HomeMy WebLinkAbout075-07
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 OF APPEALS will be held at 12:00
P.M.. FRIDAY. AUGUST 10.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
NANTUCKET AELLA LTD. INC.
BOARD OF APPEALS FILE NO. 074-07
Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
Section 139-18B(1) (Parking requirements - off-site) and Section 139-18B(2) (Parking requirements
-aisle width). Lot 7A (the locus) is currently improved with an existing commercial office structure
with up to four separate offices. The parking requirement for the uses is twelve spaces. Applicant
would provide nine conforming spaces, including a handicap accessible space, on site. Three
conforming parking spaces would be provided on immediately abutting vacant lot 7B to the east of
the locus. The property was recently divided into conforming Lot 7 A and 7B by Approval Not
Required plan endorsed by the Planning Board in File No. 7036, and filed at the Nantucket Registry
of Deeds as Plan No. 2007-35. Relief is sought to allow off-site provision of the three parking
spaces and to share the 24- foot aisle width and access off of Bartlett Road for the two lots. The
property is also benefited by a previous grant of Special Permit relief in BOA File No. 042-07 that
validated an unintentional side yard setback intrusion of two sets of rear steps on the two-story office
building that was constructed in 1986. In all other respects the lot and structure are conforming to the
dimensional requirements of the Zoning By-law.
The Premises is located at 4 BARTLETT ROAD, Assessor's Map 67, Parcel 14, Plan Book
22, Page 14, Lot 7, and shown as Lots 7A and 7B on Plan No. 2007-35. The property is zoned
Residential-Commercial- 2.
j
\ -
'Michael J. O'Mara, C ai
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURmER
INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
CASE No6/Y.-()L
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Nantucket Aella Ltd., Inc.
Mailing address: C/O Vaughan, Dale and Hunter, P.C., POB 659, Nantucket, MA 02554
Applicant's name(s): Same
Mailing address: C/O Vaughan, Dale and Hunter, P.C., POB 659, Nantucket, MA 02554
Locus address: 4 Bartlett Road Assessor's Map/Parcel: 67/14
Land Court Plan/Plan Book & Page/Plan File No.: Plan No. 2007-35 Lot No.: Lots 7A & 7B
Date lot acquired: 1/16/86 Deed Ref.: Book 243, Page 24 Zoning District: RC-2
Uses on Lot - Commercial: Yes (describe) Offices
Residential: Number of dwellings: 0
Building Date(s): All pre-date 7/72? No or
C ofO(s) Yes
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Building Permit Nos:
Previous Zoning Board Application Nos.: File No. 042-07
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:
The Applicant, Nantucket Aella Ltd, Inc., requests Special Permits pursuant to Section 139-18(B)(l) (Parking
requirements off-site) of the Nantucket Zoning By-law and pursuant to Section 139-18(B)(2) (Aisle width) to allow a shared
driveway with a total width of24' for access and egress to the Premises and required parking. Applicant is seeking relief to
be able to provide shared driveway for Lots 7 A and 7B and to provide off-site parking for three vehicles required for Lot
A's existing two story wood framed office building.
PLEASE SEE ADDENDUM AND PARKING CALCULATIONS, ATTACHED HERETO
I certify that the info mation contained herein is substantially complete and true to the best of my
knowledge, under the pains a enalties of perjury.
SIGNATURE: Applicant Attorney/Agent X
(If not owner or owner' attor ey, please enclose p oof of agency to bring this matter before the Board)
FQ~ 'IIlA. OFFICE USE
Application received on: By: L,VLX.J---> Complete: If....iJ Need copies?: ~)
Filed with Town Clerk:2/l- )/ct]Plannitlg Buard:_1 1_ Build;ng Dept.._I_22 By()tfiV
Fee deposited with Town Treasurer':~ib? /r;!L By: 7ifiaiver requested?:_ Granted:_/ _/_
Hearing notice posted with Town Clerk:=:2/07/o?Mailed:/ /32/!5lI&M: Q2atZl & f7.c,js:[2
Hearing(s) held on:_/_/_ Opened on:_/_/_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY: / / Made: / / Filed w/Town Clerk: / / Mailed: / /
--- --- --- ---
DECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM
The Applicant, Nantucket Aella Ltd, Inc., requests Special Permits pursuant to
Section 139-18(B)(l) (Parking requirements off-site) ofthe Nantucket Zoning By-law
and pursuant to Section 139-18(B)(2) (Aisle width) to allow a shared driveway with a
total width of24' for access and egress to the Premises and required parking. Applicant
is seeking relief to be able to provide a shared driveway for Lots 7A and 7B and to
provide off-site parking for four vehicles on Lot B otherwise required for Lot A's
existing two story wood framed office building. The property is located at 4 Bartlett
Road, ("hereinafter the Property"). The Premises is shown as Lots 7 A and 7B on an
Approval Not Required Plan of Land in Nantucket, Massachusetts, Prepared for
Nantucket Aella, LTD., Inc., dated 5/14/07 and recorded with the Nantucket Registry of
Deeds as Plan No. 2007-35.
The Premises is located in the Residential Commercial-2 (RC-2) Zoning District.
Both lots conform to the dimensional requirements of Nantucket Zoning By-law. Lot
"A" is improved by a two story wood frame office building while Lot "B" is vacant.
The Applicant is seeking relief to be able to provide off-site parking for three
vehi~les otherwise required for the Lot "A" office building. The four spaces shall be
provided on Lot "B" adjacent to the east of the Premises and immediately proximate to
the office building. Lot "B" is currently vacant. Please see Parking Calculations,
attached.
A single 24' wide driveway easement would benefit the two lots resulting in a
single curb cut for the two properties.
Both Lots "A" and "B" conform to all requirements of the RC-2 Zoning District,
including frontage, each having frontage on Bartlett Road in excess of the 40 feet
required in the District.
Applicant's request is meritorious and the relief requested may be granted without
derogating from the health, safety, convenience, morals and general welfare of the
inhabitants of neither the Town of Nantucket nor the Purpose of the By-Law.
The Applicant respectfully requests that the Board grant it the requested Special
Permit.
1
2.
4.
PARKING CALCULATIONS
1.. Two-story office building on Lot "A":
Four offices of about 1,568 SF first floor/about 846 SF second floor
for a total of about 2,414 SF of commercial space at 1 / 200 SF:
Ancillary basement storage of about 1250 SF at 1/900 SF:
Total spaces currently required:
Total parking spaces provided on site:
3.
Total parking spaces provided on immediately abutting Lot "B":
Total parking spaces dedicated for the office uses on Lot "A":
5. Lot "B" is currently a vacant lot and has not parking requirements to date
12 spaces
1 space
13 Spaces
9 spaces
4 spaces
13 spaces
Town of Nantucket Web GIS - Pnntable Map
Page 1 ot 1..
Town of Nantucket Web GIS
I
Prop ID
Address
Owner
67 14
4 BARTLETT RD
NANTUCKET AELLA L TD
INC
C/O DOOLEY JOHN P JR
12 POLLIWOG POND RD
NANTUCKET, MA 2554
01/17/1986
$90,000
00243/ 024
0.41 acres
Sale Date
Sale Price
Book/Page
Lot Size
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.
DJs.(;!g.i!Jl~I 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
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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
Prop ID
Address
Owner
67 14
4 BARTLETT RD
NANTUCKET AELLA L TD
INC
C/O DOOLEY JOHN P JR
12 POLLIWOG POND RD
NANTUCKET, MA 2554
01/17/1986
$90,000
00243/ 024
0.41 acres
Sale Date
Sale Price
Book/Page
Lot Size
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.
QjS.CLalOJJOL 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:;pf"lnr;::mhir Tnfnrm.::!otinn ~\I<::tj:3m {r:;T~' rl~t~hAC:P
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Town of Nantucket, Mass
Map Composed
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: June
, 2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
042-07
Owner/Applicant: NANTUCKET AELLA LTD., INC.
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~=~) ~YS~1'(/)c-'\1
Nancy J. Sevr ns, C alrman
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
Assessor's Map 67, Parcel 14
4 Bartlett Road
Residential-Commercial- 2
Plan Book 22, Page 14
Lot 7
Deed, Book 243, Page 24
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, May 11, 2007
at 1:00 PM, in the Conference Room, in the Town Annex Building, 2 Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following Decision on the application of
NANTUCKET AELLA LTD., Inc., of Box 702, Nantucket, Massachusetts 02554, Board of
Appeals File No. 042-07:
2. Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
S 139-16.C(2) to validate an unintentional setback intrusion of not greater than five feet and no
closer than four feet from a lot line. The lot is improved with a two-story office building that was
constructed in 1986 pursuant to a validly issued building permit. The structure itself is
conforming to all dimensional requirements of the Zoning By-law. However, the two separate
sets of steps on the northwesterly rear side of the structure intrude into the required five-foot side
yard setback area, and are sited as close as 4.2 feet from the lot line. In all other respects the lot
and structure are conforming to the dimensional requirements ofthe Zoning By-law.
The Premises is situated at 4 BARTLETT ROAD, Assessor's Map 67, Parcel 14, is
shown upon plan recorded with Nantucket Deeds in Plan Book 22, Page 14 as Lot 7. The
property is zoned Residential-Commercial 2.
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 matters of planning concern were presented. Except for the
presentation by the Applicant's representative, there was no support or opposition presented at
the public hearing and there were no letters on file.
4. Applicant, through legal counsel, stated that the commercial office building at issue was
constructed in 1986 pursuant to validly issued Building Permit No. 4585-86, and subsequently
1
the owner applied for and received Certificate of Occupancy No. 4585-86 ("CO") issued the
same year without comment as to the side yard setback intrusion as "as-built" surveys were at
times not required to receive a CO. However, though the structure itself is conforming as to the
five-foot side yard setback requirement and constructed about six feet from the northwesterly
side yard lot line, a portion of the two sets of rear steps were sited as close as about 4.2 feet from
said lot line. Applicant explained that the siting of the building evidently did not take into
account the steps that were required to access the two doors on the rear of the structure that
provided a second means of egress for the offices on the first floor. Applicant is asking the
Board to validate the steps by special permit and as the steps were constructed prior to 1990, no
reliance on a surveyor is necessary, so long as the encroachment was not closer than four feet
from the lot line and not more than five feet into the required setback area. The structure had
existed in this configuration for about 21 years without incident or comment and the
encroachments of the steps were thus protected from enforcement action under the curative
provisions in M.G.L. c. 40A, Section 7. However, the steps remain noncomplying without a grant
of special permit relief and could pose a problem if further alterations or expansion are sought for
the building and uses.
5. Therefore, based upon the foregoing presentation, the Board of Appeals, by
UNANIMOUS vote, finds that the setback intrusions were unintentional and done prior to 1990,
were not greater than five feet into a setback area and not closer than four feet to a lot line, and
that the burden of correcting the intrusions substantially outweigh any benefit to an abutter of
eliminating the intrusion.
6. Accordingly, by UNANIMOUS vote, the Board of Appeals GRANTS the requested relief
by SPECIAL PERMIT pursuant to Nantucket Zoning By-law S139-16.C(2) in order to validate
the unintentional side yard setback intrusion, with the two rear steps being sited as close as about
4.2 feet from the northwesterly side yard lot line, based upon the following condition: '
a. The siting of the rear steps of the structure shall be as substantially shown on the
"Plot Plan to Accompany Application to the ZBA", done by Robert A. Emack,
Professional Land Surveyor, dated March 15,2007, a copy of which is
attached hereto as Exhibit A;
7. In separate action, by a UNANIMOUS vote, the Board waives the site plan review
required pursuant to Nantucket Zoning By-law S 139-
Dated: June ~, 2007
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PLOT PLAN TO ACCOMPANY
APPLICATION TO THE ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1 "=30' DATE: MAR 15, 2007
DEED REFERENCE: DBK 213, PG 24
PLAN REFERENCE: PLBK 22, PG 14
AS::iE'SSOR'S REFERENCE:
MAP: 67 PARCEL: 14
PREP ARED FOR:
NANTUCKET AELLA LTD., INC.
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J- 833
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BoA Form
J/5 of)
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
2-89
RECEIVED
BOARD OF ASSESSORS
JUN 0 4 2007
TOWN OF
NANTUCKET, MA
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER: J:lA~( A~\\t\ \1SJ l~
APPLICANT FOR RELIEF (SAME? ) :
ADDRESS OF PROPERTY: 4 ~'E1\ ~S)
ASSESSOR'S MAP - PARCEL: ~ _ ~
LIST OF PARTIES INCLUDING ADDRESSES
* (OR SEE ATTACHED~):
*
*
I certify that the foregoing (or the attached ) lists all persons,
natural or legal, 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 three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~ll and Zoning Code
Chapter 139, li139-29D(2)]. A . . d. .rA i
~ s,.:2001~.J.,i1-__~
te / . As'sessor's pffl.ce
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
Submitted by Vaughan and Dale, P. C.
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