HomeMy WebLinkAbout029-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date:
tAf>r/ f
~
, 20 oS--
To: Parties in Interest and Others concerned with the
Decision of .the BOARD OF APPEALS in the Application of the
following:
Application No.: O,_~9-oS-
owner/APPlicant:8o.vnl19 Yo/Lj?eol rsfqk ·
7nw5.f7nen*s .Lee;
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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 pursu~nt 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 Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
:;4 ~ ~ ,LQj JfJ(ffi!)----
I'\~i.::t. V ("'(b1S/ Chairman
cc: Town Clerk
Planning Board
Building Commissloner
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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.3.1
Parcel 4
RCDT
33 Center Street
No plan on Record
Deed Ref. 913/61
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, April 8, 2004, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of BARRINGTON REAL ESTATE
INVESTMENTS, LLC, c/o Sarah F. Alger, PC, 2 South Water Street, Nantucket, MA
02554, Board of Appeals File No. 029-05, the Board made the following Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of the pre-existing nonconforming
structure/use); under Section 139-18 (Parking requirements); and under Section 139-20
(Loading zone). Applicant proposes to renovate the existing structure, currently used as a
ten-room guesthouse, with employee housing in the basement, and two kitchens, by
removing the guesthouse use in its entirety. The two kitchens would remain. The interior
of the building would be converted to the following uses: one apartment that would span
the second and third floors; retail space of about 600 square feet and storage space of
about 336 square feet in the basement level; and a separate retail space of about 880
square feet on the fIrst floor. It is the intent of the Applicant to use the structure for two
different retail spaces and one separate residential tenant. The existing use is said to be
grandfathered for seven parking spaces and the new uses would require ten parking
spaces. Applicant is therefore asking for a parking waiver of three spaces. With the
change to retail use from guesthouse use also triggers the requirement for a loading zone
and Applicant is seeking a waiver from such provision. There would be no increase of
ground cover or height though there would be alterations to the exterior to provide
adequate access to the interior of the structure. The Locus is nonconforming as to lot size
with the Lot containing about 2,771 square feet of lot area in a district that requires a
minimum of 3,750 square feet; as to parking with no parking spaces provided on site; as
to ground cover ratio with the Lot containing about 48% in a district that allows a
maximum of 30% for undersized lots; and height with the structure having an existing
ridge height of about 35 feet. The Locus is conforming as to use, setbacks and frontage.
The Premises is located at 33 CENTER STREET, Assessor's Map 42.3.1, Parcel
4, no plan on record, Deed Ref. 913/61. The property is zoned Residential-Commercial-
Downtown.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation fInding that the matter did not present any issues of planning concern.
There were no letters on fIle and no opposition presented at the hearing.
3. The Applicant, through its representatives, stated that the Premises had been used
as a licensed ten-room guesthouse, a use that is allowed as a matter of right in this
zoning district, since a time prior to the 1972 enactment of the Nantucket Zoning By-law
and was thus validly grandfathered as to parking and dimensional requirements of the
.,
guesthouse use in its entirety. The basement uses of employee housing and storage would
remain unchanged; the fIrst floor would be converted to a maximum of 1299 square feet
of retail space, a use allowed as a matter of right in this zoning district; and the second
and third floors would contain one apartment. The ground cover of the structure would
not be altered or expanded. A handicap entrance and other improvements to the access of
the building on the southerly side would be improved. Applicant intends to use the fIrst
floor retail space for one commercial entity. There would be no more that four employees
at peak shift. The structure was grandfathered for seven spaces and the new uses would
require eight. Applicant was asking the Board to waive one parking space and the loading
zone, relief that had been granted to several properties in the immediate neighborhood,
including the directly abutting properties to the north and south, as they would be
physically impossible to provide on-site. Applicant stated that given the commercial
nature of the downtown area the retail use would be compatible with the other uses on the
street, with many having retail businesses on the fIrst floors and living space or offices
above them.
4. Based upon the foregoing, the Board fInds that the immediate area is largely
comprised of retail, offices, and restaurants and situated within the larger surrounding
commercial downtown area. A grant of relief to alter the use from a ten-room guesthouse
to a retail use with storage and employee housing in the basement and one apartment on
the second and third floor, would be consistent with similar relief granted to several
abutting and neighboring properties in the immediate neighborhood and the retail use
would not be substantially more detrimental to the neighborhood than the existing use
and no new dimensional nonconformities would be created. In addition, the Board fInds
that provision of on-site parking spaces or loading zone would be impossible given the
size of the lot and structure contained thereon, and a grant or relief would not be contrary
to sound traffic and safety considerations as parking was rarely if ever provided on site in
the downtown area and parking is on street and several designated on street loading zones
in the area, and would be in harmony with the general purpose and intent of the Zoning
By-law.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to change the
use as proposed, Section 139-18, waiving one parking space, and Section 139-20,
waiving the loading zone, under the following conditions:
a. There shall be one retail entity on site located on the first floor with a
maximum of 1299 square feet;
b. The basement uses shall remain unchanged, i.e., employee housing and
storage ancillary to the apartment use;
c. The second and third floors shall comprise be one dwelling unit;
d. There shall be a maximum of four employees on site at peak shift;
e. There shall be no food service allowed on site without further relief from
this Board and the existing fIrst floor cooking facilities shall be removed;
f. There shall be no exterior construction related to the project between June
1 and September 15 of any given year without further relief; and
There shall be no conversion back to guesthouse use without further relief
from this Board.
Dated: April d.-12005
9.
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Nancy J. Sevr
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David Wiley
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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 ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, APRIL 8, 2005, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
BARRINGTON REAL EST ATE INVESTMENTS, LLC
BOARD OF APPEALS FILE NO. 029-05
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion ofthe pre-existing nonconforming
structure/use); under Section 139-18 (Parking requirements); and under Section 139-20
(Loading zone). Applicant proposes to renovate the existing structure, currently used as a
ten-room guesthouse, with employee housing in the basement, and two kitchens, by
removing the guesthouse use in its entirety. The two kitchens would remain. The interior
of the building would be converted to the following uses: one apartment that would span
the second and third floors; retail space of about 600 square feet and storage space of
about 336 square feet in the basement level; and a separate retail space of about 880
square feet on the fIrst floor. It is the intent of the Applicant to use the structure for two
different retail spaces and one separate residential tenant. The existing use is said to be
grandfathered for seven parking spaces and the new uses would require ten parking
spaces. Applicant is therefore asking for a parking waiver of three spaces. With the
change to retail use from guesthouse use also triggers the requirement for a loading zone
and Applicant is seeking a waiver from such provision. There would be no increase of
ground cover or height though there would be alterations to the exterior to provide
adequate access to the interior of the structure. The Locus is nonconforming as to lot size
with the Lot containing about 2,771 square feet of lot area in a district that requires a
minimum of 3,750 square feet; as to parking with no parking spaces provided on site; as
to ground cover ratio with the Lot containing about 48% in a district that allows a
maximum of 30% for undersized lots; and height with the structure having an existing
ridge height of about 35 feet. The Locus is conforming as to use, setbacks and frontage.
The Premises is located at 33 CENTER STREET, Assessor's Map 42.3.1, Parcel
4, no plan on record, Deed Ref. 913/61. The property is zoned Residential-Commercial-
Downtown. Y fi, I ~ (? ~.-
. \(}V1I'\.,. / QJ )((SL\Jt,
Nancy J. Sevrens rman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
F\JRTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE No.629/{J r
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): BARRINGTON REAL ESTATE INVESTMENTS. LLC
Mailing address: c/o Sarah F. Al2er. Attornev. 2 S. Water Street. Nantucket. MA 02554
Applicant's name(s): Same
Mailing address: Same
Locus address: 33 Center Street. Nantucket. MA 02554
Assessor's Map/Parcel: 4231-4
Land Court Plan/Plan Book & Page/Plan File No.: Lot No.: None
Date lot acquired:_9/15/04 Deed Ref.lCert. of Title: Book 913, Page 61 Zoning District: RCDT
Uses on Lot - Commercial: None_ Yes (describe) Guest House
Duplex_Apartments
Rental Rooms
Residential: Number of dwellings
Building Date(s): All pre-date 7/72? Yes or
Building Permit Nos: 719-77 (Construct Dormers)
Previous Zoning Board Application Nos.:
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:
C of O(s)?
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SEE ADDENDUM ATTACHED HERETO
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the a penalties of perjury.
SIGNATURE: Applicant Attorney/Agent .x.
(If not owner ner's attorney, please enclose proof of agency to bring this matter before the Board)
Application received on:3-K' OJBy: FO~ ~FFIC~o';:;'~ete: ~Need copies?:
Filed with Town Clerk:2j220JPlanI11n~ BDard.s:::~./--'_ Building Dept.:-,'_I_ ~ {((2J..dJ
Fee deposited with Town Treasurer:3iZ2t?jBy:U~ Waiver requested?: Granted:_/_/_
Hearing notice posted with Town Clerk'?:> /72f)J~ Mailed3 /2 3{J fI&M: 6/ '2J.(j()J& s: /?>( ,:;rj-'
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
Nantucket Zoning Board of Appeals Application
33 Center street
The locus is located in the RCDT zoning district under the
Nantucket Zoning By-law (the "By-law") and, since a time prior
to 1972, has been improved by the existing three-story building,
which has had no material exterior alterations and which has
been consistently used, without interruption, as a ten-room
guesthouse, with employee housing in the basement. The
guesthouse use is a permitted use in the RCDT zoning district,
and such use requires a total of seven parking spaces (six
spaces for the ten guest rooms and one for up to three
employees). No parking or loading zone is or can be provided on
the locus, and the use of the locus is therefore pre-existing,
nonconforming as to such parking requirements. The locus, which
has been held in ownership separate from all adj acent property
since a time prior to 1972, is nonconforming as to lot area,
containing about 2,771 square feet where a minimum of 3,750
square feet is required, and otherwise conforms to all
requirements of the RCDT zoning district, including frontage,
having frontage on Center Street of about 41 feet where 35 feet
are required. The structure on the locus has ground cover of
about 48% or 1,331, square feet in a zoning district that allows
ground cover of 75% for conforming lots. The existing structure
on the locus is nonconforming as to height, having a ridge
height of over 35 feet, where a maximum ridge height of 30 feet
is permitted and conforms to all other requirements of the By-
law, including front, rear, and side yard setback.
The Applicant proposes to renovate the existing structure;
provided, however, that neither the ground cover nor the
existing height of the building will be expanded. All of the
guest room will be eliminated. The interior of the building
will be changed to allow for the following uses: retail space
of approximately 950 square feet and storage space of
approximately 427 square feet in the basement; retail space of
approximately 1100 square feet on the first floor; and one
residential dwelling on the second and third floor. It is the
intent of the applicant to use the building for two different
retail tenants and one residential tenant. It is anticipated
that there will be not more than three employees in either of
the retail stores during peak hours. These uses will require the
provision of thirteen (13) parking spaces and two off-street
loading facilities. As the building is already grand fathered
for seven spaces, the Applicant is looking for a waiver of six
(6) spaces and two loading facilities.
In connection with this renovation, the Applicant seeks the
following relief, all by special permit: a special permit under
By-law 5139-33. A to alter the pre-existing, nonconforming use
and structure; a special permit under 5139-18.B(2) to waive the
required parking spaces; and a special permit under 5139-20.C to
waive the required off-street loading facilities.
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BUILDING LOCATION PLAN
Of LAND IN
NANTUCKET, MASS.
SCALE: 1". /5' DATE: JAN. /-1-,2005
Owner: J:}"'!'-f!--~! ':C?- -r~"f .~.t:.AJ.: I!--y:~ ~R! .
/HYE.:3TM-J:;NTS, t.../.-C ~,e'F'.'
Deed: . . ..:J.1.3. -. tq 1, . . . Plan p~ Jf-Zl "1'~ -.5.Z.}Y
Locus ..:?~ ~~!,<.T'.'i?'l~ yT{<-?~.T', . . . . .
THIS PLOT PLAN WAS PREPARED FOR THE: TOWN
OF NANlUCKET BUIlDING OE:PARNENT ONLY AHO
SHOULD NOT BE CONSIOfRED A PROPERTY UNE
SURVEY. THIS PLAN SHOUlD NOT BE: USED TO
ESTABUSH PROPERTY lINES, FDlCES. HEDGES. OR
>>JY >>JClUARY STRUCTURES ON THE: PREUlSES.
THE PROPERTY UNES SHOWN RELY ON CURRENT
DEEDS AND PLANS OF RECORD.
THIS PLOT PLAN IS NOT A camFJCATION AS TO
TITLE OR 0WNERSHlP OF THE PROPERTY SHOWN.
OWNERS OF ADJOINING PROP€RTlES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS.
ASSESSOR MAP: 1-f?'.3.'.l, , PARCEL: . f. . .
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CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUnD]NG
49 SP ARICS AVENUE
NANTUCKET. lLASS. 02554
NOT TO BE RECOROEI. (508) 228-8910 H-G744
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Town of Nantucket
ZONING BOARD OF APPEALS
RECEIVED .
BOARD OF ASSESSORS
I
DEe.1 4' 2004
TOWN OF
NANTUCKET, MA
,
(~
LIST'OF PARTIESIN' INTEREST IN THE MATIER OF THE PETrrlON OF-
PROPERTY OW}jER'... :::B0.-.t t'\i~~ 1-Hy;\.....R~!.. ~.~~-t. ~ v.~.~trX\eyV 13) Ll-C
. 10'1 fv\ . s,~e:r ,\ '-L-. i : - -t- tv1A' ():2 ~5 11
MAILING ADDRESS...... ..."f-.. ..'. .\a.. ~Y.\.................. ,..l':\~Y.1.\ .~..).. T
PROPERTY LOCATION... ...3.2... C.-e.D.t.'f..e.-... ..~~~.~.... .......
. . . t. 4- ~ I _ J.
ASSESSORS MAP/P ARCEL.........;.2;..I..;,;, J........... .~-:r..............................
APPLICANT, ... .O.w.~::<:"...... '" It. .t' I." It I,'f '1' ....,. ....... .... I'".... ..... ....... ....
SEE A IT ACHED PAGES
I certify that the 'foregoing is a list of persons w~o are owners ot abutting property, owners o.f
land directl;, opposite on any public or private street or way; and abuttcn of the abutters' and all
other land owners within 300 feet ofth~ property lirie of owner's property. all as they appear ~n
the mO$t recent applicable tax list (M.G.L. c. 40A, Se~tion 11 Zoning Code Chapter 139.
Section 139-290 (2) , .
&.,:.~4..il.C?'!.f
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DATE'
ASSESSOR'S OFFICE
Town of Nantucket
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