HomeMy WebLinkAbout081-04
TOWN OF NANTUCKET
BOARD OF APPEALS
WITHDRAWAL FORM
NANTUCKET, MASSACHUSETTS 02554
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IN RE: THE APPLICATION OF~S'(nJ1 cQ-
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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 ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
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:
(\JOJ. l1 ( <001
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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 ofthe NANTUCKET ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, NOVEMBER 19, 2004, IN THE C,ONFEdNCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Sttee~ N~cket,
Massachusetts, on the Application ofthe following:' c~
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ISLAND BUGGIES AUTO-RENTAL, LLC
BOARD OF APPEALS FILE NO. 081-04
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Applicant is seeking a MODIFICATION of SPECIAL PERMIT relief granted in
the Decision in BOA File No. 031-04, which allowed a vehicle rental business under
Nantucket Zoning By-law Section 139-9B(2)(l) to be operated from the site. Applicant is
asking to expand the size of the proposed conforming office structure in order to include
a second floor apartment. The structure would enclose three of the exterior parking
spaces, one for the office space and two for the apartment, as required under the Zoning
By-law for a dwelling unit within the Residential-Commercial-2 zoning district. All
dimensional and parking requirements of the Zoning By-law would continue to be met.
Applicant is seeking to modify the condition in Paragraph 7(b) that there be three spaces
dedicated to customers and reallocate two of those spaces to use by the apartment,
leaving one space for customers. Twelve spaces would continue to be provided on site.
The Premises is located at 41 OLD SOUTH ROAD, Assessor's Map 68, Parcel
8, Plan File 56-A, Lot No.6. The property is zoned Residential-Commercial-2.
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASENO~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Plan File No.:
Island BU22ies Auto-Rental. LLC
c/o Reade. Gullicksen. Hanlev & Gifford. LLP
Same
6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
41 Old South Road
Assessor's MaplParcel:
68-8
Date lot acquired: 7/20/04 Deed Ref.: 904-120 Zoning District: RC-2
Uses on Lot _ Commercial: None _ Y es (describe) Auto rental facility
Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms
56-A
Lot No.:
6
Building Date(s): All pre-date 7/72?
Building Permit Nos:
Previous Zoning Board Application Nos.:
or
C ofO(s)?
031-04
State below or on a separate addendum speeific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grouuds for grant of relief, listing any existing uonconformities:
The applicant seeks a Modification of the special Permit issued in File No. 031-04,
by constructing a structure which will contain about 252 square feet of office
space and three indoor parking spaces on the first floor, and a dwelling unit on
the second floor. These uses will result in the need for three ancillary parking
spaces, one for the office space and two for the dwelling unit. A total of twelve
parking spaces will be provided, eight of which will be used for the parking of
rental cars. The applicant accordingly requests that the requirement in Paragraph
7 (b) of the decision for three parking spaces for customers be reduced to one
parking space.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the s and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent.-!-
(H not owner or ner's attorney, please e close proqf of agency to bring this matter before the Board)
II) FO}l.A~qFFICE USE
Application received on:B 1.1.- p<f By: cJl~~ ) Complete: Need copies?: "
Filed with Town Oerk:.iJJ..c.t:!:L Planning -- a~: --1 . / _ Bnihliag Qept.: 1 ~ Jl{2{;iJ
Fee deposited with Town TreasurerW (' A2!1 B . aiver requested?:_ Granted: --1--1-
Hearing notice posted with Town C1erlcl!J t Mailed:1lt f"f1h&M:.J/.J3JoC( & 111/ol52f--
Hearing(s) held on: _1--1- Opened on:--1--1- Continued to: --1--1- Withdrawn?: --1--1-
DECISION DUE BY:.--!_I_ Made:_I_I_ Filed wffown Clerk:_I_I_ Mailed:_I.--!_
DECISION APPEALED?:_I_I_ SUPERIOR COURT: LAND COURT Form 4/03/03
F:\WpS\SILTANEN\Island Buggies LLC\ZBA02APP.doc
CURRENT ZONING CLASSIFICATION:
Residential Commercial (RC-2)
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MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 40 FT.
FRONT YARD SETBACK: 20 FT.
REAR/SIDE SETBACK: 5 FT.
GROUND COVER %: 50% /'
PROPOSED GREENSPACE=1.1 SO:t SF, 20.7% :t
AREA=5,563:t: SF
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ALEXANDER RAY &
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DRIVEWAY & UTILITY
EASEMENT. DEED 721/220
LOCUS
#41 OLD SOUTH ROAD
DEED BOOK 904 PAGE 120
PLAN FILE 56-A, LOT 6
PLAN OF LAND
IN NANTUCKET. MA
Prepared For
ISLAND BUGGIES
AUTO-RENTAL, LLC
41 OLD SOUTH ROAD
MAP 68 PARCEL 8
Scale: 1"=20' Oct. 21. 2004
BLACKWELL a.nd ASSOCIATES, Inc.
Professional Land Surveyors
20 TEASDALE CIRCLE
NANTUCKE~ MASS. 02554
(508) 228-9026
GRAPHIC SCALE
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CURRENT ZONING ClASSIFICATION:
Residential Commercial (RC-2)
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 40 FT.
FRONT YARD SETBACK: 20 FT.
REAR/SIDE SETBACK: 5 FT,
GROUND COVER" : 50X
PROPOSED GREENSPACE=1,170:i: SF, 21X :i:
/ :;0~LOT AREA=5,563:f:: SF
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AL.EXANDER RAY &
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DRIVEWAY & UTILllY
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LOCUS
#41 OLD SOUTH ROAD
DEED BOOK 904 PAGE 120
PLAN FILE 56-A, LOT 6
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pLAN OF LAND
IN NANTUCKET, MA
Prepared For
ISLAND BUGGIES
AUTO-RENTAL. LLC
41 OLD SOUTH ROAD
YAP 68 PARCEL 8
Scale: 1"==20' Oct. 18. 2004
BLACKRU undASSOCIATES. lno.
Pro!e$S'il1nllJ, La.nd. Surv8]/O'rs
20 TEASDALE CIRCLE
NANTUCKET. IlASS. 02564
(508) 228-9026
GRAPHIC sCALE
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ZONING BOARD OF APPEALS
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF .
PROPERTY OWNER.,.~~(cd..p.~j/~~...&-h:~.~~f LCL.-
MAIUNG AOQRESS." ::-l'?, '~'~~~'~"" .G.l!P-.~~,~.~~I,1.". .~.<:-~~.~y. ..~. .~.~~~.~;r:~,~. LLP
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PROPERTY LOCATION,..........................................................,.......
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A,SSESSORS MAPfPARCEL...... '" .,. .., .,. ... ...,1.. ... ...... ...... ... ...... .., ..' ......
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SEE A IT ACHED PAGES
I cenify 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 t:lwners 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 11 Zoning Code Chapter 139:
Section 139.290 (2)
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
dune- If;
, 200'1
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
bwner/Applicant:
OWMr I Qnd
(
03/-0f
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Noo -rucfgf ;f; ~9I e. C,l ,. LLC
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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.
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.
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)
J
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut street
Nantucket, Massachusetts 02554
Assessor's Map 68, Parcel 8
41 Old South Road
Residential Commercial-2
Plan File 56-A
Lot 6
Deed, Book 669, Page 204
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, which commenced on Friday, May 14, 2004, at 1:00 P.M.,
and was continued to and concluded upon Friday, June 11, 2004, at
1:00 P.M., in the Conference Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board made the
following decision on the application of ELIZABETH C. PARDI, as
Owner, and NANTUCKET BUGGIES, LLC, as Contract Purchaser, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 031-04:
2. The Applicant (Contract Purchaser) is seeking a SPECIAL
PERMIT under Nantucket Zoning By-law ~139-9.B(2) (1), to authorize
the use of the Locus for the rental of automobiles. A new office
structure, conforming to applicable zoning requirements, would be
constructed upon the Locus for this use. All dimensional and
parking requirements of the By-law would be met. The Locus is
situated at 41 Old South Road, Assessor's Map 68, Parcel 8, is
shown upon a plan recorded with Nantucket Registry Deeds in Plan
File 56-A as Lot 6, and is situated in a Residential Commercial-2
zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of zoning concern was
presented. Several neighboring property owners appeared at the
public hearings to express opposition and concern, primarily with
regard to the effect of the Contract Purchaser's proposed use
upon existing parking problems at the adjacent property
constituting the mixed-use ~Anchor Village" project. There were
seven letters from abutters and neighbors on file in opposition,
one letter expressing concern and suggested conditions for a
grant of relief, one phone call to the office from an abutter
opposed, and four letters in favor on file. As the property is
situated within the Public Wellhead Recharge Overlay District,
Applicants submitted a letter from the General Manager of the
Wannacomet Water Company, dated April 20, 2004. The letter stated
~The amount of impervious groundcover for this lot is 120 square
feet, which is less than 3 percent of the total lot area.
Therefore, this property is not subject to review under zoning
1
by-law 139-12." However, he also stated that he had reviewed the
plan for the antique car rental agency and found that it was
~acceptable to the Wannacomet Water Company".
4. The Contract Purchaser (incorrectly referenced in the
application and the notice as a lessee) proposes to conduct the
business of rental of antique automobiles. In the Residential
commercial-2 zoning district, the rental of automobiles is a use
that is allowed subject to the granting of a Special Permit.
5. As presented by the Applicants, represented by counsel,
the Contract Purchaser desires to park up to ten antique
automobiles upon the Locus, with a small office building to be
used by an employee who would conduct the rental operations. The
automobile rental use itself does not itself specifically
generate the provision of any parking spaces, and the parking of
the inventory of automobiles available for rental does not
constitute ancillary parking which must comply with dimensional
parking requirements, but rather is the primary use proposed for
the site. One conforming parking space is required for the
office space of under 300 square feet in gross floor area, and
the Contract Purchaser initially proposed to provide one
additional parking space to be used by customers or visitors to
the site.
Neighboring property owners and occupants, primarily
owners of residential or commercial units in the adjacent Anchor
Village condominium, which shares an internal driveway easement
with the Locus, expressed concern that the proposed use would
attract visitors and prospective customers to the Locus, and that
they would attempt to utilize parking spaces upon the Anchor
Village property, without the right to do so, exacerbating
existing parking problems upon the Anchor Village property.
There was discussion of the possibility of providing parking
spaces on the Locus but outside the fence, which the Contract
Purchaser proposes in order to enclose the area used for
automobile rental activities, but the Contract Purchaser declined
to provide such parking spaces, citing liability concerns. The
contract Purchaser agreed, however, to address another concern by
arranging for an off-site alternative location for rental car
drop-offs.
6. Although the Contract purchaser argued that the open
interior area of the Locus would provide ample area for temporary
placement of vehicles visiting the site, the Board of Appeals was
concerned that additional on-site parking would be needed. In
general, however, a majority of the members of the Board
expressed the position that the proposed use was less intense
than various other uses which could be conducted upon the Locus
as a matter of right, without the need for any zoning relief, and
2
that it was not the responsibility of the Applicants to solve any
parking issues existing upon the Anchor Village property.
7. Accordingly, a majority of four members voting in favor
(Sevrens, Loftin, Waine and Wiley) and one opposed (Toole), the
Board voted to make the finding that the granting of the proposed
relief would be in harmony with the general purpose and intent of
the zoning By-law, and, by the same majority of four members in
favor and one opposed, voted to GRANT relief by SPECIAL PERMIT
under Nantucket Zoning By-law ~139-9.B (2) (1), to authorize the
Contract Purchaser to conduct the rental of automobiles upon the
Locus, subject to the following conditions:
(a) No more than eight rental vehicles may be parked
upon the Locus at anyone time;
(b) In addition to the required conforming parking
space for the office use, three additional conforming spaces
shall be provided for use by customers and visitors to the Locus,
and be specifically designated for such purposes;
(c) The location of all spaces for rental vehicles and
other spaces required under subparagraph 7(b), above, shall be as
shown upon the "Plan of Land", done by Blackwell and Associates,
dated March 30, 2004, as marked up by the Applicant and Board of
Appeals, a reduced copy of which is attached hereto as Exhibit A;
(d) A sign shall be placed upon the gate to the
enclosed portion of the Locus, stating that parking on Anchor
Village property is not permitted for visitors or customers of
the automobile rental operations;
(e) The gate to the enclosed portion of the Locus
shall be kept open until sunset during periods when the rental
car business is in operation;
(f) The relief granted by this decision is specific to
the operation of the rental car business by the Contract
Purchaser; in the event of any change in ownership of the
business or the nature of the business, a new application for
relief to the Special Permit Granting Authority would be
necessary;
(g) The rental of antique automobiles shall be the
only business conducted upon the Locus pursuant to the Special
Permit granted hereby; and
(h) All lighting shall be directed downward, and no
floodlights shall be used.
(i) The hours of operation shall be no earlier than
9:00 AM and no later than 6:00 PM, for a maximum of seven days a
week.
3
(ZBA Dec. File No. 031-04)
8. In separate action, the Board, by the same majority of
four members in favor and one opposed, voted to approve the site
plan, attached at Exhibit A, as required under By-law ~139-23.
Dated: June~, 2004
D~W~
~
Ed . ,y-'C. Murphy
)
/
Edward S. Toole
4
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 40 FT.
FRONT YARD SETBACK: 20 FT.
REAR/SIDE SETBACK: 5 FT.
GROUND COVER % : 50%
PROPOSED GREENSPACE=1406:l: SF, 25" :l:
~_REAp;563:lo SF
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CURRENT ZONING CLASSIFICATION:
Residential Commercial (RC-2)
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68-7
N/F
C.JOY PARDI
68-9
N/F
ALEXANDER RAY &
DIANE DOWNING
DRIVEWAY & UTILITY
EASEMENT, DEED 721/220
f
I I
PLAN OF LAND
IN NANTUCKET, MA
Prepared For
ISLAND BUGGIES
41 OLD SOUTH ROAD
MAP 68 PARCEL 8
Scale: 1 "=20' March 30, 2004
BLACKWELL elM ASSOCIATES, Inc.
Professional Land SUnJrryOTS
20 TEASDALE CIRCLE
NANTUCKET, JlASS. 02554
(508) 228-9026
GRAPHIC SCALE
I I I I I
o' 10' 20' 40' 60'
B6296
LOC
#41 OLD SOU ROAD
OWNER: ELIZABETH C. PARDI
DEED BOOK 669 PAGE 204
PLAN FILE 56-A, LOT 6
C:\proj\odg\b6296\PSP.dwg 03/30/04 10:15:51 AM EST