HomeMy WebLinkAbout006-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~ehrU{)fY
I
, 20 uS
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: ooGl-os
Owner/Applicant: V12...-<f'..p r JC\ nnPJ/e- Cinr2 U)CJnrf)u.J,
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G tl h 'f-cJ() -' :bnY){J lie 1 \:tS Trr) \1Pe ~ O~ s70 {J/)/6n
csr1Per- Red ('f-\..f Th..&r ;l,){ rqlh I If) '{:-. ffNGY1'lA J\. q
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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 necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
"
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Parcel 54.1.4-33
56 and 58 (part) Union Street
Residential-Commercial
(56 Union) Plan Book 15, Page 84
(58 Union) Land Court Plan 42011-A
56 Union: Deed, Book 646, Page 284
58 Union: Cert. of Title No. 14161
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, January 7, 2004, 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 PETER JANNELLE and WENDY J.
CLINTON-JANNELLE, as Trustees of 56 UNION STREET REALTY TRUST (as
owners of 56 Union Street and contract purchasers of part of 58
Union Street), and VIRGINIA F. ANDREWS (as owner of 58 Union
Street), c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post
Office Box 2669, Nantucket, Massachusetts 02584, File No. 006-05:
2. The Trustees of 56 Union Street Realty Trust
(hereinafter, the Applicants) are seeking MODIFICATION of the
SPECIAL PERMIT granted in the Decision in Board of Appeals File
No. 061-03 for the restaurant situated at 56 Union Street, to
alter the site and parking plan attached to that Decision by (a)
adding an abutting vacant portion of the land at 58 Union Street,
shown upon the plan by Charles W. Hart, revised through December
20, 2004, a reduced copy of which is attached hereto as New
Exhibit B, as Parcel 3A, which the Applicants intend to purchase
from Andrews, thus increasing the area of their lot, and (b)
potentially conveying two strips of land, which are now part of
the present 56 Union Street parcel, shown upon New Exhibit B plan
as Parcels lB and lC, to another abutter. Upon combination of
the remaining portion of the 56 Union Street property, shown as
Parcel lA upon New Exhibit B plan, with Parcel 3A, the resulting
lot (the "Reconfigured Locus") would no longer have the present
nonconformities of frontage and southerly side yard setback of
the 56 Union Street property as it now exists. The number of
parking spaces on the Reconfigured Locus would be nineteen,
increased from the fourteen spaces upon the present 56 Union
Street property. The additional seven parking spaces situated
across Union Street on a separate parcel owned by the Applicants
(shown as Parcel 2 on New Exhibit B plan) would remain unchanged.
Thus, a total of twenty-six parking spaces would be provided for
the uses upon the Reconfigured Locus, all as shown upon New
Exhibi t B plan. No changes in the operation of the restaurant
1
use, on-site employee housing, or dwelling unit are proposed as
part of this application. The remaining portion of the 58 Union
Street property, shown as Parcel 3B on New Exhibit B plan, would
constitute a conforming lot. The present 56 Union Street
property is nonconforming as to frontage, having frontage of
about 31. 75 feet on Union Street, with minimum frontage in the
Residential-Commercial district being 40 feet; and as to side
yard setbacks, with the structure being sited with zero setback
from the northerly lot line and as close as about one foot from
the southerly lot line, with minimum side yard setback in this
district being five feet. The Reconfigured Locus consists of
portions of the properties situated at 56 and 58 UNION STREET,
wi th 56 Union Street being shown upon Assessor's Map 54.1.4 as
Parcel 33, shown on plan recorded with Nantucket Deeds in Plan
Book 15, Page 84, and with 58 Union Street being shown upon
Assessor's Map 54.1.4 as Parcel 64, shown' on Land Court Plan
4201l-A; both properties are situated in a RESIDENTIAL-COMMERCIAL
zoning district.
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. Except for the presentation by the applicants'
representative, there was no support or opposition presented at
the public hearing.
4. As presented by the Applicants, through counsel, they
have the opportunity to purchase a portion of an adjacent parcel,
reconfiguring their lot by combining the two parcels, which would
enable them to provide additional parking for their restaurant
and associated uses including employee housing and a dwelling
unit. Furthermore, the existing nonconformities in the minimum
required frontage and southerly side yard setback would be
eliminated, and the northerly side yard setback nonconformity
would not be affected. No new nonconformity would be created.
The Applicants also may convey certain portions of their existing
property in the rear of the restaurant to a separate abutter,
which would not affect their proposed reconfiguration of the
parking areas and would not result in any other nonconformity.
The existing parking spaces of 14 would be maintained on site and
with the addition of the new parcel, increased to 19. The seven
spaces sited on a separate lot would also be maintained resulting
in a total of 26 spaces for the uses on the property.
5. Based upon this presentation, the Board of Appeals, by
UNANIMOUS vote, makes the finding that the proposed
reconfiguration of the Applicants' premises in accordance with
New Exhibit B, to now consist of Parcels 1A and 3A thereon, and
2
,.
the replacement of the existing parking arrangement with the
parking layout as shown upon the New Exhibit B plan, would be in
harmony with the purpose and intent of the Zoning By-law, and by
the same UNANIMOUS vote GRANTS the requested MODIFICATION of the
SPECIAL PERMIT granted in Board of Appeals File No. 061-03 to
authorize the reconfiguration of the Applicants' premises to
consist of Parcels lA and 3A (with or without Parcels IB and lC),
and the reconfiguration of the site and parking upon the
Reconfigured Locus as shown upon the New Exhibit B plan. All
conditions set forth in Board of Appeals Decision No. 061-03
shall remain in full force and effect, other than Condition (c)
in paragraph 13 to the extent necessary, as a new "Site and
Parking Plan", done by Charles W. Hart, dated December 20, 2004,
a reduced copy of which is attached hereto as New Exhibit B, has
been hereby substituted.
6. In separate action, by a UNANIMOUS vote, the Board
approves the site plan marked as New Exhibit B as required under
Nantucket Zoning By-law ~139-23.
Dated: feforUtHY~' 2005
C.
Michael(J. O'Mara
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Edward S. Toole
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ZONING CLASSIFICATION: ~'~'. (:t~~~"")EXfST1NG:
)Z- 0.4 (WHS""'QP )
I./lN. AREA:. -,5:Q99.S..f1. . . . UN/ON::S7:.1f7'P/;r~S.'~ 0; /4/0:1:: s,,l:"':'@
WN. FRO. NTAGE: . -j-P. ;;:71 . . . . ':5F'F. J;>1y~'~. 0^. 0c
fRONT YAAO 5.8.: . ~9<<$. . . . . . . . ~'.. . .. 13~' /35"i7ct. SF ~ 1'3", .5.p
REAR & SIDE S.R: . ..,s: r.T: . .. "0= 111D:1:. S.P. (1:0 be -Cxo be cOfwey-
GROUND COVER (7.): .~".~ . . . "con.ve.y~d t::04.buUer') ed TO abutter)
@^= 332$ r S,p. C~o be.
_._comh"...ed Wd;h0.A
0.B: SOOis. SF.
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SJr.E'-.=.d--
.f'AR..KING PLAN
"PIF'T'y-SJX UN/ON"
REST'AURANT
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET WNING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, JANUARY 7, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
PETER JANNELLE AND WENDY J. CLINTON-JANNELLE, TRUSTEES OF 56
UNION STREET REALTY TRUST; AND VIRGINIA ANDREWS
BOARD OF APPEALS FILE NO. 006-05
Applicants are seeking a MODIFICATION of the SPECIAL PERMIT granted in
the Decision in BOA File No. 061-03 for the restaurant situated at 56 Union Street, to
alter the site and parking plan attached to said Decision by (a) adding an abutting vacant
portion ofthe land at 58 Union Street, which the Jannelles wish to purchase from its
owner (Andrews), thus increasing the area of their lot; and (b) potentially conveying two
strips ofland, which are not part of the 56 Union Street parcel, to another abutter. Upon
combining of the additional parcel with the 56 Union Street lot, the nonconforming
frontage and southerly side yard setback nonconformity would be eliminated. The
number of parking spaces on the lot would be increased from 14 to 19. The additional
seven parking spaces situated across Union Street on a separate parcel would remain
unchanged. A total of26 parking spaces would be provided for the uses on the
reconfigured lot. No changes in the operation of the restaurant use, on-site employee
housing, or dwelling unit are proposed as part of this Application. The remainder of the
58 Union Street lot would continue to be conforming. The Locus is currently
nonconforming as to frontage, with the Lot containing about 31.75 feet along Union
Street in a district that requires a minimum frontage of 40 feet: and as to side yard
setbacks, with the structure being sited as close as zero feet from the northerly lot line
and as close as about 1.0 feet from the southerly lot line, in a district that requires a
minimum side yard setback of five feet.
The Premises is located at 56 AND 58 UNION STREET, Assessor's Map 54.1.4,
Parcel 33, Assessor's Map 54.1.4, Parcel 64 (part), Plan Book 15, Page 84 (56 Union
Street), Land Court Plan 42011-A (58 Union Street). The property is zoned Residential-
Commercial.
010JJ \tJ ~tl?r&J2~
Nancy 1. Sevrens, airman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE NaJ:JCo -05
FEE: $300.00
APPLICA nON FOR RELIEF
Owner's name(s): Peter Jannelle and Wendy J. Clinton-Jannelle. Trustees of 56 Union Street Realty
Trust: and Vindnia F. Andrews
Mailing address: c/o Reade. Gullicksen. Hanley & Gifford. LLP
Applicant's name(s): Peter Jannelle and Wendy J. Clinton-Jannelle. Trustees of 56 Union Street Realty
Trust (as Owners of 56 Union St. and as Contract Purchasers of Dart of 58
Union St.)
Mailing address: 6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
Locus address: 56 Union Street: 58 Union Street (Dart) Assessor's MaplParcel: 55.1.4-33: 55.1.4-64 (Dart)
Plan Book & Page: 15-84 (56 Union St.) Land Court Plan 42011-A (58 Union St.) Lot No.: (None)
Date lot acquired: 1/5/2000 (56 Union St.) Deed Ref. 646-284 (56 Union St.) Cert. of Title: 14161 (58
Union St.)
Uses on Lot - Commercial: Restaurant
Residential: Number of dwellings_Duplex x
Building Date(s): All pre-date 7/72? x or
Building Permit Nos:
Previous Zoning Board Application Nos.: 045-82: 061-03
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:
Zoning District: RC
Apartments _Rental Rooms
C of O(s)?
See attached addendum.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains d penalties of perjury.
SIGNATURE: Applicant Attorney/Agent X
(If not owner or owner attorney, please enclose proof of ageJlcy to bring this matter efore the Board)
~ FOR A C USE
APplicationrcccivcdon:fl'7 By: ~/M-/Complete: N~
Filed with Town Clerk:W-:......- Planni~_/_ BuUdmg JJept.:_~y~
Fee deposited with Town Treasurer:J.l! lQ)/g!By: aiyer re~~~ted?:_Granted:-'_/_
Hearing notice posted with Town Clerk:l1d~ Mailed:l?/C6 E!tI&M: f2tbSfJcf& IZt Jq!2!t
Hearing(s) held on:-'_/_ Opened on:_/_I_ Continued to:_/_/_ Withdrawn?:_/-'_
DECISION DUE BY:_/-'_ Made:-'--1_ Filed wffown Clerk:_/_I_ Mailed:-'_/_
DECISION APPEALED?:--1-'_ SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM TO APPLICATION OF PETER JANNELLE AND WENDY J. CLINTON-
JANNELLE, TRUSTEES OF 56 UNION STREET REALTY TRUST
The applicants request a Modification of the Special Permit
granted to them in Board of Appeals File No. 061-03, for the
restaurant situated at 56 Union Street, to alter the site and
parking plan attached to the decision in that case by (a) adding
an abutting portion of the land at 58 Union street which they
wish to purchase from its owner, thus increasing the area of
their locus, and (b) potentially conveying two strips of land
which are now part of the 56 Union Street parcel to another
abutter. Specifically, they propose to acquire a vacant parcel
of land shown as parcel 3A on the attached sketch plan by
Charles W. Hart dated December 2, 2004, and to have the ability
to convey out from their existing property the vacant parcels
shown thereon as IB and lC. The result will be that, upon the
merger of parcel 3A with the remaining 56 Union Street land, the
applicants' combined lot would no longer be nonconforming as to
frontage, and the southerly side yard nonconformity would be
eliminated. The northerly side yard setback nonconformity will
be unaffected by the proposed changes. The number of parking
spaces upon the locus will be increased from 14, as shown upon
the plans attached to the decision in File No. 061-03, to 19, as
shown upon the 2004 Hart plan; the additional seven parking
spaces situated across Union Street, shown upon the plans with
the decision in File No. 061-03 and the 2004 Hart plan, will
remain unchanged, so a total of 26 parking spaces will be
available. No changes in the operation of the restaurant use,
with on-site employee housing and a dwelling unit on the second
floor, are proposed as part of this application. No new or
increased nonconformi ties will result from the proposed change
in the boundaries of the applicants' locus, and the remainder of
the 58 Union Street lot (shown as parcel 3B on the 2004 Hart
plan) will be a conforming lot.
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ZONING CLASSIFICATION: ~.9'. (~~b~:;r)EX1STlNG:
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..,IN. AREA: . ~Q<;>9 .~. R . . . UNION'-S7:.{~ ?'P/ :z=~.s:~ 0; ./4/0:::t: S.,t"";' @
MIN. FRO. NT.. AGE. . --J.P. ~.7i . . . . ..,s~~. .;:;^'~,~. (;"'\.1 A.. 0C
FRONT VAcD S B. .JY'"-ONS ' ., \!:..) =:;' /35"17:1:. S.F: :::. ~3:t: .s.F~
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REAR & SIDE S.8.. . ~. :~': . .. . . ([) - 1110:1:.: S.P. Ct:obe n(to be COfL.~'C'y-
GROUND COVER (7.): . ~P./t . . . . . :' . . ' cOl'weyed ro :J.butte.r') eeL 1'0 ahu ttel^)
@A =. 3325:i: S.;::: (to be
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l:.or0A p/<.lS A..or@A C.s. = "'f1.6'Od..,S.p
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FAR.-/<.ING PLAN
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RESTAURANT
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ZONING CLASSIFICATION' R-.C. (.eASr:QJ;" .\ ..
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JJIN. AREA: . ~Q<?9 .~. R . . . UNloN...:rT:.{~ 7'9/ :z!:...s..~
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G..3. Denotes Green.. .space Areas
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Lor0A pluS A-or@A C.s. = "1-1. 90.:J::S.F:
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INfORM... TlON SHOWN HEREON WA~
COMPilED FROM AERIAL PHOTOGRA~S. OEms.
AND PLANS or RECORD AND IS NOT TO BE
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ACY FOR CONVEYANCe,
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Town of Nantucket
Z,ONING BOARD OF APPEALS
RECEIVED'
BOARD OF ASSESSORS
NOV 2 9 2004
TOWN OF
NANTUCKET, MA
LIST OF PAAT1!S rN INTEREST tN THE MAllER OF rrfE PETtTYON OF .
PROPERTY OWNER.... ...... ..i (~I.!\i(<..r.~......... ...
. ~J
MAl LfNG ADqRESS,.. r;.l9,.~1?f:9"h..y.l!~.~.~!=.~.~~~.\ ..~,~~~.E;!, .,~. .~~~~.c:!:~.~ LLP
?ROPEI\TY LOCI\ TlON......... ,...~.~...~~.0.~.. ~..r.,...........
ASS ESSORS MAP/? A ReEL.........., ;:1..9.:. r.. :':!. ::.. "~.~'... ,.............,
A ?PLlCA NT. g,ga.q~ I,. G~.l ~fs~~,~n 1.. n~.tl.~~r. J 9~~.~~~.d .'.. .~~~."........,.
SEE ATTACHED PAGES
I cel'l.ify th2t the foregoirg is a lis! ofpcf$ol\$ who e.re OWflC';rs cfaol.lning property. ownen Qi .
!:u1d dlreclly opposile: on In)' public Qr private Street or way; and abUrlef'$ ofthc: abultc:r$ and all
other 11Ino,lJWnet$ within 300 fec:t Qfthe property line of owner's property. alias they lppeu On
the mosl reCent applicable iax iJ~t (M.GL. c, clOA, Section 11 Zoning Code Chapter 1 )9 '
$eelior. 139-290 (2)
Dil.TE .
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ASSESSOR'S OFFICE
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Town of Nantucket
ZONING BOAR.!> OF }.P~EALS
RECEIVED
BOARD OF ASSESSORS
NOV 2 9 2004
TOWN OF
NANTUCKET, MA
LIST OF PA.RTLES l'N INTEREST IN TIlE MAlTER OF THE PETITION OF '
PROPERTY OWNER...... ...li!P.'.:(.~...~:. fr.
MArUNG ADqRESS... ~f.~. .~.~~~,e.I., .9l!H~~~~.~.I., .~.~~~.ffX..~. .~,~~~.:~~. '. LLP
PROPERTY LOCATION..,...... .-F.,~., .((1 ~.b.." ,~...... '....
A.55 ESSORS MAPl? ARCEL........,. '. .~?-:-. t. ..~.::... }.?........., .......
APPLIC'ANI.~~~,d~ l. ,9~1~t.c~~.~I1 J.. H~r:~~J. .~.. ~i.~.~~~.d.. ..~~~..,.......,..,.
SEE A 11' ACHED PAGES
I ceni fy that the foregoilli is a list of persons who are owners of abuttin2 propcn)", Q'J.'ners of .
la..nd direell)' oppo~i\e on any public or private str~el or wlY: &nd abutters of the abUlter5 1,.0 all
ether land.Dwners witnin )00 reet of the property line or owner's property, ,It IS they appear on
lh~ mos, reCenl applicable tax list eM.O.L.. e. 40A, Section 1\ Zoning Cod~ Chapter 139,
SWion I 39.29D (2)
J).a....R1,../NaLj
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DA TE .
ASSESSOR'S OFFICE
Town ofNanluckel
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