resulting in an area of about 1243 square
feet. As part of the conversion, an about 40 square-foot exterior first floor area will
be filled in to provide additional retail space, resulting in a total first floor retail
square footage of about 1466. The area presently is counted for ground cover as
there is living space cantilevered above it, so there would be no increase in the non-
conforming ground cover ratio. The center door would be eliminated and a new
window placed in the new addition. In addition, Applicants are seeking relief by
SPECIAL PERMIT under section 139-18 to waive the five additional parking
spaces required with the increase of employees at peak shift from three (one space)
to six (two spaces) and with the conversion of the second floor space increasing the
requirement from two to six spaces. No parking is provided on site and none is
planned. Should the two apartments not be grandfathered for zoning purposes,
then a waiver of seven spaces is necessary.
The Premises is located at 16 FEDERAL STREET, Assessor's Map 42.3.1,
Parcel 71, Plan Book 15, Page 96, Lot 1. The property is zoned Residential-
Commercial Downtown.
2. This Decision is based upon the Application and materials submitted with it,
along with the testimony and evidence presented at the hearing. The Planning
Board did not make a recommendation. There was no opposition to this
Application, and there was one (1) letter in support by Attorney Ranney
representing Darcy Creech, the closest abutter to the rear that shared an easement
with the Applicants. The letter expressed concern about unrelated issues the Board
felt were outside its jurisdiction. Applicants further represented that they had
entered into a separate Letter of Agreement between said abutter to allay some of
her concerns.
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3. Applicants, through counsel, represented that they owned a mixed-use
residential-commercial structure that currently contained a single retail
establishment on the first floor and two apartments on the second floor. Applicants
stated that the structure pre-dated the 1972 ratification if the Nantucket Zoning By-
law as the structure was shown in Town records to have been constructed in the late
1920's. Applicants proposed to maintain the first floor retail space and convert the
two apartments into commercial space ancillary to the first floor shop, and not to be
used as a separate retail space. As part of the conversion there would be a portion of
the second floor space at the front of the structure that would be removed, opening
the second floor space to the first floor and reducing the total floor space square-
footage. In addition, Applicants stated that the exterior first floor recessed area,
where the center door is located that provides separate direct access to the second
floor apartments, would be altered. The door would be removed and replaced with a
window and the space enclosed and incorporated with the first floor retail space.
There would be no increase in the nonconforming ground cover calculation as the
about 40 square-foot area is already part of said calculation being located under
cantilevered living space on the second floor. Applicants represented that they were
in the process of lease negotiations with a prospective tenant. If this specific tenant
goes forward with the lease, Applicants were proposing to restrict the use of the
second floor to employees of the first floor retail shop as a work area only with an
ancillary office space, with no public access allowed.
Applicants represented that in addition to needing relief by Special Permit to
allow the conversion of the second floor use and filling in of the recessed front door
area, relief was need to waive the additional parking spaces required for said
alterations. The Locus currently contained no parking spaces, with the structure
filling almost the entire Lot. There were currently ten (10) grandfathered parking
spaces as follows:
7 for the first floor retail space (about 1426 square feet)
1 for up to four employees
2 for the two existing apartments
Based on the proposed alterations and change of use, a total of 15 parking spaces
would be required as follows:
7 for the first floor retail space (increased to about 1466 square feet)
2 for up to seven employees
6 for the second floor space (1 for every 200 square feet_2nd floor
space being reduced to 1,243 square feet from about 1468 square feet).
4. Therefore, based upon the foregoing, the Board finds that the proposal to
convert the second floor from two (2) residential units to space ancillary to the 1st
floor retail space to be used by employees only and not open to the public; to alter
the recessed door area in the middle of the front elevation by enclosing it so it would
be incorporated into the first floor retail area; and to waive five (5) of the 15
required parking spaces (with ten being found to be grandfathered) would be in
harmony with the general purpose and intent of the Zoning By-Law, and would not
be substantially more detrimental to the neighborhood than the existing
nonconforming situation. Further, the Board finds that parking spaces would be
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physically impossible to provide on site. given the heavily developed nature of the
downtown commercial Core District. In addition, the Board finds that said waiver
would not be contrary to sound traffic and safety considerations, and a grant of
relief would be consistent with similar relief granted in the downtown area, where
traditionally parking was not available on site on a majority of properties.
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5. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the
requested SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-
33A to allow the change of use and alteration as proposed; and SPECIAL PERMIT
relief under Section 139-18 waiving five (5) additional parking spaces. Relief is
hereby conditioned upon the following:
a. Any changes to the use permitted in this Decision (assuming this relief
is activated) require further relief from the Board of Appeals.
b. No more than four (4) employees at any given time will be working in
the second floor space.
c. No access to the general public shall be allowed to the second floor
commercial space.
d. The alterations to the front of the building shall be done in substantial
compliance with the Certificate of Appropriateness NolI?/It/issued by
the Historic District Commission, as may be amended.
e. Exterior construction related to the alteration of the front of the
building as permitted in this Decision shall not take place between
May 1 and October 1 of any given year.
Dated: January to ,2004 ~-1.A~-f ~/)5~
Nancy Sevre
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physically impossible to provide on site given the heavily developed nature of the
downtown commercial Core District. In addition, the Board finds that said waiver
would not be contrary to sound traffic and safety considerations, and a grant of
relief would be consistent with similar relief granted in the downtown area, where
traditionally parking was not available on site on a majority of properties.
5. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the
requested SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-
33A to allow the change of use and alteration as proposed; and SPECIAL PERMIT
relief under Section 139-18 waiving five (5) additional parking spaces. Relief is
hereby conditioned upon the following:
a. Any changes to the use permitted in this Decision (assuming this relief
is activated) require further relief from the Board of Appeals.
b. No more than four (4) employees at any given time will be working in
the second floor space.
c. No access to the general public shall be allowed to the second floor
commercial space.
d. The alterations to the front of the building shall be done in substantial
compliance with the Certificate of Appropriateness No. issued by
the Historic District Commission, as may be amended.
e. Exterior construction related to the alteration of the front of the
building as permitted in this Decision shall not take place between
May 1 and October 1 of any given year.
Dated: Jannaryto ,2004 t1'~-1.A!if ~!lS:~
Nancy Sevre
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Edward Murphy
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:
LEE AND THARON DUNN
BOARD OF APPEALS FILE NO. 006-04
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to change the use of the second floor of a mixed-use
commercial-residential structure, by eliminating the two apartments and converting the
space to commercial use ancillary to a single first floor retail establishment that would
not be accessible to the public. The second floor currently contains about 1468 square
feet, but about 225 square feet will be removed in order to make the space open to the
first floor, resulting in an area of about 1243 square feet. As part of the conversion an
about 40 square-foot exterior first floor area will be filled in to provide additional retail
space, resulting in a total first floor retail square footage of about 1466. The area
presently is counted for ground cover as there is living space cantilevered above it, so
there would be no increase in the nonconforming ground cover ratio. The center door
would be eliminated and a new window placed in the new addition. In addition,
Applicants are seeking relief by SPECIAL PERMIT under Section 139-18 to waive the
five additional parking spaces required with the increase of employees at peak shift from
three ( one space) to six (two spaces) and with the conversion of the second floor space
increasing the requirement from two to six spaces. No parking is provided on site and
none is planned. Should the two apartments not be grandfathered for zoning purposes,
then a waiver of seven spaces is necessary,
The Premises is located at 16 FEDERAL STREET, Assessor's Map 42.3.1, Parcel
71, Plan Book 15, Page 96, Lot 1. The property is zoned Residential Commercial
Downtown.
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THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FTTRTHRR INFORMATION
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. CJCh ~ i
FEE: $300.00
Owner's name(s):
Au
Mailing address: (JO I9v t>C 12' <I-(P,
Applicant's name(s): CSQ.lf\AQ )
Mailing address:, C S~ )
APPLICATION FOR RELIEF
O(Jt1) Th QY'Ofl Dun/)
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, Locus'address: / .,.,.. j-' Assessor's MaplParcel: '-1:1,3'/ - 7 J
Land Court PlanlPlan Boo PagelPlan File No.: / s-; 9 (p Lot No.: /
Date lot acquired: 7 l ~ 1 fS""'Deed Ref.lCert. of Title: 232./ltI'I Zoning District: ReD T
Uses on Lot- Commercial: None_ Yes (describe) J f~f. 01'-R' Of)! 1- en I f'r- F(Cf)~
Residential: Number of dwellings_ Duplex_ Apartments;;z, Rental Rooms
Building Date(s): All pre-date 7/72? V or (/9 20'S) C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.:
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
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I certify that the in ormation contained herein is substantially complete and true to the best of my
knowledge, nnd r t e pa~. fnd Jlties ofperjnry.
SIGNATURE: r ~ __ ~ ' APPlicant~AttorneY/Agent
(If not owner or owner's attorney, please enclose proQf of agency to bring this tter before the Board)
FO ZB OFFICE USE
Application received on: I ~I -11.1 ~ By: Complete: Need copies?:
Filed with Town Clerk: 11./12 Kl:1 PlannIng Bu.. d. --1--1- Buildiftg Dopt-'-., ~ By,( &> ~
Fee deposited with Town Treasurer: l2/Z3Ic0By:)JJM:i2 Waiver requested?:----:- ranted:-'-'_
Hearing notice posted with Town Clerk:l~/ZZ~ Mailed: to 19.rb I&M:W ~& l~t.3 (/~
Hearing(s) held on:_I_/_Opened on:-.J_I_ Continued to:-'_I_ Withdrawn?:_I_I_
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: / 1 Mailed: 1 1
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DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A (alteration/expansion of a pre-existing nonconforming structure/use),
Applicants propose to change the use of the second floor of a mixed-use commercial-
residential structure, by eliminating the two apartments and converting the space to
commercial use ancillary to a single first floor retail establishment. The second floor
currently contains about 1468 square feet, but about 225 square feet will be removed in
order to make the space open to the first floor, resulting in an area of about 1243 square
feet. The new retail business (tentatively the Nantucket Looms) does not intend to allow
the public on the second floor, but use it as a work area for production dfwoven goods by
its employees only. The space may also be used as offices and storage ancillary to the
retail establishment on the first floor. As part of the conversion an about 40 square-foot
frrst floor area will be filled in to provide additional retail space, resulting in a total first
floor retail square footage of about 1466. The area presently is counted for ground cover
as there is living space cantilevered above it, so there would be no increase in the
nonconforming ground cover ratio. The center door would be eliminated and a new
window placed in the new addition. In addition, Applicants are seeking relief by
SPECIAL PERMIT under Section 139-18 to waive the five additional parking spaces
required with the increase of employees at peak shift from three (one space) to six (two
spaces) and with the conversion of the second floor space increasing the requirement
from two to six spaces. No parking is provided on site and none is planned. Should the
two apartments no be grandfathered for zoning purposes, then a waiver of seven spaces is
necessary. The Premises is located at 16 FEDERAL STREET, Assessor's Map 42.3.1,
Parcel 71, Plan Book 15, Page 96, Lot L The property is zoned Residential Commercial
Downtown.
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It /6,(jO
Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
DEe 11 2003
TOIl'5VN OF
NANTUC!:(ET, MA
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
. " It './ '}-c:::f1J .
PROPERTY OW}JER...........A./~;...~........~
MAILING ~DDRESS......... .La.. .~4. .'.... .(3.f'.4.....................
PROPERTY LdCATION......../&....e~...4i::.....
,: k-13/- 7/
ASSESSORS MAPIP ARCEL.... ..~~. ....................................".........
APPLICANT............ ... ...... ............... .... ........... ...... ......... ......... .........
SEE ATTACHED PAGES
1 certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ 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 lirie of owner's property, all as they appear?n
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section l39-29D (2) .
1k.j5CH~
I
~Ha)fL
DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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