HomeMy WebLinkAbout027-08 Keane/Montgomery
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NANTUCKET, MASSACHUSETTS 02$54
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Date:
August 28,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No.:
027-08
Owner/Applicant:
John A. Keane and Caroline Montgomery
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.
%I! 1 Dk C'1i6)
Michael J. O'Mara, Chair.man
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
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Assessor's Map 42.3.1, Parce110.1
4 East Chestnut Street, Nantucket
Plan Book 20, Page 37, Lot 4
Deed: Book 874, Page 30
RC-DT
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1. At a public hearing of the Nantucket Board of Zoning Appeals on Friday, May 9,
2008, at 1 :00 P.M., at 2 Fairgrounds Road, Nantucket, Massachusetts, and at the continued
public hearing on Thursday, June 12,2008 at 1 :00 P.M., the Board made the following decision
on the application of JOHN A. KEANE and CAROLINE MONTGOMERY of 43A Pleasant
Street, Nantucket, Massachusetts, File No. 027-08:
2. The Applicants request a modification of the Special Permit relief granted in File
No. 023-98, and, to the extent necessary, the Variance relief granted in File No. 139-86 and
Special Permit relief pursuant to Section 139-33A (alteration/expansion of pre-existing, non-
conforming structure) and pursuant to Section 139-18 (parking). Currently, the Premises include
a mixed use commercial/residential building with a retail space in the basement, retail/office
spaces on the first floor, three (3) rental guest rooms on the second floor, and a third floor
apartment. The Applicants propose to eliminate three (3) second floor guestrooms, the first floor
retail/office spaces and the basement retail space. The Applicants further propose to convert the
basement and first floor commercial space to a fifty-six (56) seat restaurant and to convert the
second and third floor residential spaces to one (1) apartment unit. The Applicants also propose
to eliminate the existing off-street parking space and convert it to a patio area, to use this patio
area as access to the handicapped lift for the restaurant, and to construct a set of exterior stairs to
the second floor. The stairs will be located within the required five (5) foot rear yard setback area
and will be constructed over an existing shed on the southwest comer of the Premises. There will
be no increase in existing ground cover or set back non-conformities. The Premises is located at
4 EAST CHESTNUT STREET, Assessor's Map 42.3.1, Parcel 10.1, shown as Lot 4 in Plan
Book 20, Page 37 at the Nantucket Registry of Deeds, and is located in the RC-DT Zoning
District.
3. 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 finding that the Application did not present any issues of planning concern.
There was no support or opposition presented at the Public Hearing.
4. The Variance Decision in File No. 139-86 validated the Premises as a separate,
marketable lot and the Special Permit Decision in File No. 014-88 permitted the conversion of a
basement apartment to a retail use ("Musicall"). The Special Permit Decision in File No. 023-98
permitted a waiver of nine (9) off-street parking spaces and the creation of one (1) off-street
parking space, and a waiver of the loading zone required by Section 139-20 of the By-Law. The
proposed restaurant and apartment on the Premises require ten (10) off-street parking spaces
(seven (7) spaces for the 56-seat restaurant, two (2) spaces for six (6) employees at peak shift,
and one (1) space for the apartment). The Applicants request to eliminate the existing off-street
parking space to provide access to the handicapped lift for the restaurant and to provide space for
up to eighteen (18) outdoor restaurant seats. The Board finds that the elimination of the existing
off-street parking space is not contrary to sound traffic and safety considerations because
restaurants located in the RC-DT zoning district rarely provide off-street parking, the existing
parking space is partially blocked by Nantucket Police Department vehicles and is, therefore,
impractical, and the elimination of this space will allow the Applicants to provide safe and
convenient access to the restaurant for handicapped patrons. The proposed exterior stairs to the
second floor will be located within the five (5') foot rear yard setback area and constructed over
an existing shed with no increase in ground cover. These stairs will provide a second means of
egress to the upstairs apartment. The proposed change of use of the Premises from multiple
commercial and residential uses to one (1) commercial use (restaurant) and one (1) residential
use (apartment) will be consistent with other restaurant uses in the RC-DT Zoning District where
there is generally little or no off-street parking. The Board notes that two (2) abutting restaurants
(Queequeg's and 21 Federal) include outdoor patio seating. The proposed restaurant and
apartment will not be substantially more detrimental to the neighborhood than the existing
commercial/residential uses in the Premises.
5. Accordingly, by UNANIMOUS VOTE, the Board of Appeals modifies its
Decisions in File Nos. 023-98, 014-88 and 139-86 to allow the conversion of the existing
commercial and residential uses in the Premises to the proposed restaurant and apartment upon
the following conditions:
1. Restaurant Occupancy shall be limited to fifty-six (56) seats with up to eighteen
(18) of these seats permitted on the outside patio;
2. Occupancy ofthe upstairs apartment shall be limited to eight (8) persons; and
3. The existing off-street parking space is hereby eliminated and "waived", and the
requirement for a loading zone is hereby waived; and
4. There shall be no change in use without further relief from this Board.
SIGNATURE PAGE TO FOLLOW
August
b
,2008
Nantucket, ss.
COMMONWEALTH OF MASSACHUSETTS
August~,2008
On this L day pf Aq&u~t, 2008, before me, the undersigned Notary Public, personally
appeared U~!,., W",V\.l , who is personally known to me, and
who is the person whose name is signed on the preceding or attached document, and who
acknowledged to me that @/she signed it voluntarily for its stated purpose.
/f!jIr .
Notary Public: II \. k~ j~. 6rocw
My commission expires: 1(1~/l~I". .. d.tflU.1
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
File No. ~r'J-{)J
Owner's name(s): John A. Keane and Caroline Montgomery
Mailing address:
43A Pleasant Street, Nantucket, MA 02554
Phone Number: 508-280-9643
E-Mail: xxjkcm@aol.com
Applicant's name(s): (same as above)
Mailing Address: (same as above)
Phone Number:
E-Mail: (same as above)
(same as above)
Locus Address: 4 East Chestnut Street Assessor's Map/Parcel: 42 .3.1/10.1
Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 20, page 37, Lot 4
Deed Reference/Certificate ofTicle: 874/30
Zoning District ~C-DT
Uses on Lot- Commercial: None_ Yes (describe) retail!gu~strooms
Residential: Number of dwellings Duplex Apartments 1
Date of Structure(s): all pre-date 7/72 X or
Building Permit Numbers:
Previous Zoning Board Application Numbers: 023-98/014-88/139-86
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Prlnt Fo~m
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State below or attach a separate addendum of specific special permits or variance relief applying for:
(PLEASE SEE ATTACHED ADDENDUM)
I certify that the information contained herein is substantially complete and true to the
best of my knowledge, under the pains and penalties of perjury.
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SIGNATURE: /1./l _~~---_.. Applicant/Attorncy/Agent*
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SIGNATURE:
Owner*
*If an Agent is representing the O"\vner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_ / _/ _ By~ Complete~ Need Copies:_
Filed with Town Clerk:J _1_ Planning Board:_I_I_ Building Dept.:_I_I_ By: _
Fee deposited with Town Treasurer:_1 _1_ By:_ Waiver requested:_
Granted:_/ _I ~ Hearing notice posted with Town Clerk:_/ _I _ Mailed~1 _1_
1&1v1_1 _/ _ & _/ _I _ Hearing(s) heldon~1 _I_Opened on :_/ _/_
Continued to: . 1 1 Withdrawn: / / Decision Due By: / 1
Made:_/ / Filed w/Town Clerk: 1_1_ Mailed:_1 1--
2 Fairgrounds Road Nanmcket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM
Applicants are seeking a MODIFICATION of the Special Permit relief granted in Zoning
Board of Appeals File No. 023-98, which also in part modified the Variance relief
granted in BOA Decision in File No. 139-86, as previously amended in BOA Decision in
File No. 014-88. Applicants propose to alter the use of the basement and first floor
commercial space by converting the three (3) separate retail/office spaces in the basement
and first floor levels into one 56-seat restaurant. Applicants also propose to convert the
remaining area of the existing brick area to use as an outdoor patio area in order to
relocate up to 18 of the seats weather permitting. There would be up to six (6) employees
at peak shift working in the restaurant. The third floor apartment would remain and the
three rental guestrooms on the second floor would be combined with the third floor
apartment to create one (1) dwelling unit.
In the Decision in BOA File No. 139-86, the Board validated the lot by a grant of
Variance relief as separately buildable and marketable from all adjacent lands, with the
structure shown as currently sited on the lot. In the Decision in BOA File No. 014-88, the
Board granted Special Permit relief to eliminate the then existing basement apartment
and combine the space with the existing basement retail use (occupied until recently by
the business known as "Musicall").
In the Decision in BOA File No. 023-98, the Board granted relief pursuant to Nantucket
Zoning By-law Section 139-18 waiving nine (9) parking spaces, while conditioning relief
on the provision on one (1) on-site parking space on the easterly side of the structure. The
loading zone was also waived in its entirety pursuant to Nantucket Zoning By-law
Section 139-20. The current uses on the site require ten (10) parking spaces. The
proposed uses on the site would require ten (10) parking spaces: one (1) for the
apartment, two (2) for up to. six employees at peak shift, and seven (7) for up to 56
restaurant seats at 1/8 seats in this zoning district. Applicants are seeking to modifY the
previous grant of relief in order to waive the one (1) required on-site parking space.
Recently, the west to east one way traffic flow down East Chestnut Street was reversed.
Traffic flow now moves up the hill east to west. Accordingly, access to the existing on-
site parking space is partially blocked by Nantucket Police Department vehicles that park
directly opposite the entrance to said parkirtg space. In addition, Applicants will be
required to provide a handicap accessible path of travel to a new handicap lift that will
provide access into the new restaurant. The path of travel will traverse the existing
parking space to the lift which will be located proximate to the porch area on the easterly
side of the building, through the main door of the proposed restaurant. The remainder of
the brick area would be devoted to outdoor seating for up to 14 seats during the summer
season.
The Applicants propose to reduce the overall number of separate commercial uses in the
building by eliminating the three separate rental guestrooms on the second floor and by
combining this space with the existing third floor apartment into one dwelling unit; by
eliminating the two separate commercial units on the first floor (office/retail); and by
eliminating the separate retail use in the basement area which will become part of the
proposed restaurant use. The new uses in the structure would consist of one commercial
restaurant, comprised of the basement and first floor space, and one apartment comprised
of the second and third floor space.
The proposed restaurant use will be consistent with the other uses in the downtown
commercial district and is allowed as a matter of right without requiring relief from this
Board. Even so, to the extent relief is required to convert the existing retail, office and
lodging room uses to a restaurant use in a building validly protected as to setback, ground
cover and lot size nonconfonnities, Applicants are seeking relief by SPECIAL PERMIT
pursuant to Nantucket Zoning By-law Section 139-33A (alteration/expansion ofa pre-
existing nonconforming structure/use). Applicants also propose to construct a set of
exterior stairs to the second floor as a second means of egress for the apartment that
would be sited within the required five-foot rear yard setback area and constructed over
an existing shed structure, with no increase in ground cover nor increase in setback
intrusion as the shed is sited at zero feet from the rear yard lot line. There will be no
expansion of the structure itself nor increase in the nonconforming nature of the building
or lot as a result of this change in use. All changes would be to the interior layout of the
structure.
Locus is situated within the heavily developed commercial
downtown area of Nantucket, an area where there is generally little or no off-street
parking. There are no restaurants located in the Core District that provide on-site parking
for the public. In the Decision in BOA File No. 014-88, the Board made the finding that
there would be "no net increase" involved with the change of use at that time and the
"requested parking relief would not be substantially more detrimental to the
neighborhood but in harmony with the general purpose and intent.." In the Decision in
BOA File No. 023-98, the Board made the following finding:
There will be no expansion of the structure and any changes
will be made to the floor plan of the structure, not triggering
any further parking requirements... the Board fmds that it is
physically impossible to provide parking spaces and a loading
zone on site, and that a waiver... would be in harmony with
the general purpose and intent of the By-law and would
not be contrary to sound traffic, parking or safety considerations.
The Board notes that there are several on-street designated
loading zones proximate the Locus from which deliveries can
be made.
The Board of Appeals has waived off-street parking requirements in full for no less than
38 businesses that hold food service licenses in the Core District. Waiving one (1) off-
street parking space to provide handicap access to the raised first floor level and
conversion of the remaining bricked area to outdoor patio use will not be a detriment to
the neighborhood and will not have a detrimental impact on the parking situation in the
downtown area. Applicants further note that the two immediately abutting restaurants
include outdoor patio areas, Queequegs and 21 Federal, with several other downtown
restaurants having expanded to include outdoor patio areas in the recent past.
Applicants ask the Board to grant the requested Modification of the Special Permit relief
granted in BOA File No. 023-98, waiving the one off-street parking space, and
Modification, to the extent necessary, of the Variance relief granted in BOA File No.
139-86 and Special Permit relief, to the extent necessary, pursuant to Nantucket Zoning
By-law Section 139-33A to allow the change of use and construction of the rear stairway.
I own or I'lamUCKet weD vI;:') - rnmaOle lVIap
page 1 ot 1
Town of Nantucket Web GIS
Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
42.3.110.1
4 E CHESTNUT ST
02/11/2004
$1,200,000
00874/0030
0.05 acres
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
Geographic Information System (GIS) database.
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NOT A LEGAL DOCUMENT
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Town of Nantucket, Massachusetts
Map Composed
4/7/2008
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Wi4fu&Map Width=864...
4/7/2008
lOwn or Nantucket Web til:S - Pnntable Map
Town of Nantucket Web GIS
page 1 or 1
Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
42.3.110.1
4 E CHESTNUT ST
02/11/2004
$1,200,000
00874/0030
0.05 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
Geographic Information System (GIS) database.
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Copyright 2005 Town of Nantucket. MA. All rights reserved. Developed by AppGeo
Town of Nantucket, Massachusetts
Map Composed
4/7/2008
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=216...
4/7/2008
ZONING CLASSIFICATION: . . . -. C:-.
MIN. AREA: . . . . . . ..wOO. S-IF
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rHlS PLOT PLAN W)S PREPARED FOR MORTGAGE PURPOSES
INLY AND IS NOT TO BE CONSIDERED A FULL JNSmlJMENT
iURVEY. THIS PlAN SHOUlD Nor BE USED TO :E'STABUSH
'ROPERTY UNES, FENCES, HEDGES OR Nrf~~L~Y
rTRUCTURES ON THE PREMISES. THE PROPERi:Y UNES. SHOWN
/flY ON CURRENT DEEDS AND PLANS OF RECORD.
HIS PLOT PLAN IS NOr A CERTIflCATlON .AS TO THE 11T1.E OR
IWNERSHIP OF THE PROPERTY.g'.', '.OWN.OWNERS. OF AQJOINING
'ROPERTlES ARE SHOWN ACCORD f.lOTO CURRENT' ASS~OR
IECORDS OF THE TOWN OF .. , . CKET.
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SHOWN ARE LOtAlEJ) IN. flOOD HAZARD ZONE: .' ,(;.,;" . .,DEUNEAlED
IN F J.R.M.. / COWU..NI1Y PANa NUM. . . BER: 250230-.oo....u...l), BY
IHE FEDERAl. DlERGENCY UANAGEUENT' AGENCY. EFFECTIVE DATE .
JF 1lAPS: JUNE J, 1986, AND AS PERIODICALLY REVlsm.
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SCALE: 1"-10 DATE:#Ay,.e;199,
Owner: 8'f.(/~ .C;, .&.~~~~>:' ,f,..W4"~
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Deed:d'A:~. r:~1.0,g. Plan:~'-90.;:t", ~7
Tax Map: f".-?'0./-: (9-.1. Locus: .Ef..~Q"A(u.
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CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H~33'
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET. MASSAQlUSBTrS 02554
Date: April~', 1998
TOI Partiee in Interest and. Others concerned with the
. Decision of the..BOUD OF APPBALS in the App.ucaUon of the
fOllowlngl
Application NO.1
Owner/ApPlicant.
NOKINBB 'l'ROS'l'
023-98
CHAlLIS L. WALSK, 'l'ROS'1'EB OP 4 CHIS'l'NU'l'
Enclosed is the Decision of the BOARD OF APPEALs which ha.
this day been fUed in the office Of the Nantucket. 'l'oVll
Clerk. .
An Appeal frOIl tbi. Decision may be taken pursuant to
Section 17 of Chapter 40A. Kassachusetts" General Lavs.
Any aCtiOD appealing the DeCision ~st be brought by
fiUng an complaint. in Court vlthin T1fBN'J'I (20) days aner
thie day's date. Notice of the a(:tlon with a copy Of the
complaint and centUed coPl of the Deo18ion lIust be given
to tbe 'l'oWll Clerk &0 as to be received within auch TIfINTY
(20) daY8.
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TOWN Cl.!AK'S OFFICe
. NANTt.InItI:T "A 02554
cc I '!'own' Clerk APR 2 8 199~9.
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Building 00lllli8s10ner ~
PLI!lASB NO'l'BI HOST SPBCIAL PBRHX'l'S AND V.uIAifCBS HAYB A TIHB
LIla'!' AND If%I.I. BXPXRB IF ROT AC'1'BD UPON ACCORDING'1O HAHTOCKIrr
ZOHIHG BY-LAW 1139-301 (8PICIAI, PIRHI'!'S" 1139-321 (YARIAHCBS)
AH!' QUBS'l'IONS, PLUSI CAr.Io 'l'HB NAN'J'UCICBT ZONING BOARD OF uP.ALS.
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ZONING BOARD OF APPEALS
3~HINGTON STREET
. NANTU""l\,Q.I, MASSACHUSB'lTS 02SS4
PHONS 508.228-721S
FAX 508.228.1205
4 East CbBstnut Street
Plan Book 20. Page 31. Lo' 4
Deed Ref. 266/108
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. At a PabliCl Heariag ot the NantucICet Zoning Boar4 of Appeal. helel
at hOD P.H.. rd.." 'March 13, 1998, In the Conference Room, 'tOWD ~anex
Building, 37 Wa.hlngton Street, Nantucket. H....chus.tt.. on the
Application of CHARLES L. WALSH. UUS'1'EE O' 4 CHESTNUT NOMINU '1'&U8'1'. clo
Vaughan' and Dale. P. C., P.O. Box 659. NantucJc.t, MA 02554, Board of
Appeals 'lIe No. 023-98, the Board made the fOllowing Decislona
1. Applicant i. ...king a HODIFICA'tION ot the VARIANCE granted In ,BOA.
File No. 139~86 .. amended in BOA File No. 014-88. Applicant propos.. to
change, in part, the uses on the tirst floor of the structure. The Lot
contain. a three-story structure th~t containe a retail record store In
the basem.nt area, a lOOz square-foot retail shop on the first floor, six
(6) gue.t room. on pa~t of the first floor and all of the second floo~,
and an apartent on the third floor. Applioant vishes to aUer the use. by
elim1natlng three (3) gue8t rooms on the first floor and replacing them
vith one (I) retail space and office apace. '1'h. current use8 In the.
structure require nine (9) spaces. There Is one (1) space currently
prOVided on site. No change In footprint is proposed. The Locus Is
non-conforming as to lot ar~a. baving an area of 1,885Z square feet In a
district that require. a minimum of 5,000 equare feet, as to front yard
setback vith the front 8teps enoroaohlng into tbe street by 6Z Inches at
their fartbest point, as to 81d. and rear yard ..tback, vith the structure
being sited 2.3i feet at it. 0108est point from the southwesterlY 8i~e
yard lot line and closer than five (5) feet at its cl08e8t point to the
rear yard lot line, in a diatrict that requires a minimu. side and rear
yard setback of five (5) feet' as to ground cover ratio, having a ratio of
52i% In a district that allovs a maximum ground oover ratio of 3~ for
undersized 10tsI'and as to parking and loading zone requirements.
Appl1caat further seeks a SPECIAL PERMIT under Nantucket Zoning
By-Law 1139-20C (loading zone) and to tbe extent necessary, under
1139-18B(2) and (3) (Parking Requirements).
The premi.e. 1. located at 4 EA5T CHE5TNUT 5TREIT, A.se.eor'. Hap
42.3.1, Parcel 10.1, Plan Book 20, Page 37, Lot 4. The property is zoned
ae.identlal-Co~erclal.
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z. The Decision 1s based upon the Application and mat.rial' .ubmitted
with it and the testimony and evidence presented at the Hearing. The
Planning Board made a favorable recommendation on the condition that a
10ading zone be provided in the existing brick parking area. There va. one
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(1) letter on file in support of the Application, stating that it vould b.
a potential iDproveDent.
'3.' Applicant, through counsel, represented that the premises vas
su~ject to tvo (2) Decisions duly issued by the Nantucket Zoning Board of
AppealS. In Board ot AppealS File No. 139-86, the Board granted Variance
reliet to validate the Locus as a separately marketable undersized lot ..
well as validate the structure as sited upon the Lot. conditioned on there
being no further expansion or change of use of the structure without
further rellef from the Board of AppealS. In Board ot Appeals FJle No.
014-88, the Board granted Special PerDit relief. for parking to allow.
expansion of the basement retail a~ea to 659z square feet. No relief for a
loading zone vas asked for or granted in either preVious Decision. when
such relief should have been sought. The proposed changes upon the
premises consist Of the e1i.ination Of three (3) guest rooms on the first
floor, allowing the expansion of the existing retail shop frOM l11z square
feet to 281z square feet and creation of a separate 24Sz square-foot
office space. witb no change in the uses in the basement or on the second
and third floors. One (1) parking space would continue to be provided
on-site. Applicant further represented that there vould be no change in
tbe parking requirement. J.e., the current uses require ten (10) spaces
with the new uses requiring ten (10). With the proposed change in uae
there would be 653z square feet of ~et.ll space in the basement, 2S1~
square feet of retail space on the lirst and 245z square feet of office
space on the first floor. three (3) guest rooms on the second floor and
one dwelling unit on'the third floor. with a total number of employeea on
81te not to exceed four (4).
4. Therefore, the Board finds that a grant of a Modification of the
Variance granted In BOA File No. 139-86 to allov interior cbanges as
proposed and detailed above., may be done wlthout substantial detriment to
the public good .nd without nullifying or substantially derogating from
the intent or purpose of the By-Law. There will be no expansion of the
structure and any changea will be made to the floor plan of the structure,
not triggering any further parking requirements. AI to relief (or parking
spaces and loading zone, the Board finda that it is physically IDposalble
to provide parking apace and a loading zone on aite, and that a waiver of
nine (9) spaces with one .(1) provided on site. as well a8 the loading zon.,
would be in harmony with the general purpose and intent off the By-Law and
would not be contrary to sound traffic, parking or safety considerations.
The Board notes that there are several on-street designated loading zones
proximate the Locus from which deliveries can be made.
5. AccorcUngly, by a unanlDous vote. the Board GRANTS the requested. . .
MODIFICATION of the VARIANCE granted in BOA Fl1e No. 139-86 as amended in
BOA Pile No. 014-88, ~o allow converalon of interior space aa det.ile4
above and further GRANTS a SPECIAL PBRMIT under Nantucket ZOning By-~av
1139-20C, velvinG the loading aone .nd, to the .xt.nt n.c....r" a
SPIC%AL PIRMIT under Nantucket Zoning 'f-Lav 1131-11.(2) and (3) walvlnl
nine (I) parking .paa.., upon the fOllowing oDn.U.tioJu
On. (1) on-a it. patting apaoe .hall be provil.d and a.ld
.pace shall be for the sole u.e Of the tenant(.) in the third floor
dweUlftg Ulll\.
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~atech Apdl t" 1998
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NAHTUCKfT COUNTY
Rf:C'D ENTEftEI)
'1ft. ~"u..O ~
William Hourihan, 3~.
Nancy Sevren.
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tCD11Jl\'11IAT201)A'lSW.Wi!lNS~ AT 11:1',
, Tl1'F.OECIS'lONWASF1I.ED.lNTHEOP'l~(':: ..IL
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SANDRA'" QIA\lYt'ICK '
ATTar REGISTER
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BOARD OF.'AP:PEALS
TOWN 0' NANTUCKET
IWI1'UCKEl', MASSACHUSETtS ~ZS54'
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. DECI~i:ONa
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'Ihe"D. or APPEALS. at a Public H..dnl'Mici o~ nl~AY, n'RUARY. ..
5, 1988. .t'la30 p,..1n the'Town end CountY.8~lldlal. Nantuck.t. -.de 't~
following Decl.t~ vpon the App~icet.1on of PA'Q1o C. SHEETS ARD 8EVE1LY. A. l :.
SHEETS (014-88) .ddl'..'. cia '..ade and AlgaE', Bolt 2669, "N.ntUcket, MA 02584.' .,'
. . .' " . - ".. '.' '.
1. Applic.nt.....t a SPECIAL fERKIT ~er Zan~nl. By-Lav SECTION
139-18G to prOYt~. 1'.11.f~ from .ny additional'parking.requirement re.ultlnc
. hOll . ch.nge of u.. ~f 'an .abUna. beeemeat 'apal't_nt t'o become put of .. "
..Iretdl .toee nov ueina Pal't of the. ba.ement~ 1'h~ pl:'emU.. 81:'. 'located
at 4 EAST CHEStNUT STREET, A~....or'. pa~cel .42.3.1~10.1, P1an'Book 20,
'ase 37.' Lot 4, zoned RESIDENTIAL-COHHiRCI4L.
2. Our' finding. are ba.ed upon tbe Appllcallon 'pap.~. lnoludlna
"Ia..ent Level Planlt ('our Exhibit "AIt,), viewina8, and l'ep1'e..taUon.
'and.t~.tl.~ny ..ceived at aue hearina', al.o the ce~acd. of OUI' pelol'
. Applications ~36-78 and 139-86.con08I:'nln& t~is 'propeety. . .
.3. In OUI' 036-78 dell1alon d.ted 1~/19178, . vadellC. .oupt b~ . .
Applicente" p1:ede~...or under Jlhai t"I now Section 139--J6A. v.. g.nlited to . . .
.110~,the office u.e of. one of two apartments. the second apa~tmen~'u"
. to be eonlllmiecl. ''the subsequent vadilnce in 139-86'.dated. UiS/8~ va.'. agaln' .
'f~ Section 139~16A and ~a~ldated the 188S. SF.lot .1ze re.ultlng from'AlI .
dlvbion of . pal'ce1 .owned by a predecessol:'. ~.. ques"tio.. of off-stceet
parkins has not ~e.npl'..entecf 'to u. .previously'. ~ly one apac. 18 cunent.-
~, provided. We. are not pl'.serited h.~.. with, any que.~ton whether: -exhUIII .
u..,'on the first and uppal' floors 81'e valid undar loning or.noc. None~he-'
i.I&. the buildlna il clearly non-conforming ,.. to ar.ound caVIl' I'atlo and
.the existing u.es'al'e.non-conformina a. to oft-.t1'e.~ packinS and loading
el'ea and open area. Present uses include a retail sto~e~ 7 iue.t rooms
and .n apartment.
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4. Here, Applicant. .eet,ralief frOll, t~e parkina 1'.qulr..en~ to the
extent enabUn& the ba....nt .pal'tmeat to be va.cated and ~he adjacent
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, 'retai~ store expanded into that spa~e. The store now ha. a 364 SF floor
.'erea for w~i~h 2. par~in8 .pa~es are' required. Appll~ant. represent that no
additional employees will be working in the store when expanded to 659 SF,
'50 only one'additional parking. space would be required (one space per 200
. SF of retail area). Since one.'Spaee----!:a---'requ-lr~or__tbe__apartalent--un,
. ...
we find that no net iocreaie would ,result. Further parkinaon-.lte 1.
". impolSibl..
5. The. basement apartment is characterized as unappea~lng, unecon-
omic and difficult to keep 'rented. While normally we prefer to retain
. residential us.es iRothe ~ote dls~d~t, the slnglaretaU store In the
',~a8ement . which ,Applicants un4ertakes here In. lieu of' the mixed R~ us. should'
les.eri Impact on pa~kin&,in the nleghborhood if effeetlAa any chana. at
. all. The store "Musi~.l1" deab In small mu.iul item. .uch a. tape.
and 4hc. .a.Uy curled without n..d o~' a cu. .No oppol1UolI. v.. lIeard,
.-rid the Pbanins Board'. ncollllllendlUon VI' favOl"able.'
6. With Applleants' undertaking that the re~orded music store will
oc~upy the entl~e basement space'with no additional employeea, we find
that th~ requested parking relief would not b. substantially more detrl-
'mental to.the 'neighborhood,but in 'harmony.wlth the general purpo.. and ,i
. Intent of the &on1n& Chapter 139.
7. Accordingly. onthat basi. thi. Board, by UNANIMOUS vote GRANTS
to.~pplicants the requested SPECIAL PSRMIT under SECTION 139~18G tor
the chang. of use without increase in parking requirement.
, ,
.Dated~ February I( , 11988
Nantucket, HAc02554
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C." Har~~all Bea
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TOWN OF NANTUCKET
BO~D OF ApPEALS
NANTUCKET. MASSACHUSETTS 02554'
DaUt ,February l~'
CERTIFicATE OF GRANtING OF t~taKtR~tiRtQI'SPEctAL ~EiMtT
(Massachusetts G~nera] L.~s. Chapter 40A, Section 11).
1~88
',' .
The BOARD OF APPEALS of the Tovn of Xantucket hereby certifi..
. that . Variance and/or Special Permit baa been aranteds
. . To: Paul and Beverly Sheets (014-88)
(Ovner/ADD~1cantl
lddr...a a/ft.~.AnA 2n~ A1!6~r ~^Y '~~9; ~r-tyg~~r ~.
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.ffectinS'che rishes of the Ovnec/Ap~11cant vith r..p.ce to land or
but1dt~~. at 4 East Chestnut Street, Ass...oe.. Pa~cel 42.3.1-10.1.
, Pla~'8ook 20. pa2~ 37. Lot 4 ~ De.. 1.,orOftC~.~j;'
. .
. Aft' the 10AI& Or'APPEALS further certili.. that tb.'.t,ache. l.cls1on
.i. a true anel correct copy of it. Dedeion ,ranUal the Yarlaaco alld/or
Special Permit aDd that copies. of the Peclsion and of 811 pla.o ~eferr.d t
In. th..Dec~si~n h.~e been filed with tho Pl.nnins Board a.d the Towll Cl.r~
'. . .
'The BOAID OF APPEALS calla to tho 'attentio. of the Owner/Applicant .
that General Lav.. Ch.pter'40A~ Sectt~n 11 (l.at para,raph) prOYld..
that no V.riance and/or Special 'orllit, or an, ueenlli,,,, eocUlic.Cloo or
~enewal ~h.r.of. Ihal1 take effect untll (a) . copy of the DecS.10ft 1e
certtlled, b, the Town Clerk th~t tvent, da,. h... .1ap... .lter the
'Peclaton ha. been filed in the ofllc. of the TOWD Clerk aad no .pp..l ba.
Ileen" IUed (-or, if such app.al, h.. Ileen fUee!. that It h.. bee. dh.t..ed
'01'" dented) and 0)',th8 certified .coPJ.l. recorded 1a the lelinl'1 of >>.ed.
for ~h. Councr of. Nancuckec aad 1ad.... 1. ~b. .r.D~O' Ind.. ....1' ehe
a..e of the OVner of lecord or i. record.' .ad not.. Oft che Owaer'.
Certificate qf Title. The fee for auch recordiDI or realsteit.. .b..l
Ire pai~ by' the Owner/Applicant.- .
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1WI'tUC1M'. 1lA88ACHU8I'l"l'S 02554
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In the utter of the applicltion of IIlmBW 8. PARlD
."" ,nu.r.z.l a. 'UIII, Ie..... ot IAI'f CllltIU'I BILtY tuft
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U3t-l6t. at . ..tint of tbe.1OUD 01' A.nAL8 held at 113.
.,~.. 0" "lda,F:1icw...~ -'Jlt'~ l"f. at tbe Yown aad COG."
luUding. ...tUClket. tile lM&'t a.tae. tb. foUowint Deci.lon
and' ..k.. tile f~llowi", f1nl11D9"
1. thia b '... appUC4iUon for- . vaelane. nOlI tbe
,&'~la1on. of \be ....tuck.t.onin. by-la". Section 13'-11.1
. tlnt.neity aeplat:iOQ - .1a1_ ,Lot Uul. 'fh. . Applicant
,..II. to ... "U..... Ir-OII tile IIln1._ lot alz. l'equ1eeMnt
fS.OOO ....c. f.'t. penlUint tu. to ..intala tbele e.l.tint
at,:ucture and to ~.... a. ob,ection to ..rketablUty of thei~
,rUlI.. ""lob CODgi. 1,115 I....n f..t and which ~_ lnto
.epaI'8'. ~r-.blp after the adoption of the by-Ja". fte
,e..le.. He 10Cfatet at .. DS'I' CIlB81'IIft 'TUft 11....8Or-'.
'ar-eel 43.I.I-10.U. t.ot <I. ..... look 20. '.9. 37. .nd H.
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2. 011 lUlU' If. 117.. ,be pt~lI1... ..re. part of 8 tl:Kt
. of 1..1 .bon a. LoU I. 2 aDd 3 on a pl.. record8eJ v1th
-
. ~.,oi:k.' o..da - "I... 'lan .." It. .... ne. and endol'ae4 Oft
tbat data .r tbe 'Ianni", lOUd ......r Genual ,.... cbaptar
..'.~~ ~lon ..~. .. _e: 1'...11'1.., !lubdlyl.ioll conuol .pplL'~al
.' ':"C.1tlteftti,.ori tile ...Ie tbae: the. ur.. IOU eacb COftta1...
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;I!.. 1~1Vl.10ft c:oauol Law in ltl5,. *- of tb. tbl''' IoU
>:.; :' ciDllplied vitia tbe ..ai_ lot d.. r-.u1r..a, of tI\. ..,..1....
...... .
I.. Itn. J.o~ I ... conveyed into .eparlte ownenb1p. '1'be1"..'ter.
Lota 2 ... . wee I"edun b, . pin 1'800l'ded 1ft .1." lOOk. 20.
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:.,.,000 ........ f..t. Oft October 27. 1111, Lot .. .... ClOftWfM
~-. = -:'&to ....t.M OIIMnb1p frOll IU .4jaoent la..., .... it baa
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. ~1Md -.: 1ft .epar:.te owraenb1p evil' .inee. It: conta1". a
'.auctu. .aM .. . lodginl bOil...
3. ..... Appl1can1:. ba". l..e.elI of tb. f.ct tblt' th.1r
. .~..... . .1'. 1n viol.tion of tbe aOld.", brol.., aotvitbltendi1l9
U. ........at of th. plan br th. .1...... Board, tbroUfh
n:oeDt .ffone to ..11 01' IIOl't.... tlletl' propen,. 'fbey bav.
110::..... of curl", tb. viola1:1on otber than -, vadanc. eeU.t t".
Jroii . thie IoIrd. -tt.., l.... he ~, -.;. CA&../w.1 t. f/o.'ilil.:.,;
f. upon th... facta, tbll loIIecl find. tbat ow1ft9 to
;! . Cl--.taae.a. e.laUft9 t:o th. l"lpe of tba AppUcut.' lant
..,~;'. ... bu11411l9 but not .Uect11lCJ .a.er:all, tIl. lonlq 411tr1et
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,," .. "bleb the '1'''''... ue loc.te4 (conailt1n, of tbe ed.Un,
COntitueUon of ~taa lot'. . Ut:e~al .nfo~oeM"t of the.
provbloae of the by..l." would lnvolve ...bltanUal UIlIIftC1al
""'Ihlp Ccoubtiq of tb. 1"8 of ..rk.ubUlty' to tb.
_u.eaau. .ad that clelll'.bl. r.U.f .., be ,nnted "ithOut
..ataat:lll, '.te-"._nt ~ the pab1!o900d .nd .itbout auJUly!1lCJ
or aubltanU.Ul' dU09IUn, f~o. tbl intent 01' parpoa. of the
..,.1... U" that no chaD,. 1n COndition. now ..iatint UPOD tbe
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. being no cluant_ ln a.., nor ,.,.nlion of the ..1aUfttJ use anel'
.tructur., upon the pr..l... wlthout furtllel' l'eU.f beln9 9l".ntecl
lIy tU. aNrd upon a new application.
,. ,,;i:i._~ I. '01' tIl. 1''''0''' and upon tile COnditions her.ln Itllted.
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. .'~: .tIle lOUD or A....... bere. GIWft'S the AppUcant.. a VUIAIICI
~'na tbe ....tuck.' IOft1ll1 br-I.., senlon n'.If.A. pe~1ttlll9
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. _. ~":. IlOtvltbetand1ng tile 'IUure 01 th. ~ot to cOllply vUb the .1"1_
:. :~.lot U" "-ir....' of tbIt "'1.., by . UlWIl-llOUS Yon.
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