HomeMy WebLinkAbout078-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: ~~~W 'J ' 200S-
To: Parties in Interest and Others concerned with the
Decrslon of the BOARD OF APPEALS in the Application of the
following: I
,)
Owner/Applicant:
CJ7~os
CIS Irl+- . (() I fA (0 mer / LLC-
Application No.:
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
com,laint and certified copy of the Becision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days.
~~(jD~
Do VL W C).l'(\-e) Chairman
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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55
Parcel 223.9
RC-2
10 Miacomet Avenue
Plan File 51-F, Lot
Deed Ref. 922/213
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, November 18,2005, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of EIGHT
MIACOMET, LLC, of PO Box 2234, Nantucket, MA 02584, Board of Appeals File No.
078-05, the Board made the following Decision:
1. The Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning
By-law Section 139-9B(2)(a) and (b) (light manufacturing and storage and warehousing).
Applicant proposes to demolish the existing commercial structure (ice-house) on the lot
currently used for Applicant's wholesale ice business, and construct a new mixed use
structure, with two apartments on the second floor, with his ice-house business on the
fIrst floor, and storage space ancillary to the commercial use. The new structure on the
conforming lot would conform in all respects to zoning and the required fIve parking
spaces would be provided on site. Due to the "roadway easement" for a bike path and
side walk running in favor of the Town of Nantucket and the shape of the lot Applicant is
also seeking relief by SPECIAL PERMIT under Section 139-20C to waive the loading
zone requirement.
The Premises is located at 10 M1ACOMET AVENUE, Assessor's Map 67,
Parcel 223.9, Plan File 51-F, Lot 2. The property is zoned Residential-Commercial-2.
2. The Decision is based upon the Application and the material 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 was one letter on file from the Applicant's designer that detailed the events that
lead to the Applicant having to seek relief from this Board. Other than the presentation by
the Applicant there was no public comment in favor or in opposition at the hearing.
3. The Applicant, through counsel, represented that he had acquired the Locus in
October 2004, and the lot then contained a commercial structure being used as an ice
house. Applicant explained that there had been a structure on the lot since about 1955.
The previous owner had started the "Ice House" business in 1989 and operated it until
2001 when he sold it to the Applicant. Applicant stated that he had demolished the
nonconforming dilapidated building after receiving Historic District Commission
("HDC") approval for the demolition and the new structure. He proposed to construct a
new conforming mixed-use building that would better meet the needs of the ice house use®and that would contain two second floor apartments. The fIve required parking spaces
would be provided on site. However, Applicant represented that due to the irregular
shape of the lot and the twenty-foot wide bike path easement at the front of the lot it
would be impossible to provide a loading zone space. The Applicant stated that when the
building was approved by the HDC based upon the site plan the designer had rendered at
the time, it appeared that the required parking and loading zone would be provided on
site. Subsequently, a new site plan was done by his surveyor and it because apparent that
the HDC-approved site plan was not possible to comply with and no loading zone could
be provided. The Applicant stated that he made his deliveries by a small truck and few
customers ever came to the site to pick up ice. He argued that as a practical matter there
was no need for a loading zone. The new building would be sited in substantially the
same location, with substantially the same footprint, as the previous structure but would
be sited so as to conform to all setback and ground cover requirements. It was also
pointed out that the structure would be located within a mixed residential-commercial
neighborhood and would be in harmony with the context of the area.
4. Based upon the foregoing, the Board fmds that the use of the fIrst floor of the new
structure for light manufacturing and storage and warehousing would be in harmony with
the general purpose and intent of the Zoning By-law and would be in harmony with the
uses in the surrounding mixed use residential-commercial area. The Board also fInds that
waiving the loading zone in this case would be in harmony with the general purpose and
intent of the Zoning By-law and would not be contrary to sound traffic, parking or safety
considerations. The Applicant did not anticipate any deliveries by large trucks, rarely did
the public pick up ice at the site and the Applicant used his own standard sized vehicle to
make deliveries of his product. The Board ftnds that with the appropriate conditions, a
waiver would not create a negative impact on the neighborhood or traffic flow. In
addition, the Board fmds that the lot is restricted by the irregular shape of the lot and
existence ofa 20-foot wide sidewalk easement at the front of the lot running in favor of
the Town of Nantucket.
5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-9B(2)(a) and
(b) to allow the use of the new mixed-use structure for light manufacturing and storage
and warehousing related to the ice house business on the first floor (with two apartments
located primarily on the second floor) and under Section 139-20 waiving the loading
zone requirement upon the following conditions:
a. The project shall be done in substantial conformance with the elevations
as approved in Certificate of Appropriateness No. 45,049 issued by the
Nantucket Historic District Commission, as may be amended from time to
time (elevations only, as the site plan submitted and approved by the HDC
was incorrect);
b. This relief shall be particular to the Applicant without further relief from
this Board;
c. There shall be no more than one commercial entity on the site and said
business shall be located on the fIrst floor of the structure, which would
also contain two second floor apartments, without further relief from this
Board;
d. The commercial use shall be limited to . that as an ice house without
further relief from this Board; and
e. The parking and siting of the structure shall be done in substantial
conformity with the "Plan" done by Charles W. Hart & Associates, Inc.,
datedcx)tJ. \"3, 2005, a reduced copy of which is attached hereto as
Exhibit A.
6. In separate action, the Board APPROVED the Exhibit A as the site plan, by a
UNANIMOUS vote, as required under Section 139-23.
Dated: December l:J-, 2005
) Dffiew~~
Michael J. O'Mara
ZONlliG CLASSIFICATION: . (<. ~ -:~ .
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OF LAND IN
NANTUCKET, MASS.
SCALE: 1".,..co/ DATE: OC"T"L3;ZOO.5
Owner: ~/~,f'r!fI-1<o~,~-.>4--<"~ . . . . .
Deed: 4/f.. 9fG?-.. ;:&..:fV.~ Pion 8.. .F"::: 4?T:z"
Locus /9. /-fIr!. CQ,A:rgT <<YE/Y()$. . .
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDTING
49 SP .ARKS AVENUE
NANTUCKET. MASS. 02554
(508) 228-8910 8/ /
NOT TO BE RECORDED. H -~ C4J1..O
~~fJ
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, NOVEMBER 4, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BillLDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
EIGHT MIACOMET, LLC
BOARD OF APPEALS FILE NO. 078-05
The Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning
By-law Section 139-9B(2)(a) and (b) (light manufacturing and storage and warehousing).
Applicant proposes to demolish the existing commercial structure (ice-house) on the lot
currently used for Applicant's wholesale ice business, and construct a new mixed use
structure, with two apartments on the second floor, with his ice-house business on the
fIrst floor, and storage space ancillary to the commercial use. The new structure on the
conforming lot would conform in all respects to zoning and the required fIve parking
spaces would be provided on site. Due to the '"roadway easement" for a bike path and
side walk running in favor of the Town of Nantucket and the shape ofthe lot Applicant is
also seeking reliefby SPECIAL PERMIT under Section 139-20C to waive the loading
zone requirement.
The Premises is located at 10 MIACOMET AVENUE, Assessor's Map 67,
ParceI223.9, Plan Pile 51-F, Lot 2. The property is zoned. esidential-Commercial-2.
[) \ \~..
Dale Waine, Chairman
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, MA 02554
CASE NO.O; r- o.S'
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Eight Miacomet, LLC
Mailing address: PO Box 2234, Nantucket, MA 02584
Applicant's name(s): Same
Mailing address:
Locus address:
Same
10 Miacomet Avenue
Assessor's Map/Parcel: l- 1 \ d-- d-- ). "
Land Court Plan/Plan Book & Page/Plan File No.: Plan File 51-F Lot No.: 2
Date lot acquired: 10/29/04 Deed Ref.lCert. of Title: Book 922, Page 213 Zoning District: RC-2
Uses on Lot - Commercial: None_ Yes (describe) Existing Ice House
Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72? Yes or
Building Permit Nos: NO t= \ I.... ~
Previous Zoning Board Application Nos.:
'O-t~
D\ "\ l\~ \ \... () \ ",,->
"'-) v N <...
C of O(s)?
\) l ~~
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:
Applicant wishes to demolish the existing run-down building and build a new structure with a ground
cover of 2016 square feet (42 x 48). The first floor will be the Ice House with attendant eqtiipment and the
other half will be storage. There will be two apartments on the second floor. The applicants will meet the
parking requirements, but the loading zone will not fit on the lot. Applicants require spec~~) permit
pursuant to Chapter 139 Section 20C releasing applicants from the off street loading requirement of the
zoning by-law.
I certify that the informati contained herein is substantially complete and true to the best of my
knowledge, under the pain and penalties of perjury.
~J
SIGNATURE: Applicant Attorney/Agent V
(If not owner or owner's attorney, please enclose proof 0 agency to bring this m er before the Board)
^ l.. ,.,.---FOR F E USE
Application received on:/jdfl~ By: Complete: Need copies?: ~
Filed with Town Clerk:LQJ.tjJUI( Planning B~a~d:_-r 1_ Building Dept.: ~ BY:~
Fee deposited with Town Treasurer: (0 / (1/~y: ~aiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:!..QJ 11 t2L Mailed:( (/; ft; ~&M: jQ ld~& I tJ 2lfOS
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 4/03103
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CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H- /8/ /
NOT TO BE RECORDED. (.(7 (,0(,0
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BOOK 9 22 PAGE 0 213
MASSACHUSETTS QUITCLAIM DEED
NATHAN F. THURSTON, JR., of61 Suriside Road, Nantucket, MAA 02554,
NORTHEASTERL Y
by Lot 1 on a plan herein mentioned, one hundred
seventeen and 82/100 (117.82) feet;
for consideration paid in the amount of THREE HUNDRED SEVENTY-FIVE
THOUSAND AND NO/100 DOLLARS ($375,000.00),
grant to EIGHT MIACOMET LLC, of PO BOX 2234, Nantucket, MA 02584
with QUITCLAIM COVENANTS,
The land together with the improvements thereon situate at 10 Miacomet Avenue,
Nantucket Town and County, Massachusetts, bounded and described as follows:
NORTHWESTERL Y
by Miacomet Avenue, sixty-five and 00/100
(65.00) feet;
SOUTHEASTERLY
by land now or formerly of Tina T. Bumham,
twenty-five and 00/100 (25.00) feet;
SOUTHERL Y
by Lot 3 on the plan herein mentioned forty and
14/100 (40.14) feet; and
SOUTHWESTERL Y
by said Lot 3, ninety-eight and 00/100 (98.00)
feet.
Containing 6,998 square feet of land and being shown as lot 2 on plan entitled .Plan
of land in Nantucket Island, Ma As Prepared for Nathan F. Thurston, Jr. and Rhonda
Thurston, dated June 19, 1997, by Charles W. Hart & Assoc., Inc., Professional Land
Surveyors ana recorded in {fie Nantucket County Registry of Deeds in Plan File 51-F.
For grantor's title, see Deed recorded in Book 569, Page 220 at the Nantucket
Registry of Deeds.
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BOOK 922 PAGE 0214
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Executed and sealed this ~ day of October, 2004.
~dM,1 /'71~#,
Nathan F. Thurston, Jr.
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, 5S
On this ~ day of October 04, before me, the ~rsigned notary public,
personally appeared Nath . Thurston, Jr. (a)..::L.... personally known to me, or (b)
_ proved to me thro satisfactory evidence of identification, which was
, (type of identification) to be the person whose
name is signed on e preceding or attached document, and acknowledged to me
that he/she signe it voluntarily for its stated purpose.
Notary Public ~'chOA. d J. 6{i dden
ttl2..<1jIO$
Official Signature a
My commission expires:
NANTUa<ET lAND BANK
CERTlACATE
00-
~A':'TUCI-(ET
f'-EG DE:EOS
NANT!JCf<E:T 16
1"~~
:~~~~~U~ l:lOF'/1 '0;
L,UUUUU #57~2__~ ____~_________________
i-~'."""";
-H..)H
$.1710_00
Nantucket County Received l Entrr~'1Ih.^
Date:~lime:~,
AttNt: ~1.~ Reg_ of Deeds
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Town of Nantucket
RECEIVED .
BOARD OF ASsESSORS
I OCT 6 2005
. NA.l.~F
'. - -.. V\.iI\ET, MA
LIST OF P ARTlES IN WTEREST IN THE MA TIER OF THE PETITION OF
( ?,',J ':' :'-.\ L '--~
P OPE TY. OWN" r. \\J\-\"\ rv'lG>,('J r_\\-', LLi \.. '\t\'v',',)'v''v
R R ER.,.".... .-:-.......,.................,....". '..,.:-:.....,.... ....";-,,..
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~1 ILr...IO 'DDRES ? \~ \.:,0>-.... fJ...~-~'1 N'~\V'\.UuJ ,O:)....')~\1
IYIA 11'\ AS. . . , . . .. . .. . ... .. . .. . ... ... ..... . ... . .. ... ... ... , .. . . . .. .'~ . . . . . . .'. . . ; .. ~
. . \ 0 t,/\ \ r> ' 0 r,,\ t... ..::; ~\J \.
PRO PE R TY LOCA TI ON.. . ... .. , .. . . .. . .. . .. ... .. . .... :-. , .. .... . . .. , .. .. . .. .. .. .. . . .. .. . .. ..
ASSESSORS MAPfPARCEL:.". ,... ." ,. ,.,~',:, .J.." .,~. ,., ~~~.~...~..,.. ...,.,
APPLICANT..,. ..S\~>n:\....... ..."::': ~.:::.~ .~,t.~,,~~....., \:.':-..\.....,..........."."
SEE A TI ACHED PAGES
I certify that the foregoing is a list of person.s who 8J'e owners of abutting property, OWners of
land directly opposite on any public or private street or way; and a.butten of the abutters and all
other land OWner, within 300 feet of the. property Iirie of owner', property, all " they 'ppear on
tbe most recent applicable tax list (M.G.L. c, 40A, Section 11 Zoning Code Chapler 139,
Section 139.290 (2) _
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