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Home My WebLink About080-07 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 ofthe NANTUCKET ZONING BOARD OF APPEALS will be hel<t!t 1:00] P.M.. FRIDAY. SEPTEMBER 14. 2007. in the Conference Room, 2 FAIRGROUNDS ROAD, ') Nantucket, MA, on the Application of the following: NANTUCKET AELLA LTD. INC. 1.1 BOARD OF APPEALS FILE NO. 080-07 Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section l39-l8B(1) (Parking requirements - off-site) and Section l39-l8B(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. Four 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. Reliefis sought to allow off-site provision of the four 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 r4pU6/)1J~~- Michael J. O'Mara, C . an , THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. r l'lAl'lTUL~T LUNINlW HUAlUJ UJ;' APP.EALS 2 FAIRGROUNDS ROAD NANTUCKET, MASSACHUSETTS 02554 CASE NO. OJO~o7 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 Building Permit Nos: Previous Zoning Board Application Nos.: File No. 042-07 C ofO(s) Yes J ,) State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section ()f the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonco~'ormities: ) 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 four 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 infor knowledge, under the Applicant Attorney/Agent X lease enclose pr 0 f agency to bring this atter before the Board) FFICE USE Application received on: Complete: Need copies?:~ Filed with Town Clerk:K' /07 PI1mning Boar,-l. I ,I Buildiftg Depi.. I / By~~ Fee deposited with Town Treasnrer:~ J): W aiver reqnested?:~ Granted: 1_1_ Hearing notice posted with Town Clerk:-Z!.81 . Mailed:? /)1 d2 I&M:r/~fZ2 &!l5~ 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)(1) (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 of 24' for access and egress to the Premises and required parking. Applicant is seeking relief to be able to provide a shared driveway for Lots 7 A 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 vehicles 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 Town of Nantucket Web GIS - Printable Map Page 1 of2 Town of Nantucket Web GIS Prop ID Address Owner Sale Date Sale Price Book/Page Lot Size 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 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. Disclaimer 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:;p.nnr~nhir Tnfnrm.:::ltinn ~\/<:h::;,.m r(:;yc:;" rl.:::lt.:::lh.:::iC:::p ~~ J\/ ~. #\-- '>~ ~V V " 0 ~-~,- Town of Nantucket, Mass Map Composed http://host.appgeo . comlnantucketmalPrintabl eMap. aspx ?Preserve= Width&Map Width=864... 8/31/2 007 Town of Nantucket Web GIS - Printable Map Page 1 of2 Town of Nantucket Web GIS Prop ID Address Owner Sale Date Sale Price Book/Page Lot Size 67 14 4 BARTLETT RD NANTUCKET AELLA L TO INC C/O DOOLEY JOHN P JR 12 POLLIWOG POND RD NANTUCKET, MA 2554 01/17/1986 $90,000 00243/ 024 0.41 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. Disclaimer 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.;~f"\"rAnhir Tnfnrm.-::ltinn c:.\lc:.h~m rr:;yc:., rlAt.:::lh.:::lc:.jQ ,-., ~ ~-~ 1\ -~ k--~,~ .... \ , ~ '~.~<, c/ ~-~. Town of Nantucket, Mass Map Composed http://host. appgeo. comlnantucketma/PrintableMap. aspx?Preserve= W idth&Map Width=4 32... 8/3112007 t) ROAD 30 ft layoU , 120.25 MENT 6 n WIDE B'CYC~ p~ EASE/_ - ./ ;J / / l !:;. / ~. / ~.,~ ! ::y "--.... "--....6,3' i- "'- "--.... "--.... "--.... "--.... "--.... LOT 7 18,133 + SF BARTLETT (publ~C - - '<t "- N _ N ~ Q) -l a. < ~ ..... " S' Vj ~ '1-&r ~~ I!:Y t;ji;j ~ ~ Vj ~ ~ < \ \01 01 \ \+ 120.25' N/F LEONA~O~~.2CAMPANALE N.B. 18 33 ~ ~ Q;' Q..~ ~ S:! '? < * JrJ? .... ~* fo~ ~ ~ ~ < .:::.. ..... ~. g i.i:. '1-fi: '1-' 0 ....::t:. ~ fo/J ~ ~ U ~ < PLOT PLAN TO ACCOMPANY APPLlCA TlON 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::;tSSOR'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 ~ !"; 8~r' 2-1:3 fAt;!' 24 -- OUI1'ClLANI - _ __ IIMIIMDUAI.I .., WI, IVEUTt V. LAHB, JI.., ud ELIZABETH V. LAHB,. .01 '7 Or..... Str.et. ".~cut Town.aiI · .. OllMl9..~~lImll' r . .. ~for~........._ fa 6aU ~tbI 01 '90,000.00 grant to NANTUCKET AELLA LTD., INC., a N....chu..tta corpor.tion, . of 16 'ederd Street, N.ancucket, Na".Cbu.~tt. 02554.____ .......... ...... d>>~ib Nantucket Town and County, .Na...chu.ect.. .itu.te .t 4 Bartlett Io.d, and bounded and de.cribed a. follow., ~"Il<r- . r'",_1IfJ NOaTHElLY by Bartlett Road. 120.25 fe.tl by l.nd now or fOI'Mrly of 'eter I. Sylvia IUld Everett V. ta.b. 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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~:::) kYS~lM?t\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 S139-I6.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 accompanymg 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 ~ ~/ 2 ) ROAD 30 it layout . 120.25 TH EASEMENT 6 FT WIDE ~ P"'-. -/ - ./ jJ / / ( )[?' / ~. . / ~.,~ ~ I ;:y ~ q: Q..~ BARTLETT (publ~C - - -.t "- N _ N :.:: lD ...J a. ~ ~ .::::; S' G? ~ ~~ ~~ ItY !;ji;j ~ ~ G? ~ ~ ~ '-----.. '-----..6,) 'j. " '-----.. '-----.. '-----.. \ \en en \ \+ \ LOT 7 18,133 + SF 120.25' N/F LEONA~;~~.2CAMPANALE N.B. 18 33 '-----.. ~ S::' o ~ o ~~ ..... ,.(~ (o~. J$ ~ ~ ~ ~ ..... r;J' g ~ ~!i; "1-' (:j .....:]:;. ,.f (of:} ~ ;1 CJ ~ ~ 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::>ESSOR'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 ---------- BoA Form Jl5 {){) 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: JJR~\ A'S\\~ ~ I~ APPLICANT FOR RELIEF (SAME? ) : ADDRESS OF PROPERTY: 4 ~1?1\ ~~ 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, ~11 and Zoning Code Chapter l39.' ~139-29D(2)J. ta:.;/.. 't:A . ~ s c2001 ~,.tJ ~ te / As'sessor's Office Town of Nantucket ~NOTE: Applicant (Petitioner) should include with the lot for which zoning ~elief is sought, any commonly-owned abutting lots which might become Lnvolved in the zoning matter. List map and parcels for each abutter. .hJ~l''''''' q 'h.-,~ Submitted by Vaughan and Dale, P. C. D ate : --I::L~\, I ~ w::: .A::L Client: H~~ \LI~' t.JT'" .... '" o ,;.. )l>o >f:o, .r:- of>. .,.. "" ...... ...... I-" ...... I-' I-' ...... ...... I-' I-' ...... ...... ...... ...... I-' I-' I-' ...... ...... ...... ...... I-' ...... I-' ..... ...... I-' ,;.. ,;.. tllo "" ",. I-' ...... ...... I-' ...... I-' I-' t'4 o O1l11ln",.",.""""......I-'...............I-'I-'I-'I-'IJlIJllJ1IJl"",;.."".".oJlo,~oIlool:ooIl:ooWWl\Jj-IO""",.,p.""'WOOOOOOO 0 ................-.J-.J...J-..JI.O-..J-..J-.J-.J....,1-.JO\ln oIloWMl-"l.OWt.JlVt.Jt.J......O rt (Xl '" '" o ~ i ~ ~ '" 0< 0< o a ~ ~ .... .... g '" '" .., .., o 0 .... 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