HomeMy WebLinkAbout010-02
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
'F2J.Jrvcrr~ Ilf I 2oC~
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: OW-O:l-
owner/APPlicant:~'c.....~, ()JO/MOY QJ)&
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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 Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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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 ti139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, MA 02554
Assessor's Map 55.1.4
Parcel 5
RC
91 Washington Street
Book 661, Page 120
Deed Ref. 661/118
At a Public Hearing of the ZONING BOARD OF APPEALS held at 1:00 P.M.,
Friday, February 8, 2002, in the Conference Room at the Town Building Annex, 37
Washington Street, Nantucket, Massachusetts, on the Application of MARK J.
MORMAR and SAMARA FARBER MORMAR, OWNER, of 167 Route 301, Cold Spring,
New York 10516, and for MONCURE CHATFIELD-TAYLOR, CONTRACT
PURCHASER, of 43 Pine Street, Nantucket, MA 02554, Board of Appeals File No. 010-
02, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section139-33A (alteration of a pre-existing nonconforming structure/use).
Applicants propose to convert the first floor of an existing two-story mixed use structure,
by converting about 1028 square feet of first floor space from use as a gallery to use as
one (1) office. In addition, Applicant is proposing to construct an exterior stoop/stairs to
provide adequate access into the building and interior stairs leading to the second-floor
apartment that would be sited within the northerly required five-foot side yard setback
area, but no closer than the existing structure which is sited as close as about 3.7 feet
from that lot line. A majority of the new entrance stoop/stairs would be sited outside of
the required setback area. All required parking would be provided on site, however,
due to the irregular shape of the Locus, relief might be necessary to validate the
parking layout as proposed. The Locus is nonconforming as to parking with the gallery
use; and frontage, with the Lot having about 24.29 feet of frontage along Washington
Street Extension in a district that requires a minimum frontage of 40 feet.
The Premises is located at 91 WASHINGTON STREET EXTENSION,
Assessor's Map 55.1.4, Parcel 5, Plan Book 16, Page 127, Lot 7. The property is
zoned Residential-Commercial.
2. The Decision is based upon the Application and materials submitted therewith,
and the testimony and evidence introduced at the hearing. There was no
recommendation from the Planning Board as the Board determined that the matter was
not a planning concern. There were no letters on file.
3. Applicant (Chatfield-Taylor), through his attorney, explained that he is the
contract purchaser of the subject property. The Applicant intends to eliminate the
existing retail/gallery commercial use on the first floor and convert about 1028 square
feet of space to use as his office and maintain the existing second-floor apartment for
residential use. There would be no change in ground cover or footprint of the building,
outside of a new stoop to be constructed on the northeast corner of the structure, and
the removal of the ramp on the front of the building. He intends to re-build the existing
dilapidated exterior stairs leading to the door at the northeast corner of the building and
build a new set of interior stairs adjacent to the northerly wall of the existing building.
The new stoop/stairs would be situated substantially on the same footprint as the
existing stairs, and within the required five-foot side yard setback area but no closer to
than the existing building which is sited as close as 3.7 feet from the northerly lot line.
A majority of the stoop/stairs would be located outside of the required side yard setback
area. Applicant pointed out that office and apartment uses are allowed as a matter of
right in this zone and would have no negative impact on the character of the
neighborhood, which is comprised of residential and commercial uses. If the structure
had been located outside of the required setback area, no relief from this Board would
have been necessary. Applicant also represents that the change in retail/gallery use to
office use would be a reduction of the intensity of use and would actually require less
parking spaces, and no loading zone. Applicant would provide the required six
conforming on-site parking spaces as delineated on the site plan drawn by Nantucket
Surveyors, Inc., dated January 7, 2002, which was submitted as part of the Application,
marked as Exhibit A and attached hereto. The Locus is conforming as to lot size, all
other setback requirements and ground cover.
4. Therefore, after consideration of all the information presented to the Board, the
Board finds that the proposed change of use on the first floor from retail/gallery to office
is an allowed use in this district as a matter of right, and clearly would not derogate
from the spirit or intent of the Zoning By-Law nor be substantially more detrimental to
the neighborhood than the existing use/structure. The Board also finds that said
change would constitute a lessening of the intensity of use and the commercial use
would be appropriate, as the area is comprised of both commercial and residential
properties. The continuation of the use of the second floor as a residential apartment is
an allowed use in this district as a matter of right and clearly would not derogate from
the spirit or intent of the Zoning By-Law. Further, the Board finds that the re-building
of the exterior stairs and construction of interior stairs to meet building code
requirements, within the northerly side yard setback area, without coming any closer to
that side yard lot line than the existing structure, would not be substantially more
detrimental to the neighborhood than the existing structure/use, and would not result in
any significant increase in the non-conforming nature of the building. In fact,
replacement of the existing stairs would improve the access to the building. As to
parking, the Board finds that the parking plan provides the required number of spaces
for proposed uses, however, due to the irregular shape of this lot, relief from strict
compliance with design criteria of parking spaces is warranted, and a grant of relief to
validate the parking plan as proposed would be in harmony with the general purposes
and intent of the Zoning By-Law and not contrary to sound traffic concerns.
5. Accordingly, by UNANIMOUS vote, the BOARD GRANTS THE SPECIAL
PERMIT under Nantucket Zoning By-Law Section139-33A, allowing the conversion of
about 1028 square-feet of first-floor space from gallery use to one office, with the
continued use of the second floor as a residential apartment, and further allows the
construction of interior and exterior stairs within the northerly five-foot side yard
setback area without coming any closer to that lot line than the existing structure; and
a SPECIAL PERMIT under Section 139-18 to validate the parking layout as proposed.
Relief is hereby granted upon the following conditions:
a. The new exterior stoop and parking layout shall be done substantially as
shown on Exhibit A;
b. There shall be only one commercial office on the first floor; and
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c. An} change in com~rcial use shall r~uire further relief from this Board.
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TOWN OF NANTUCKET
. BOARD OF APPEALS
NANTUCKET, MASSACHUSBTfS 02554
NOTI.CF.
.
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held
at 1:00 P.M., FRlDAV;FEBRUARY-8, 200~-IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
MARK J. MORMAR AND SAMARA FARBER MORMAR
BOARD OF APPEALS FILE NO. 010-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning
Bylaw Section 139-33A (aherationlextension of a pre-existing nonconforming
structure/use), and, to the extent necessary, reliefby SPECIAL PERMIT under Nantucket
Zoning Bylaw Section 139.18 (parking Requirements). Applicant proposes to convert the
frrst floor of an existing two-story mixed use structure, by converting about 1028 square
feet of first floor space from use as a gallery to use as one (1) office. In addition,
Applicant is proposing to construct an exterior stoop/stairs to provide adequate access
into the building and interior stairs leading to the second-floor apartment that would be
sited within the northerly required five-foot side yard setback area, but no closer than the
existing structure which is sited as close as about 3.7 feet from that lot line. A majority
of the new entrance stoop/stairs would be sited outside of the required setback area. All
required parking would be provided on site, however, due to the ~gular shape of the
Locus, relief might be necessary to validate the parking layout as proposed. The Locus is
nonconforming as to parking with the gallery use; and frontage, with the Lot having
about 24.29 feet of frontage along Washington Street Extension in a district that requires
a minimum frontage of 40 feet.
The Premises is located at 91 WASIllNGTON STREET EXTENSION,
Assessor's Map ??',! ~1.,f..ar~I~P\an aOQk 16~ P.ag.e_127J.ot 1~_The property Jszoned
ResideIitUil:'COmmercial.
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ancy J. vUi11llWW
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TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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MINIMUM FRONTAGE: 40 I
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DEED AND PLAN REFERED TO HEREON. BUILDI~~GS. MONUMENTS,
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I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE
mAT THE PRD,11SES SHOWN ON TnIS PL/Jl ARE
LOCATED WlmlN mE A1- SU:> ZONE A,S DELINEATED
ON mE "FIR/A" MAP OF COMMUNITY NO. 250230;
MASS. EFFECTlYE:7-2..-92. BY mE FEDERAL
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SCALE:, 1"--:.. 20' DA TE: 1/7/2002
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5 WINDY WAY
NANTUCKET, MA. 02554
DEED REFERENCE: wC:r', HI F(\ (18
PLAN REFERENCE: Po \0/11..7
ASSESSOR'S f,1AP: ;:;1, I, 4 PCL. :;
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I HEREBY CERTIFY TO THE BEST OF MY K~WWLEDGE
THAT THE PREMISES SHO\\N ON THIS PLAN ARE
LOCATED v,mllN TriE A1- S'- s ZO~iE AS DELINEATED
ON THE ~FIR/"\" MAP OF COMMUNITY NO. 250230;
I.IASS, EFFECTIVE: (- 2. - 92- BY THE FEDERAL
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SCALE:, 1"-;. 20' DATE: ,1/7/2-002
,.pREPARED FOR:
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5 WINDY WAY
NANTUCKET, MA. 02554
DEED REFERn~CE: Pi: 1, H:l F~'. II$'
PLA~~ REFEREN CE: Po ; 0/ I L 7
ASSESSOR'S MAP: ~:;, I, <+ PCL. ::;
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Town of Nantucket
ZONING BOARD OF APPEALS
RECEIVED
BOARD OF ASSESSORS
JAN 0 7 200Z
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER......... .(X1ox.~. ,...... .(1). Q.(~...........
MAILING ADDRESS...... ...... ... ... ...... ... ...... ......... ... ... ... . ........ ... ... .....
PROPERTY LOCATION............~}.. ..l~~-1.~~h.'! f.l.j .1M.... Q+~.
5S1'-f-005
ASSESSORS MAP/P ARCEL... ... ... ...... ... ......... .. . ...... ...... ... ...... ... ... ......
APPLICANT... ... ... ...... ...... ...... .. . ...... . . . ... ...... .. .... ... ...... ... ... ...... ...... ...
SEE ATTACHED PAGES
I certify 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
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2)
.... .I/O. yO/................
DATE
...~c4...~
ASSESSOR'S OFFICE
Town of Nantucket
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