HomeMy WebLinkAbout029-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: April 30,2007
To: Parties in Interest and. Others concerned with the Deci~n of~
the BOARD OF APPEALS in the Application of the foll~ing:
Application No.: 029-07
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Owner/Applicant: NIR RETAIL LLC
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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.
0\~~_,
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 APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Straight Wharf, Nantucket
Assessor's Map 42.2.4, Parcell & 15
Residential-Commercial
Lot 11, Land Court Plan 10222-E
Certificate of Title No. 21819
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, April 13, 2007, at 12:00 P.M., in the Conference Room at 2 Fairgrounds
Road, Nantucket, Massachusetts, the Board made the following Decision on the
Application in BOA File No. 029-07 of NIR RETAIL LLC of 10 Amelia Drive,
Nantucket, MA 02554 in connection with property known as Straight Wharf,
Nantucket, Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-9B(2)(0). Applicant proposes to convert the use of the
first floor of a commercial structure on Straight Wharf, currently used as a retail
establishment, to use as a take-out food establishment. The second floor of the
structure would continue to be used as an office and storage space ancillary to
the first floor use. In the alternative, Applicant argues that no relief is necessary
given the prior use of the structure. In addition, Applicant is seeking relief by
SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-33A
(alteration/ expansion of a pre-existing nonconforming structure/use), Section
139-18 (Parking), and Section 139-20 (loading zone) to waive any additional
requirements due to the change in use. To the extent necessary or in the
alternative, Applicant is seeking a MODIFICATION of the previous relief
granted in the Decisions in BOA File Nos. 005-89 and 007-03 that benefit the lot
but are for separate commercial structures.
The Premises are located at STRAIGHT WHARF, Assessor's Map
42.2.4, Parcels 1 and 15, Land Court Plan No. 10222-E, Lot 11. The property is
zoned Residential-Commercial.
3. Our Decision is based upon the Application and accompanying
materials, representations and testimony received at our public hearings. The
Planning Board made no recommendation finding that the Application did not
present any issues of planning concern. No abutter comment was received either
in favor of or against the application and there were no letters on file.
4. Applicant, through counsel, represented that the building adjacent
to the ferry loading ramp on Straight Wharf had been for many years used by a
business known as " Allserve" which provided food and supplies to boats in
Nantucket Harbor. The commercial space consists of approximately 385 square
feet on the first floor with approximately 310 square feet of space on the second
floor that has been used as an office and for storage ancillary to the first floor use.
A reduced copy of a plan showing the physical location of the building that is the
subject of this application labeled as "Locus", which plan is entitled "Portion of
1999 Survey of Straight Wharf", is attached as Exhibit A. The Zoning
Enforcement Officer stated at the hearing that this prior use was more of a retail
sales use than a take-out food establishment. The proposed tenant of the
building proposes to serve ice cream and hot dogs and may in the future serve
other food items that require minimal on site preparation. This proposed use is
clearly within the definition of a take-out food establishment under Section 139-2
(Definitions) of the Nantucket Zoning By-law. No change to the ancillary second
floor use or to the exterior of the building is proposed as part of this Application.
5. Applicant, through counsel, represented that Straight Wharf's
multiple commercial uses in multiple structures proximate to the Nantucket Boat
Basin and the Nantucket Harbor pre-date the 1972 enactment of the Zoning By-
law and over time the Board has permitted changes in uses to add take-out food
establishments (see the Decisions in BOA File Nos. 005-89 and 007-03) in existing
structures to those that already existed on the Wharf, one of which such
establishments has recently reverted to retail use. The Applicant proposed to
limit the hours of operation so that take-out food service would close at 10:00 PM
and to provide additional trash receptacles in close proximity to the building.
Any loading zone requirement for the take-out food establishment would be
accommodated in the well-established, existing loading zones that service the
other commercial businesses on Straight Wharf.
6. The Board considered the incremental impact of the proposed
change in use on the area in making this Decision. Given its location at the heart
of Straight Wharf and the limited menu, no additional automobile traffic or
parking demand would be created as the customers are likely to be pedestrians
who are already on the Wharf for other reasons. Therefore, based upon the
foregoing, the Board finds that the addition of a take-out food establishment to
Straight Wharf would be in harmony with the general purpose and intent of the
Zoning By-law, and the proposed change of the use of the Locus would not be
substantially more detrimental to the neighborhood than the existing use of the
2
structure. The Board also finds that compliance with the parking and loading
zone requirements would be physically impossible for the Applicant to provide
on site, and that a waiver of the required parking and loading zone would be in
harmony with the general purposes and intent of the By-law and not contrary to
sound traffic and safety considerations. A grant of relief would also be consistent
with similar relief granted for other property in the downtown commercial area
of the Town, and specifically for this property as noted above in the previous
Decisions. Given that the previous Decisions noted above for this property
affected uses in other structures on Straight Wharf rather than this specific
structure, no modification of the prior relief was found to be necessary.
7. Accordingly, by a UNANIMOUS vote, the Board of Appeals
GRANTS the requested relief by SPECIAL PERMIT pursuant to Nantucket
Zoning By-law Section 139-9B(2)( 0) for a take-out food establishment; pursuant
to Section 139-33A, to allow the alteration of the existing use of the building; and
pursuant to Section 139-18 and Section 139-20 to waive all required parking
spaces and loading zone in connection with the use of this building as a take-out
food establishment on the first floor with office and storage space ancillary
thereto on the second floor. Relief is hereby conditioned upon the following:
a. The take-out food establishment shall close no later than
10:00 PM without further relief from this Board; and
b. A minimum of two trash receptacles shall be provided, one
adjacent to the entrance to the building and one within 50
feet of the building.
8. In separate action, by a UNANIMOUS vote, the Board waived the
site plan review required under Nantucket Zoning By-law Section 139-23.
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OFAPPEALS will be held at 1:00
P.M.. FRIDAY. APRIL 13.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
NIR RETAIL LLC
BOARD OF APPEALS FILE NO. 029-07
The Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-9B(2)(0). Applicant proposes to convert the use of the first floor of the commercial
structure on Straight Wharf, currently used as a retail establishment, to use as a take-out food
establishment. The second floor of the structure would continue to be used as an office and storage
space ancillary to the first floor use. In the alternative, Applicant argues that no relief is necessary
given the prior use of the structure. In addition, Applicant is seeking relief by SPECIAL PERMIT
pursuant to Nantucket Zoning By-law Section 139-33A (alteration/expansion ofa pre-existing
nonconforming structure/use), Section 139-18 (parking) and Section 139-20 (loading zone) to waive
any additional requirements due to the change in use. To the extent necessary or in the alternative,
Applicant is seeking a MODIFICA nON of the previous r~lief granted in the Decisions in BOA File
Nos. 005-89 and 007-03 that benefit the lot but for separate commercial structures.
The Premises is located at STRAIGHT WHARF, Assessor's Map 42.2.4, Parcell and 15,
Land Court Plan No. 10222-E, Lot 11. The property is zoned Residential-Commercial.
(2(~~NL--
Nancy J. Sevrens, C . an
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. () u9---oJ
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): NIR Retail LLC
Mailing address: P.O. Box 1139, Nantucket, Massachusetts 02554
Applicant's name(s): Same
Mailing address:
Locus address: Straight Wharf Assessor's Map/Parcel: 42.2.4 - 1 & 15
Land Ct. PI. No. 10222-E Lot:!L Date lot acquired: 6/22/05 Cert of Title: 21819 Zoning District: RC
Uses on Lot - Commercial: None_ Yes (describe) retail, marina and office
Residential: Number of dwellings_Duplex
Apartments X
Rental Rooms
Building Date(s): All pre-date 7/72? or C ofO(s)?
Building Permit Nos: 324-73,325-73,746-78,5997-88,8837-92,8842-92,19-02 (for this building)
Previous Zoning Board Application Nos.: 005-89 (for fish market building); 007-03 (Tavern Pizza buildin~
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:
See attached addendum.
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I certify that the information contained herein is substantially complete and true to tlW best of my
knowledge, under the pains and penalties of perjury. w
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SIGNAT;RE: Applicant Attorney/Agent_X_
(If not owner or owner's attorney, please enclose pro f of agency to bring thi atter before the Board)
Application received on3;B_& By: FO 0
Filed with Town Clerk:?;r-i!!'i.JrS] nn' : . 1 ,,1_ Building Dept.:_I-" B.
Fee deposited with Town Treasurer:~ 61y: ~aiver requested?:_Granted: 1_1_
Hearing notice posted with Town Clerk: ~ailed:!!;J"tIiI6&M3iZ!(lr!l & 'fj(' 1
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:-"_I_ Withdrawn?:_I__
DECISION DUE BY: 1 1 Made: 1 1 Filed w/Town Clerk: 1 1
Mailed: 1 1
DECISION APPEALED?: 1 1
SUPERIOR COURT:
LAND COURT
Form 4/03/0~
..
Addendum
Straight Wharf - AIlserve Building
Applicant requests a Special Permit to allow a take-out food establishment to be
conducted in a portion of one of the buildings on Straight Wharf (the "premises")
pursuant to Section 139-9B(2)(0), a waiver of any additional parking and loading zone
that would be required in connection with that use pursuant to Section 139-18B and 139-
2OC, and relief pursuant to Section 139-33A to alter the preexisting nonconforming
structure and uses.
The building is located on Straight Wharf as shown on the attached plan and
currently is utilized for retail, including take-out foods, uses and restroom uses. The
applicant now proposes to utilize the portion of the first floor of the building previously
occupied by Allserve (indicated in green on the attached plan and shown on the
attached floor plans) to a take-out food establishment. A sample menu for the new
tenant is attached. The second floor of the building will continue to be used as office
and storage ancillary to this first floor use.
This sort of seasonal take-out food establishment use is consistent with the other
uses on Straight Wharf, and the prior use of the space by Allserve (see historic menus
from Allserve also attached). Given this prior use by Allserve, in the alternative,
Applicant submits that the new tenant's proposed use in not a change that requires
relief.
No on-site parking is proposed and none can be provided. The proposed take-
out food establishment will serve existing pedestrian traffic on Straight Wharf and will
not increase the number of people utilizing the Wharf. There are readily accessible
public loading zones in the immediate neighborhood that will service the premises
adequately.
Given that there are no exterior changes proposed, the Applicant requests that
the Minor Site Plan Review provisions of Section 139-23 be waived. To the extent
necessary, the Applicant requests that the Board modify the previous relief granted in
the Decisions in BOA File Nos. 005-89 and 007-03 which also benefit the lot but apply to
separate commercial buildings and uses.
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
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Sale Date
Sale Price
Book/Page
Lot Size
42.2.4 1
STRAIGHT WF
HESS WALTER R TR
SHERBURNE
ASSOCIATES R T
PO BOX 359
NANTUCKET, MA 02554
02/25/1987
$0
C0012/975
1.45 acres
.
NOT A LEGAL DOCUMENT
a
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Djs.c.I<l.lme.r The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the sUitability for individual needs.
All information is from the Town of Nantucket
r::~()nr~nhir Tnfnrm~tinn <:;'\/<:tpm (r::Te;, r1~t~h~<:p
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Town of Nantucket, Mass
Map Composed
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-------------
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
42.2.4 1
STRAIGHT WF
HESS WALTER R TR
SHERBURNE
ASSOCIATES R T
PO BOX 359
NANTUCKET, MA 02554
02/25/1987
$0
C0012/975
1.45 acres
.
NOT A LEGAL DOCUMENT
<.:::)
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Dis.claimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responSible for
determining the SUitability for individual needs.
All information is from the Town of Nantucket
r::~nnr~nhir Tnfnrm;:ttinn c::.vc:::t,::r.m (r::Te::.' rl~t.::\h;:::lC;::,::r.
~~~
~~~
Town of Nantucket, Mass
Map Composed
http://host.appgeo .comlnantucketma/PrintableMap.aspx ?Preserve= Width&Map Width=7 3 3... 3/2612007
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Nantucket
Ice Cream Company
Temporarily at
899 Main St.
Cambridge, Ma. 02139
617 491-5877
gus@tosci.com
March 5,2007
Mr. Henry Hwyner
New England Development
Nantucket, Ma.
henryhwyner@nedevelopment.com
Dear Mr. Hwyner,
Michael Segalini and I have worked up the following outline of a menu. We would be open from HAM to 10PM, seven days
a week. We would sell steamed hot dogs and 12 flavors of extraordinary ice cream. We will also sell bottled water. The menu
is deliberately simple.
Veggie dog
Nantucket dog
Kosher dog
We will sell our own ice creams and sorbets and yogurts, in cups, cones and pints.
Lemon Vanilla
Hot Chocolate Cold
Bobby Oreo
Childrens' Beach (mixed candies)
MadagetMocha
Nuts over Nobadeer (a Rocky Road)
Iced Coffee
Private Jet Cookie Dough
Caramel Break
Sand Bar KhuIfee (with almonds, pistachios and cardamom)
Dark & Stormy (Chocolate-Raspberry)
Outdoor Beachfruit Sorbet (Strawberry-Blueberry)
Toscanini's has hundreds of flavors that have already been developed, and we have access to those. We think the flavors
should evoke the very nice things about summer on a New England island.
Sincerely,
Gus Rancatore
Michael Segalini
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
Jor\IJo( d"f , 2003
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
Application No.: DDj-()3
Owner/Applicant: ~ her'b cJ{"hF Nib C l'r:l. Tes;.
~~Trus:tiOU)()er ~,,& r)l, {il'~h Crrrl
~ e$ee-
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.
~ ~Ct~~ J;,QzA4:?'~
~~~ i ,! c.)("'-ens) Chairman
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)
I
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 42.2.4, Parcell
Straight Wharf
Residential-Commercial
Land Court Plan 10222-E
Lot 11
Certificate of Title No. 12975
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, held on Friday, January lO, 2003, 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 SHERBURNE ASSOCIATES REALTY TRUST,
as Owner, and MIDISH CORP., as Lessee, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket,
Massachusetts 02584, File No. 007-03:
\
2. The applicants, Midish Corp. as lessee and Sherburne
Associates Realty Trust as owner, are seeking relief by SPECIAL
PERMIT under Nantucket zoning By-law ~139-33.A (alteration or
extension of a pre-existing nonconforming structure or use). The
applicants propose to change the use of a nonconforming building
on Straight Wharf, from use as two retail stores to use in the
alternative as one retail store and one take-out food
establishment, with ancillary storage, both operated by the same
lessee. To the extent necessary, relief by SPECIAL PERMIT is
also sought under ~139-18.A(2) for relief from on-site parking
requirements, and under ~l39-20.C for relief from the on-site
loading zone requirement. No on-site parking or loading zone
exists at present, and none can be provided. Parking requirement
for the present uses are calculated at l4 and l4 are required for
the proposed uses. The subject property (the "Locus") is
nonconforming as to side yard setbacks, parking, and loading
zone. No change in footprint or massing is proposed under this
application. The structure is actually attached on the second
floor level to the structure that now contains the restaurant
business known as "The Tavern", and the applicant, Midish Corp.,
is the lessee and operator of that business. The subject
building is situated on Straight Wharf, to the The Premises is
located on STRAIGHT WHARF, in the building currently located to
the northeast of the Tavern Restaurant, to the north of the
bandstand and to the east of the structure currently used by
Provisions, Assessor's Map 42.2.4, Parcell, Land Court Plan
10222-E, Lot ll. The property is zoned Residential-Commercial.
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 matter of planning concern
was presented. Except for the applicants' presentation, there
1
was neither support nor opposition presented at the public
hearing.
4. As presented by the applicants and their counsel, the
applicant, Midish Corp., is and has been for some time the lessee
and operator of "The Tavern" restaurant on Straight Wharf.
Midish Corp. now proposes to lease the first floor of the
adjacent building, connected on the second floor to the building
housing The Tavern and separated from that building by a
pedestrian walkway at ground level, for uses consisting of a
take-out food establishment, a retail store, and ancillary
storage. At present, the uses on the first floor of the building
consist of two separate retail units, which have been used over
the years by one or two tenants. The second floor of the
building, including the connector to The Tavern, is used for
residential purposes and will remain unchanged. The subj ect
structure is nonconforming as to side yard setback, being
situated less than one foot from the southwesterly side yard lot
line, and the configuration of the building will remain
unchanged. No parking spaces, and no loading area, are provided
for the uses now existing or proposed, and there is no location
upon the Locus where these could be provided. Parking
requirements for the present commercial uses in the subject
building consist of 13 spaces (11 for about 2200 square feet of
retail use, and two for employees of the two retail
establishments, each of which could have up to four employees.
Parking requirements for the proposed commercial uses in the
building also consist of 13 spaces (five for the take-out food
establishment, seven for about l,380 square feet of retail use,
and one for a total of up to four employees for the combined
business, as the applicants represent that employees will work
simultaneously in the take-out food business and the retail
store I moving back and forth between the two as needed). A
reduced copy of a plan showing the physical location of the
subject building, which (including The Tavern) is shown thereon
as Building #54, being a plan by Harry R. Feldman, Inc., dated
December 13, 1999, is attached hereto as Exhibit A.
5. One issue was raised, as to whether the Board of Appeals
should also grant a Special Permit under ~l39-9.B(2) (0) for the
use as a take-out food establishment, notwithstanding the fact
that neither the application nor the public notice expressly
referred to the need for such a Special Permit. However, in the
light of the fact that the public notice did expressly refer to
the proposed new take-out food use in the context of the request
for parking relief, and that the applicants represented that they
had written letters to all neighbors on the abutters' list
describing the proposed uses, the Board of Appeals determined
that adequate notice had been given for the Board to be able to
grant such relief.
6. Based upon the foregoing presentation, the Board of
Appeals made the following findings:
2
(a) Under ~l39-30.A(1), that the proposed uses would
be in harmony with the general purpose and intent of the By-law;
(b) Under ~139-33.A(4), that the alteration of the
commercial use in the dimensionally nonconforming structure would
not be substantially more detrimental to the neighborhood than
the present nonconformity of the structure, and noted that the
Premises is located in a downtown commercial area and the uses
would be consistent with those in the immediate area;
(c) Under ~l39-18.B(2), that the granting of Special
Permit relief waiving parking requirements would be in harmony
with the general purpose and intent of the By-law, and that
compliance with the parking requirements of ~139-18 would be
physically impossible for the applicants to provide, and the
structure is located in an area with restricted vehicular access;
and
(d) Under ~139-20.C, that the granting of Special
permi t relief from off - street loading requirements would be in
harmony with the general purpose and intent of the By-law, and
that the provision of off-street loading facilities as required
under the By-law would be physically impossible for the
applicants to provide.
7. On the basis of the foregoing findings, the Board of
Appeals voted UNANIMOUSLY to GRANT relief by SPECIAL PERMIT
subject to the conditions set forth in Paragraph 8 of this
Decision, as follows:
(a) Under ~l39-9.B (2) (0) for
establishment with one take-out station;
a
take-out
food
(b) Under ~l39-33.A(4), for the alteration of the
commercial use in a dimensionally nonconforming structure;
(c) Under ~139-18.B(2), waiving all parking
requirements for the proposed uses in the structure; and
(d) Under ~139-20.C, waiving the provision of off-
street facilities for the proposed uses in the structures.
8. The relief hereby granted is upon the condition that the
closing time for the take-out food establishment shall be not
later than that for The Tavern restaurant.
9. Nothing herein shall be deemed to prevent the use of the
first floor of the subject structure from reverting to two retail
stores as previously used without further relief from this Board,
in lieu of the uses allowed by the Special Permit relief granted
hereunder.
3
(007-03)
Dated: January Jr, 2003
F,\WpU-Z\WINTHROp\Straight Wharf\Midish ZBA DEe_doc
~CA
.~
Edward C. Murphy
4
y ~~. vt
LOT ..
LCC 10222 C
N/F
OLD NORTH WHARF TRUST
LOT J
LCC 10222 C N 69'52'49- E
x
'-,'--. "-
N/F
JOSePH S, MONTGOMEI?Y
sa: DOCUMENT /16695
DOC. 180492 .
10' WIDE VEHICULAR cf:
PEDESTRIAN ACCESS EASEMENT
#20
N/F THE
NANTUCKE:T ISLAND
PRODUCTS
~COMPANY. INC.
LOT 11
L.C.C. 10222 E
AREA = 77,669 S.F.
LST 1.783 ACRES
~ Q ASSESSORS REFERENCE
~R 42.2.4-1
-4
o~
:IE :::.:
d.
z.._.
c; (.
r
I'T1
;o!
~>-.
S 74'05'1 - W
STRAIGHT WHARF I
(VARIABLE WIDTH, PUBLIC)
BRICK SIDEWALK
. VGC
LOT 1
L.C.C. 13642 C
ti
9:
Q:j
N/F
WINTHROP NANTUCKE:T NOMINEE TRUST
PLOT PLAN
BUILDING #54
STRAIGHT WHARF
SHOWING A PORTION OF LOT 11
NANTUCKET, MASS
SCALE: 1-=20' DECEMBER 13, 1999
HARRY R. FELDMAN, INC. LAND SURVEYORS
112 SHAWMUT AVENUE BOSTON, MASS 02118
PHONE: (617)357-9740
RESPRCH .....
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NANTUCKET ZONING
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Feb.ruary'.:21 , 1989
File No. 005-89
To: Parties in interest and others
Re: Decision in the Application of
JOHN F. GIFFORD, LESSEE AND SHERBURNE REALTY ASSOCIATES, OWNER
Enclosed is the decision of the Board of Appeals which has
this day been filed with the Nantucket Town Clerk.
. -,.;. - _..,-.--..,...."'-..,....
An appeal from this decisiQri~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 court within twenty (20) days after this
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.
u~-/?~
william R. She:rIl1an, Chairman
cc: Building commissioner
Planning Board
Town Clerk
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS
DECISION:
The BOARD OF APPEALS, at a public hearing held on Friday,
February 10, 1989, at 1:00 P.M., at the Town and County Building,
Broad Street, Nantucket, made the following Decision upon the
Application of SHERBURNE ASSOCIATES REALTY TRUST, Owner and Lessor,
and JOHN F. GIFFORD, Applicant and Lessee (005-89).
1 '. Appl icant requests a SPECIAL PERMIT under Nantucket Zoning
By-law Section 139 -18. G ( Waiver, Off -street Parking) to enable
alteration of existing space in Applicant's fish market for use
as a separate shop for the sale of ice cream products. One
addi tional take-out food station with no interior seating wi 11
result. There will be no alterations in the existing footprint
of the building; minor exterior alterations are proposed. The
premises are located on STRAIGHT WHARF (Assessor's Parcel
42.2.4-001), Land Court plan No. 10222-A, and are zoned
RESIDENTIAL-COMMERCIAL.
2. The Board's findings are based upon the application
papers, including Land Court Plan No. 10222-A, site plans and
floor plans showing the present and proposed structure, viewings,
and testimony and representations received at the public hearing.
3. The premises are located on a parcel of land known as
Straight Wharf. The premises currently house Appl icant' s fish
market. Also located upon Straight Wharf are a variety of other
commercial structures and residential dwellings. No parking is
provided for any of these uses. These uses and structures upon
Straight Wharf predate the enactment of the Nantucket Zoning
By-law in 1972, fA Ml4<j Il-tJ/iiH c.e$ < I:'
4. Applicant proposes to convert a portion of the premises
now used for the fish market to a separate shop for the sale of
ice cream products. The interior floor plan of the existing
structure wi 11 be altered to accommodate this new shop. The
footprint of the existing structure will not be altered. The
only exterior changes to this structure will be construction of
one exter ior door, relocation of certain mechanical equipment,
and erection of fencing to screen existing and relocated mechanical
equipment. The proposed ice cream shop will house one interior
take-out food station. There wi 11 be no interior seating and no
exterior food service.
5. Applicant currently employs a maximum of eight employees
per shift at the fish market and proposes to employ a maximum of
two employees per shift at the ice cream shop. Applicant proposes
to have the ice cream shop open from approximately 10:00 A.M. to
10:00 P.M.
6. The proposed ice cream shop will serve existing pedestrian
traffic on Straight Wharf and will not increase the number of
people visiting Straight Wharf. As a result, no additonal parking
problems will be created in the area.
7. The Board finds, that in addition to the requested
relief under Zoning By-law Section 139-18.G, relief under Zoning
By-law Section 139-33.A (Alteration of Preexisting Nonconforming
Structure and Use) is required and that such relief may be granted
in connection with this Appl ication. This Board further finds
that the granting of the requested relief is in harmony with the
general purposes and intent of the By-law, that the proposed
al teration wi 11 not be substantially more detrimental to the
neighborhood than the existing use, and that the provision of
off-street parking as required by the By-law is physically impossible
for Applicant to provide.
8. No objections to the Application were made at the public
hearing.
9. Accordingly, this Board, by UNANIMOUS vote, hereby grants
relief under By-law Sections 139-18.G and 139-33.A by SPECIAL
PERMIT to permit Applicant to alter existing space in Applicant's
fish market for use as a separate shop for the sale of ice cream
products and to make the changes to the premises as set forth in
the application, expressly upon the following terms and conditions:
(a) The maximum hours of operation of the ice cream
shop shall be from 10:00 A.M. to 10:00 P.M.;
(b) No inter ior seating shall be provided in the l.ce
cream shop;
(c) The l.ce cream shop shall have only one take-out
food station; and
(d) The total number of employees working in both the
f ish market and the ice cream shop shall be 1 imi ted to ten
employees per shift.
Da ted, ~.J--u>>j ;?/, 1 989
~-~
i'-~~ . - -~..-
William R. Sherman
C~~;~B~a~\~-
U1f/fIfJrLtv.;-
1
'7
-2-
.TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
February 21
, 1%9
CERTIFICATE OF GRANTING OF~KaX~K~Ex~X~X~~ SPECIAL PERMIT
(Massachusetts General Laws, Chapter 40A, Section 11)
The BOARD OF APPEALS of the Town of Nantucket hereby certifies
t hat a 1:KH:Xlni)f>>X~ S pee i alP e r m it has bee n g ran t e d :
To: John F. Gifford, Lessee and Sherburne Realtv Associates, Owner
(005-89) (Owner/Applicant)
Address: Straioht Wharf, Nantucket, MA
02554
rights of the Owner/Applicant with respect to land or
straiqht Wharf, Assessor's Parcel 42.2.4-001
Deed Reference___
affec'ting -.the
buildings at
And the BOARD OF APPEALS further certifies that the attached Decisj
is a t rue and cor r e c t cop y 0 fit s De cis ion g ran tin g the ~ocecXOCrx:a:tcOCI(X)
Special Permit and that copies of the Decision and of all plans referre(
in the Decision have been filed with the Planning Board and the Town Cl(
The BOARD OF APPEALS calls to the attention of the Owner/Applicant
that General Laws, Chapter 40A, Section 11 (last paragraph) provides
that no X~~~ Special Permit, or any extension, modification (
renewal thereof, shall take effect until (a) a copy of the Decision is
certified by the Town Clerk that twenty days have elapsed after the
Decision has been filed in the office of the Town Clerk and no appeal h;
been filed (or, if such appeal has been filed, that it has been dismissl
or denied) and (b) the certified copy is recorded in the Registry of De
for the County of Nantucket and indexed in the grantor index under the
name of the Owner of Record or is recorded and noted on the Owner's
Certificate of Title. The fee for suclJ-r~inB or reBisterJing shall
be paid by t:: Owner/Applicant. .~ ~
~//c~/ ~ eJ ~
Chairman Clerk
1t
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Of)
PH1LBRICI< AND AVERY LLP
P.O BOX 148
ZERO M,ll.lf\i" ," q, 2ND FLOOR/
t\JAt;", _. rJ1.^ 02554
Town of Nantucket
ZONING BOARD OFAPPEALS
LIST OF P A.R TrES IN INTEREST IN THE MATTER OF THE PETrTrON OF
PROPE~TY OWNER....... ..N .(f\.... fu~.. ~.~~.................... '"
MAILfNGADDRESS.. q'D.J1d.~.':~~~.. f-.~,,:;cY""""""""""''''''''
PROPERTY LOCATION...... ~~,.0.-.t.. .~kI!;~~f... ......... ... .... ...
ASS ESSORS MAP/PARCEL. .~1 !:"..~:. .It 1/..... .0;'0.4.... f.~:.?: .'!/!~-::........
APPLICANT...... ./Y.. fee... ~d... ?.l::..~... .............................
PHILBRICK AND AveRY LLP
POBOX 148
ZERO MAIN' STREET. 2ND FLOOR
NANTUCKET, MA 02554 SEE ATTACHED PAGES
I cerci fy 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
(he most recent applicable tax list (M.G,L. c. 40A, Section II Zoning Code Chapter 139.
Section 139-290 (2)
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DATE
ASSESSOR'S OFFICE
Town of Nantucket
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