HomeMy WebLinkAbout006-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
;j"()V\L>O 1"1 ~o, 20Gtp
To: Parties !p Interest and. Others concerned with the
-"!>eclsIOn-H6f the BOARD OF APPEALS in the Application of the
fOllowing:
Owner/Applicant:
Ck0G- C3 (p
;;;]9~ f=. Tvur2eJ
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 Becision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~ Jc.~
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Chairman
cc: Town Clerk
Planning Board
Building Commissioner
'c.
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); fi139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Map 69
Parcel 29.4 (westerly portion)
Residential Commercial - 2
14 Nobadeer Farm Road
Lot 68, LC Plan 26984- V
At a public hearing ofthe Nantucket Board of Appeals held at 1 :00 p.m., Friday,
January 6, 2006, in the Conference Room of the Town of Nantucket Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of JOHN F.
TRUDEL, of 11 Mizzenmast, Nantucket, MA 02554, Board of Appeals File No. 006-06,
the Board made the following Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-18 (Parking regulations) and under Section 139-20 (Off -street loading
facilities) to allow parking and a loading area to be located partially on an immediately
adjacent lot for a proposed retail establishment. The Applicant proposes to construct a
building on his vacant lot that would contain a retail establishment of approximately 625
square feet of floor space, with about 130 square feet of ancillary storage, that would be
located on the first floor and a single-family dwelling that would located partially on the
first floor and on the second and third floors above. The By-law requires six parking
spaces for these proposed uses (3 spaces for retail, 1 space for up to four employees and 2
spaces for a dwelling). Five conforming spaces would be provided on site with the sixth
being provided partially on the locus and partially situated on the immediately abutting
parcel (shown as Lot 71 on Land Court Plan No. 26984-V) to the east by permanent
easement. The required loading zone would also be provided for the use, but would be
partially located on the locus and partly on said adjacent lot by permanent easement.
Relief is needed as the loading zone would be located within the easterly five-foot side
yard setback area and partially on the neighboring property and the Board would need to
waive the dimensional requirement for the space as the abutting lot is not before it.
Applicant agrees to having a condition imposed that would require the filing of the
permanent easement for the dimensionally conforming loading zone and parking space at
the Nantucket Registry of Deeds. The Locus conforms to all dimensional requirements of
the Zoning By-law. Retail and dwelling uses are allowed by right in this district and the
structure would be conforming in all respects.
The Premises is located at the comer ofNobadeer Farm Road and Sun Island
Road and is shown as the westernmost portion of 14 Nobadeer Farm Road, Assessor's
Map 69, Parcel 29.4. The lot is shown as Lot 68 on Land Court Plan No. 26984-V. The
property is zoned Residential Commercial - 2.
2. Our Decision is based upon the Application and accompanying materials, and
representations and testimony received at our public hearing. The Planning Board made
no recommendation. There were two letters from abutters on file in support of the
Application. A representative of an abutter also spoke in favor of the Application at the
hearing. Another abutter, while not opposed to the Application, expressed concerns
about increased traffic and neighborhood disturbance.
3. Applicant, through counsel and personal testimony, represented that he was
proposing to construct a new structure that would be used as a single retail store, with a
single-family residence located above the store on this comer lot to serve the growing
surrounding commercial-residential neighborhood, which included schools, a large multi-
unit residential development immediately proximate to the locus, a recreational club, and
a number of proposed multi-family housing developments. Applicant stated that such a
neighborhood store would be in keeping with objectives stated in the Nantucket
Comprehensive Plan, i.e. to provide service options to outer area residents that would
reduce trips into the congested mid-island and Town commercial areas. A bicycle path
easement benefiting the Town of Nantucket was located along the westerly portion of the
lot along Nobadeer Farm Road and impacted the Applicant's ability to fully utilize his
property and be able to provide the required parking and loading zone entirely on the lot.
As the lot is situated within the Residential-Commercial-2 zoning district on the comer of
Nobadeer Farm Road and Sun Island Road, the By-law required a 20-foot front yard
setback and a ten-foot side/rear setback from any abutting street or way, despite the fact
that lots without multiple frontage issues are allowed a side and rear yard setback of five
feet. Therefore, though parking can be sited within the required setback areas, a loading
zone could not be so sited and further limited the ability to provide the space in its
entirety on the lot. Applicant proposed to provide five conforming parking spaces
entirely on site, including a handicap space, with one situated partially on the lot and
partially on the immediately abutting lot to the east. A loading zone that would conform
to the dimensional requirements of the Zoning By-law would similarly sited and would
be shared with the immediately abutting lot to the east. The shared loading space as
designed would be screened from Nobadeer Farm Road by the building and adjacent
properties to the south. Applicant further stated that the sharing of the loading zone
would help minimize the need for impervious surfaces in the neighborhood. In addition
and in order to reduce traffic congestion and disruption, the Applicant proposed to
construct a one way driveway to access the property from Nobadeer Farm Road with the
exit from the property to be form a shared driveway onto Sun Island Road, which would
eliminate the need for multiple driveway cuts.
4. Therefore, based upon the foregoing, the Board finds that there are practical
difficulties in locating the require sixth parking space entirely on the lot as well as the
loading zone due to the setback requirements and bike path easement impacting the lot.
In addition, the Board fmds that the requested special permit relief to locate a portion of
one required parking space and a shared loading zone on the immediately abutting lot to
the east by easement would be in harmony with the general purpose and intent of the
Zoning By-law. The Board further finds that full compliance with the parking and
loading zone requirements would be met in effect, and a waiver to the extent necessary
would not have a significant adverse affect on the scenic integrity of the neighborhood
and would not be contrary to sound traffic, parking or safety considerations.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
SPECIAL PERMIT relief under Nantucket Zoning By-law Section 139-18 and Section
139-20 to allow said parking and loading zone area on the following conditions:
"
a) Construction shall be done in substantial conformance with the "Site Plan of
Land", dated December 28,2005, by Weller & Associates, a reduced copy of
which is attached hereto as Exhibit "A";
b) A permanent easement for the parking, loading and access on adjacent Lot 71
on Land Court Plan No. 26984-V, benefiting both lots, as set forth on Exhibit
A shall be filed with the Wartlu..lrot Registry District of Nantucket prior to
issuance of the Building Permit for the proposed project;
c) Vehicular access to the Premises shall be via a one-way driveway entering
from Nobadeer Farm Road and exiting onto Sun Island Road over the said
adjacent lot 71 as set forth on Exhibit A;
d) Outdoor lighting fixtures on the Premise shall be shielded and directed
downward away from adjacent streets and properties; and
e) The retail store's hours of operation open to the public shall be no earlier than
7:00 AM and no later than 11 :00 PM, seven days per week.
6. In separate action, the Exhibit A was approved by a UNANIMOUS vote of the
Board under provisions for site plan review set forth in Nantucket Zoning By-law Section
139-23.
Dated: January ;., () , 2006
Edward Murphy
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1I::l101
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 6, 2006, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
JOHN F. TRIID1U..
BOARD OF APPEALS FILE NO. 006-06
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-18 (Parking regulations) and under Section 139-20 (Off -street loading
facilities) to allow parking and a loading area for a proposed retail establishment to be
located partially on an immediately adjacent lot. The Applicant proposes to construct a
building on his vacant lot that would contain a retail establishment of approximately 625
square feet of floor space, with about 130 square feet of ancillary storage, that would be
located on the first floor and a single-family dwelling that would be located partially on
the first floor and on the second and third floors above. The By-law requires six parking
spaces for these proposed uses. Five conforming parking spaces would be provided on
site with the sixth being provided partially on the locus and partially situated on the
immediately abutting parcel (shown as Lot 71 on Land Court Plan No. 26984-V) to the
east by permanent easement. The required loading zone would also be provided for the
use but would be partially located on the locus and partly on said immediately adjacent
lot to the east by permanent easement. Relief is needed as the loading zone would be
located within the easterly five-foot side yard setback area and partially on the
neighboring property and the Board would need to waive the dimensional requirement for
the space for the locus as the abutting lot is not before it. The Locus conforms to all
dimensional requirements of the Zoning By-law. Retail and dwelling uses are allowed by
right in this district and the structure would be conforming in all respects.
The Premises is located at the comer ofNobadeer Farm Road and Sun Island
Road and is shown as the westernmost portion of 14 Nobadeer Farm Road, Assessor's
Map 69, Parcel 27.4. The lot is shown as Lot 68 on Land Court Plan No. 26984-V. The
property is zoned Residential commercial~~ ~ W
Dale Waine, Chairman -
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, MA 02554
CASE NO. a& -0&
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): John F. Trudel
Mailing address: 11 Mizzenmast, Nantucket, MA 02554
Applicant's name(s): Same
Mailing address: Same
Locus address: 14 Nobadeer Farm Rd (portion) Assessor's Map/Parcel: 69/29.4 (portion)
Land Court PlanIPlan Book & Page/Plan File No.: LCPL 26984-V Lot No.: 68
Date lot acquired: 11/04/2005 Deed Ref.lCert. of Title: 22008 Zoning District: RC-2
Uses on Lot-
None - vacant land
Building Date(s): All pre-date 7/72?
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 nonc~nformities:
or
C ofO(s)?
See Exhibit" A" attached hereto and made a part hereof.
I certify that the information contained her. is substantially complete and true to the best of my
knowledge, under the ~ ~tie f perjury.
SIGNATURE: ~~ Applicant Attorney/Agent vi"
(If not owner or owner's attorne , please enclose proof of agency to bring this matter before the Board)
__ FOR ZBA QFFICE USE
Application received on: (L..i1~ t2LBy: ~~~ Complete: '.: Need copies?:. )
Filed with Town Clerk:..Jl!1[tJDlanniB----~_/_,'_ Building ePt.;_,'_~f21 ~
Fee deposited with Town Treasurer:/2,;( /Or);y:....&J1.;waiver requested?:_Granted:-'-'_
Hearing notice posted with Town Clerk:j2J LL~~i1ed: / h ~/Ofl&M:j?-/ 2Z oJ&/l- (9 /QS ~
Hearing(s) held on:_/-'_ Opened on:-'-'_ Continued to:-'-'_ Withdrawn?:_/_/_
DECISION DUE BY:_/-'_ Made:_/_/_ Filed wffown Clerk:_/-'_ Mailed:_/_/_
DECISION APPEALED?:_/-'_ SUPERIOR COURT:
LAND COURT
Form 4/03/03
Addendum
(Trudel Special Permit Application - Portion of 14 Nobadeer Farm Road)
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-18 (Parking regulations) and under Section 139-20 (Off -street loading
facilities) to allow parking and a loading area for a proposed retail establishment to be
located partially on an immediately adjacent lot. The Applicant proposes to construct a
building on his vacant lot that would contain a retail establishment of approximately 625
square feet of floor space, with about 130 square feet of ancillary storage, that would be
located on the first floor and a single-family dwelling that would located partially on the
first floor and on the second and third floors above. The By-law requires six parking
spaces for these proposed uses (3 spaces for retail, 1 space for up to four employees and 2
spaces for a dwelling). Five conforming spaces would be provided on site with the sixth
being provided partially on the locus and partially situated on the immediately abutting
parcel (shown as Lot 71 on Land Court Plan No. 26984-V) to the east by permanent
easement. The required loading zone would also be provided for the use but would be
partially located on the locus and partly on said adjacent lot by permanent easement.
Relief is needed as the loading zone would be located within the easterly five-foot side
yard setback area and partially on the neighboring property and the Board would need to
waive the dimensional requirement for the space as the abutting lot is not before it.
Applicant agrees to having a condition imposed that would require the filing of the
permanent easement for the dimensionally conforming loading zone and parking space at
the Nantucket Registry of Deeds. The Locus conforms to all dimensional requirements of
the Zoning By-law. Retail and dwelling uses are allowed by right in this district and the
structure would be conforming in all respects.
The Premises is located at the comer ofNobadeer Farm Road and Sun Island Road and is
shown as the westernmost portion of 14 Nobadeer Farm Road, Assessor's Map 69, Parcel
27.4. The lot is shown as Lot 68 on Land Court Plan No. 26984-V. The property is zoned
Residential Commercial - 2.
UNDER THE MASSACHUSETTS WETLANDS PROll(;IIUN AI.,,; I WHI\":t1 "I"\:t. ,u.......vm.~v IV U\-
EXCLUDED FROM LOT AREA UNDER THE NANTUCKET ZONING BY-LAW BUT STILL MAY BE
SU8JECTTO PROTECTION UNDER STATE AND LOCAL WETLAND BYLAWS. DETERMINATION
OF APPLICABILITY MAY BE OBTAINED THROUGH APPLICATION TO THE CONSERVATION
COMMISSION.
SURVEY INSTRUWENTS: WILD T - 2
mt.4 HPJ80QA
SPECIfiED ACCURACY; :t(Smm + 5ppm)
"TRAVERSE DATA
PRECISION OF TRAVERSE: 1/161.751
ERROR OF CLOSURE
LINEAR: 0.08'
BEARING: S 39"48"9" E
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. I ca<11FY lIlAT 1HE CONDIl101lS ON tHE GROUNll
ARE 1HE SAME NOW AS AT 1HE 11llE aF 1HE
ORIGINAL _IoU UNlESS NOlED OTHEIIIISE.'
~ s 6o-d-- ,/1-'/"s.,.
PROfESSIONAL LAND SUR'IE'I'OIO OA lE
'.1 CERTFY THAT THE CONDtTIONS ON THE .ROUND
ARE THE SAME IlOW AS AT THE 'T1ME OF THE
0MlNAl. ~ UN.ESS .!fTED 0THEllWlSE."
~~<!,..,J!J- ~
PROFESSIONAL LAIlD _VEYOll DATE
BEING A SUBDIVISION OF LOT
SHOWN ON L.C.PLAN #26984-
AS
(PENDING)
OffSETS $1<0.... TO BUILDING CORNERS ARE TO
CORNERBOAROS 5 fT. UP.
REFERENCES:
DEED REF.: L.C.CERT. '11762
PLAN REF.: L.C.PLAN '26984- (PENDING)
ASSESSORS REF.: MAP 69. PARCELS 29.3 & 29.4
RECORD OVtNER & APPLICANT:
NANTUCKET SUN NOMINEE TRUST
J. BRUCE MacGREGOR. TRUSTEE
69_3
Ata .of (PAR
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lC'PLAI'/I2 LOr 63 CHASf:
------ 698>f- r
------ -!!::::Oll'/G J
------
PLAN OF LAND
in
NANTUCKET. MASS.
SCALE: I" = ~O' DA TE: AUGUST 31, 2001
PREPARED FOR:
NANTUCKET SUN NOMINEE TRUST
NANTUa;E:;':~~rrrs INC. ~
ROAD
. I CERTIFY THAT THIS ACTUAL SURVEY WAS MADE ON THE
GROVND IN ACCORDANCE WITH THE LAND COURT INSTRUCTIONS OF 1971
AND 1989 ON OR BEl'M:EN MAY 1, 1979 a: AUGUST 27, 2001 AND
THAT THE l/ONUl/ENTS CONTROLliNG THE PRIOR PLAN ARE IN THE
tmnt INO ANO ttC::ARI ~ A" ('& AlInt I~T ?7 ?M1.
LOCUS MAP SCALE:
ZONING CLASSIFICATION
DISTRICT: RC 2 - RESIDENTIAL COMIolERC
OVERLAY DISTRICT: MF - MUL TI-F AMIL
OVERLAY DISTRICT: P'Ml-PUBLlC WELLt
RECHARGE DI.
IolINIMUM LOT SIZE - 5,000 Sq. FT.
l/INIIolUM FRONTAGE = 40 Ft.
FRONT YoARD SETBACK - 20 FT.
REAR ok SIDE LINE SETBACK - 5 FT.
IolAX. GROUND COVER RATIO = 50l':
-----
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NjF
NANTUCKET SUN
NOMINEE mUST
LOT Bjl.C.PL.128984- (PENDING
~"8"V
LAND COURT
\I1AY122DlP;i 1
FI LED
fop, N.w Juls C~ rAro
PLANNING BOARD ENDORSEMENT DO!
NOT CONSTITUTE A DETERMINATION (
CONFORMANCE UNDER ZONING.
NANTUCKET PL~NNING 80N
APPRO.YAL UNDER THE
SU DIVI~ON CONTROL LAW
NOT RE IRE
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TOWN OF NANTU'KET
NANTUc:KET IIEIIORIAl AIRPORT
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THE INNAllTANTS OFTHE TOWN OF NANT
NANTUCKET MEMORIAL AIRPOIIT
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
ZONING BOARD OF APPEALS
DEe 0 5 2005'
"'1!:'C: ~ ~
TOWN OF
I ~UCKET, MA
LIST OF PARTIES IN INTEREST IN THE MA TIER OF mE PETITION OF
PROPERTY o~EJq..hn... F.. :..TCl! ~.~J l..................
.. I
MAILrNG ~DDRESS..1. J... ..M......~.~ntr.~~t............... ...........
PROPERTY LdCATION..O.'?k~~.E~t'~'~'~:J..~t." 8 PI =* 2b98~-V
ASSESSORS MAPIPARCE{.... .'<:!.9...~.. .?q.,..~..~.. Z<J. :.'1.............
APPLICANT...... .~.~)".;;[~~...................................
<3,-q.srg-
SEE A TI ACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, Owners of
land direct I" opposite on any public or private street or way; and abutter.s of the abutters and all
other land owners within 300 feet of the. property Iirie 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 139-29D (2) _
..j)~.~.. .1.,.. .l&!..c:?
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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