HomeMy WebLinkAbout048-08 ReMain 54, LLC
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MA 02554
CASE NO. J qg - O~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
ReMain 54. LLC
Mailing address: 50 Main Street. Nantucket. MA 02554
Applicant's name(s): same
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Plan File No.:
42-K
Lot No.: 2
Assessor's Map/Parcel: 42.3.1ii~3
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Zoning District:
RCDT
Locus address: 54 Main Street
Date lot acquired: 1/4/2008 Deed Ref./Cert. of Title: 1120/214
Uses on Lot - Commercial: None_ Yes (describe) Bookstore
Residential: Number of dwellings_ Duplex_ Apartments-L-Rental Rooms
Building Date(s): All pre-date 7/72? yes or C of O(s)?
Building Permit Nos: 1376-80 (chimney repair); 11030-94 (fire escape repair)
Previous Zoning Board Application Nos.: none
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
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.
ReMain 54 L;5u,
SIGNATUREf~ Applicant_X_Attorney/Agent_
(If not owner or owner's attorney, please enclose proof of agen to bring this matter before the Board)
FOR ZBA OFFICE USE
Application received on:_I_I_ By: Complete: Need copies?:
Filed with Town Clerk:_I_I_ Planning Board:_I_I_ Building Dept.:_I_I_ By:
Fee deposited with Town Treasurer:_I_I_ By:
Waiver requested?:_Granted:_I_I_
Hearing notice posted with Town Clerk:_I_I_ Mailed:_I_I_ I&M:_I_I_ & _1_1_
Hearing(s) held on:_I_I_ Opened on:---.I_I_ Continued to:_I_I_ Withdrawn?:_I_I_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 4/03/03
---
ADDENDUM TO ZONING BOARD APPLICATION
REMAIN 54 LLC - 54 MAIN STREET
Pursuant to Section 139-18 and 139-20 of the Nantucket Zoning By-law, the
applicant requests a special permit to waive all parking and loading
requirements that would be triggered by the renovation of the building known
as Mitchell's Book Corner to provide for first and second floor retail use, with
storage in the basement that is ancillary to the retail use of the building. The
existing uses of the building, retail on the first floor with ancillary storage in the
basement and an apartment on the second floor, have existed since prior to 1972
without any parking or loading space on the site. The proposed new use of the
second floor will be as a multi-purpose space for retail sales, meetings, classes
and events.
In addition, the applicant requests a special permit to allow the reconstruction
and expansion of the exterior stairs at the rear of the building for access and
egress to the various floors of the building so as to meet building codes. At the
closest point, the stairs are zero feet from the rear property line; a five foot rear
yard setback is required in the RCDT zoning district.
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. : RECEIVED
BOARD OF ASSESSORS
Town of Nantucket
JUN 1 8 2008
ZONING BOARD OFAPPEALS
TOWN OF
NANTUCKET, MA
UST OF PARTIES fN fNTEREST IN THE MAITER OF THE PETITION OF
PROPERTY OWN ER....., .tfe,ljqL~.... 5'1....... .4-:.~. .?-.................
MAl LfN G.A DD RESS... 4ft?. .It~.. Ph. ~ '.,( I:?~. 4... ..........................
PROPERT\~ LOCATION.,.. .~i... .~./I!1...~IYJ.............. ,.........
ASSESSORS MAP/PARCEL..... .~~~. ,~:..!.. ./(?.~................... ,.....
APPLICANT..... .tIe.f.(.~.(~. ...... .?Y... ............... .............. ...... .........
SEE AITACHED PAGES
[ cenify 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 11 Zoning Code Chapter 139,
Section 139-290 (2)
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ASSESSOR'S OFFICE
Town of Nantucket
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 025S4:R
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Date: September 5,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No. :
048-08
Owner/Applicant:
ReMain 54, LLC
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 giv n to the Town Clerk so
as to be received within such TWENTY ( ) ays.
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
54 Main Street, Nantucket
Assessor's Map 42.3.1, Parcel 193
Residential Commercial Downtown
Lot 2, Plan File No. 42-K
Book 1120, Page 214
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on
Friday, August 8, 2008, at 12:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application in
Zoning Board of Appeals File No. 048-08 of ReMain 54, LLC of 50 Main Street,
Nantucket, MA 02554.
2. The Applicant is requesting Special Permit relief pursuant to
Nantucket Zoning Bylaw Sections 139-18 (parking) and 139-20 (off-street
loading). The Applicant is requesting a waiver of all parking and loading
requirements from renovating the locus to provide for first and second floor
retail use, with storage in the basement that is ancillary to the retail use of the
building. The proposed new use of the second floor will be as a multi-purpose
space for retail sales, meetings, classes, and events. The Applicant is also seeking
Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-16
(intensity regulations) to allow the reconstruction and expansion of the exterior
stairs at the rear of the building for access and egress to various floors of the
building. At the closest point, the stairs are zero feet from the rear property line
in a zoning district that requires a five foot rear yard setback.
The site is located at 54 Main Street, is shown on Nantucket Tax
Assessor's Map 42.3.1 as Parcel 193, is shown on Plan File No. 42-K as Lot 2, and
is registered at the Nantucket County Registry of Deeds in Book 1120, Page 214.
3. Our Decision is based upon the Application and accompanying
materials, 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. No abutter comment was received either
in favor of or against the Application.
4. Applicant, through counsel, represented that the locus, known as
Mitchell's Book Corner, has existed as a retail use prior to 1972. The Applicant
requests a Special Permit pursuant to Sections 139-18 and 139-20 to waive any
additional parking spaces and loading zones that would be required by the
renovation of the building. The existing uses of the building, retail on the first
floor with ancillary storage in the basement and an apartment on the second
floor, have existed prior to 1972 without any parking or loading space on site.
The proposed renovation will change the use of the second floor to a multi-
purpose space for retail sales, meetings, classes, and events. The first floor will
remain as retail with ancillary storage in the basement.
The Applicant is also requesting a Special Permit to allow the
reconstruction and expansion of the exterior stairs at the rear of the building for
access and egress to various floors of the building so as to meet building codes.
At the closest point, the stairs are zero (0) feet from the rear property in a district
that requires a five (5) foot rear yard setback.
5. The Applicant is proposing no on-site parking and none can be
provided. There are readily accessible public loading zones in the immediate
neighborhood that will service the premises adequately.
Further, the reconstruction and expansion of the steps in the rear
yard setback will not increase the nonconforming nature of the structure as the
steps will not be sited any closer to the rear yard lot line than they presently
located. The proposed expansion is a vertical expansion in order to provide
access and egress to the second floor.
6. The Board 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 any required parking spaces or 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.
Additionally, the Board finds that the proposed reconstruction and
expansion of the concrete steps, wooden stairs and landing sited in the rear yard
setback would not be substantially more detrimental to the neighborhood than
the existing nonconforming steps, stairs and landing! deck as this means of
access and egress to all floors through the rear of the building has been in place
for over sixteen years and will be constructed in substantially the same
configuration.
2
8. Accordingly, by a UNANIMOUS vote (5-0), the Board of Appeals
decided to GRANT the requested relief by SPECIAL PERMIT pursuant to
Nantucket Zoning Bylaw Section 139-18 and Section 139-20 to waive all required
parking spaces and loading zone triggered by using the second floor as a multi-
purpose space; and, the requested relief pursuant to Nantucket Zoning Bylaw
Section 139-16 to allow the reconstruction and expansion of the exterior steps,
stairs, and landing/ deck at the rear of the building for access and egress to
various floors of the building up to zero (0) feet from the property line with the
following condition:
(a) The renovated steps, stairs, and landing/ deck shall be configured
substantially as shown on the plan attached as "Exhibit A" entitled, "Plan of
Land in Nantucket, Mass as prepared for: Nantucket Bank" prepared by Hart-
Blackwell & Associates, dated September 22, 1992, which plan is also recorded in
Plan File 42-K at the Nantucket Registry of Deeds.
SIGNATURE PAGE TO FOLLOW
3
Dated:
,2008
b~
~
Lisa Botticelli
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. September 't, 2008
On this L day of Septel11ber, 2008',before me, the undersigned Notary
Public, personally appeared :J1l-ctttJ..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 he/ she
signed it voluntarily for its stated purpose.
0~
Notary Public J4-1't-e~~Il---K.. MAIY'(
My c~n1ffiission expires: a/,;z;"'/1'3
4
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