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Home My WebLink About018-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Da te : A-fJr/ i 7 , 2002- To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: Q/'t'-'"O";)... Owner/Applicant: UJ (/1, h rY1 fY)(t GoI y~ CPD1c(! S'f.epAef) 7/1 Pt^OcJX/ "T"I'US1?!.es cJ.p- /)t. T_ jtJOr()/~eL TrUST, Ownus , 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. ~A QflCf .. rM5 i ehai.rman 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 Q139-30I (SPECIAL PERMITS); ft139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS Map 68 Parcel 438 RC-2 2 Mary Ann Drive L.C. Plan No. 16514-33 Lot 584 Cert. of Title No. 19790 At a Public Hearing at the NANTUCKET BOARD OF ZONING APPEALS held at 1 :00 P.M., FRIDAY, FEBRUARY 8, 2002, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, 02554, on the Application of WILLIAM McGUIRE and STEPHEN THEROUX:, TRUSTEES ofM.T. NOMINEE TRUST, OWNERS and APPLICANTS, c/o 2 Mary Ann Drive, Nantucket, Massachusetts, Board of Appeals File No. 018-02, the BOARD made the following Decision: 1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-16C(2) to validate a said to be unintentional front yard setback intrusion of about two (2) inches, not greater than five (5) feet into the required 20-foot front yard setback area, and not closer than four (4) feet from a lot line along Old South Road, with the siting having been reasonably based upon a licensed survey. To the extent necessary, Applicants are also seeking a MODIFICATION of the Decision in BOA File No. 006-01, which allowed a waiver of parking for the office building with apartment in the basement based upon compliance with the Exhibit A attached to said Decision. Applicants now ask to substitute the new "as-built" plot plan as new Exhibit A In all other respects the Locus and structure is said to comply with dimensional zoning requirements, as modified in said Decision. The Premises is located at 2 MARY ANN DRIVE, Assessor's Map 68, Parcel 438, Land Court Plan No. 16514-33, Lot 584. The property is zoned Residential-Commercial-2. 2. The Decision is based on the Application and materials submitted with it, and the testimony and evidence submitted at the Hearing. There was no opposition to Applicants' request for relief and no letters on file. The Planning Board made no recommendation as the matter was not of planning concern. 3. Applicants, through counsel, represented to the BOARD that they engaged the services of licensed professional surveyors, Nantucket Surveyors, Inc., to compute the staking requirements and install batter boards for the proposed building on the Property in the spring of 2001. Applicants provided the BOARD with a staking plan marked "NSI STAKING PLAN" and a letter from NSI Surveyor, Michael S. Bachman, dated February 1,2002, that confirmed the NSI had positioned the building on the lot. The NSI Site Plan dated February 1,2002 shows that the comer board of the porch on the southern side of the property encroaches approximately .17 feet (2:t inches) into the front yard setback area. Applicant and Owner Steve Theroux represented to the BOARD that the setback intrusion was inadvertent and unintentional, and he paid NSI to site the building in conformity with front yard set back requirements and provided -- his contractor with this survey information. One member ofthe BOARD expressed concern about the Applicants' failure to leave a margin of error when designing the building, and another member of the BOARD noted the setback was "de minimus". 4. Therefore, based upon the foregoing, the Board finds that the front yard setback intrusion of approximately two (2") inches is unintentional and the Applicants relied on a licensed survey from Nantucket Surveyors, Inc. when they sited the building on the Property. Moreover, the Board finds that the 2:t" setback intrusion does not extend greater than five (5') feet into the front yard, and the structure is not closer than four (4') feet to the front lot line along Old South Road; and SPECIAL PERMIT relief is appropriate in this case under Section 139- 16C(2) ofthe By-Law. In addition, the Board makes the requisite finding that the burden of correcting said intrusion substantially outweighs any benefit to an abutter of eliminating the intrusion. 5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTS a SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-16C(2) to validate the siting of the structure upon the following condition: a. The structure is in substantial conformance with the Modified Site Plan prepared for William McGuire and Stephen Theroux by Nantucket Surveyors, Inc., dated February 1, 2002, a reduced copy of which is marked as Exhibit A and attached hereto. 6. The Board further approves the site plan as described above under Nantucket Zoning By-Law Section 139-23. Dated: Nantuc~, MA Aprillf---. 2002 - 0- " 8: iii:l:: ,1C ex: :':w , --' :'::"0 t-~ ~ o' ...r ~ ~ ;.... '-'''' L"- :; ;z:. '''-~ ,~o oS'.';i11' ,.;;..\-- , , .~ ~ MIC EDWARD S. TOOLE Feb 05 02 04:18p Vau~han, Dale & Hunter,PC (508)228 3070 p.4 -- -.. ..,. N .l- .; III .... .. ...i Q. cj .l - OLD .197$ C{">JMo SOUTH . --vrvTy r~ ~ _ - l.c.DOc" VAI.f4eu- ROAD '16StJ.r _ I\\'2.w f.II) 11-0 P{AN ll'?A L,,"~ ~Cff'J. 0. . 'CLAN '..'ttI CB FND. ClOP BROKEN) ClIIlENT ZCN\G: 1lC-2 I P.\IJl. I'HUI lOT SZE: !lXl() SF. IWUI FAONTAIIE: 4l FT. FRlINTTARl SET8AQ<: 20 FT. liIE NIl ~ SEl1Io\CI(: li FT. AUD\lAII.E: G..CA: 50a DSlIG G..CA: 221 ~ RIII~UI!;IIE1IltN\_'IllS1'\DT1UH - 01 G.RlD<l llEUI!l NO I\NG IF IKQQ -II'FIUI~I.s.__ __S__ MIlE" mu: ___Ill A -... UMT. I _ lBITFT 10 111: IBT '"' '" IIN1oolBlOE !HAT 'lIE: _ __ IlII 116 PIAN__ LIleA1ID ....., K X ZIlII: AS ~1fD ON _ _ flAP f1F ClIItUm In _ -. ~M: 11_ II' 1IE:-. --~. NB.2W72 ttti.~ / / j If{ .;) )0.. .... ~ ::> ~ .:Ji rELE. PED. o D HAND- a HOlE CATV PED. ~ [p Q "" ~ ~~ ~' k! ~ t '- .>- 0::, ~ EXlS1N3 al!GT1ONS AS~T PLOT PlAN .. NAHlU:la. ~ ~ 1-.z 1Jf.11:: 2-HI2 IHD Ie'"EH:N:E: lCJJOC. 191547 FUN F&'l:R!NCE: LC.l'W1IS14-J3 ASSESsllRS IlEFEJUCE: IW': 68 PMCEl.: GI PllEPNlED FOR: \IlLW'l I'DUlE & S1'El'IeI netDUX 1RUSlfES NHffilClCET SUM.YlJlS NC. S WNlY WAY MIW1\JCIlET. w.. 02S54 TOWN OF NANTUCKET . BOARD OF APPEALS NANTUCKET, MASSACHUSBTIS 02554 NO'fJ.r~ A Public Hearing of the N. ANTU. __ C.1'E... T ZONING BOARD OF APPEALS will be held at 1:00 P.M., l'RIDAY~FEBRUARY 8,2002,- IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: WILLIAM MCGUIRE AND STEPHEN THEROUX:, TRUSTEES OF M.T. NOMINEE TRUST BOARD OF APPEALS FILE NO. 018-02 Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-16C(2) to validate a said to be unintentional front yard setback intrusion of about two (2) inches, not greater than five (5) feet into the required 20-foot front yard setback area, and not closer than four (4) feet from a lot line along Old South Road, with the siting having been reasonably based upon a licensed survey. To the extent necessary, Applicants are also seeking a MODIFICATION of the Decision in BOA File No. 006-01, which allowed a waiver of parking for the office building with apartment in the basement based upon compliance with the Exhibit A attached to said Decision. Applicants now ask to substitute the new "as-built" plot plan as new Exhibit A. In all other respects the Locus and structure is said to comply with dimensional zoning requirements, as modified in said Decision. The Premises is located at 2 MARY ANN DRIVE, Assessor's Map 68, Parcel 438, Land Court Plan No. 16514-33, Lot 584. The property is zoned Residential- Commercial-2. TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. DoA.Fonn 1:-09 1l..llTUCKET ZONINa DOlillO OJ? 1I.PPE1I.LlJ TOWll 1\ND COUNTY DUILDINa, '111ll1TUCKET, HA 02554 , Date C1\DE llO~c2L. ~PPLICATION FOR RB~IEF Owner's name(;..;) : Mailing addre:J:J: Applicant1s name: William McGuire 'and Stephen Theroux, Trustees of M.T. Nominee Trust c/o Nantucket Architecture Group, P.O. Box 1814, Nantucket, MA 02554 same M~iling addre:Js: same Location of lot: Assessor's map and parcel number 68 _ 438 street address: 2 Mary Ann' Drive Registry Land ct Plan, Plan Bk [, Pg or Plan File 16514-33 Lot~ Date lot acquired: Q.U~"'!"" Deed Ref r~~l~ Zoning district RC-2 Uses on lo~ - commercial: None commercial HCD7~ or - number of: dwellings~ duplex~ apartments___.rental rooms___ Building date(s): all pre-0/72? Building Permit appl'.n. Nos. 2001 C of O?~ or " ,'." Case Nos. all BoA application:J, lawsuits: 006-01 state fully all zonin~ relief sought and respective' Code sections and subsections, speclfically what you propose compared to present and what grounds ~ou urge for BoA to make each finding per Section 139-321\ if Varlance, 139-30A if a Special Per;nit(;i;l)1S1 139-33A if .toalter or--extend 'il nonconforming u:Je) .' If .:ippeal per 139-31A &B _ , attach decision or orderl appealed. OK to attach addendum~. Section 139-16C(2) of the two (2") inches of the new t~enty (29') f9?~ f!o?t yard Applicants seek a Special Permit purSuant to By-Law to cure an unintentional intrusion of commercial building on the property into the set back area. See Addendum "A". 11 Items enclosed as part of this Application: orderl addendum2 xx Locus map xx Site planxxx showing present xx +planned ~s'truct~ Floor plans present proposed elevatIOns (HDC a~proved?ye~ Listings lot area xx~rontage x~ etbacks xx GCR xx oarklng data- Assessor-certifieaaddressee ll:Jt <1 sets XX-maj.llng labeL;; 2 setsxx f200 fce payable...to..-Town 'of Hantucket. xx proof:.!. I cap I c6vcnant - (If an appeal, ask Town Clerk to sena-Uldg Comr1s record to DOA~ -, , "" '" .. . . ." ... ."... I certify that the req '~ cd information submitted is substantially complete and tru~:to t b 0 my knowle4ge, under the Rains and penalties of perJury. ~: ., .., I., ." '." .. M.T. Nominee Trust, B ey SIGNATURE: " licant _ AttorneY/XDCJW'ln~ Kevin F. Dale, 3(If not owner or attorney, enclo:;e proof of authority) --l:z ~~: :z::- nS'~ I;.'::' f"'T1 " . ::0 r.", ;x:: FOR Do)Y15fFICE USE Application copic-~/i-c~ 'd: "'4"j~C~or'-' -" f~r BoA o~h~~'~ One copy filed with Town Clerk onfl!6z ~vt...(b'tj complete? V . One copy eac;:h,~o .?lannin.g..Bd ""d ~Uild~r,g"D';'P.t~/f/Jiii $200 fee check given' Town Treasurer on~~~_~ aived?_ Haartng notice posted~aile~~~ [, }1~~~~~ Hearing(s) on__!__!__ cont'd to__!__!__, __!__!__ ~ithdrawn?__!__!__ Decision due bv / / n1."i!,., / r.': ., __, ,.,..,..... d N .~-O C- ~ ~ f: ~ . , --- ---- -0 ~ e:;, - ITI CJ ADDENDUM Applicants, William McGuire and Stephen Theroux, Trustees ofM.T. Nominee Trust (MT), are local architects who own the property located at 2 Mary Ann Drive. On January 12, 2001, the Board voted to grant MT a Special Permit under Section 139-18 of the By-law to waive four (4) required off-street parking spaces and to construct an office building with a basement apartment on the property (File No. 006-01). MT registered the Special Permit Decision at the Nantucket Registry District, obtained a Building Permit for the project, and engaged the services of Nantucket Surveyors, Inc. (NSl) to survey the property and stake the foundation of the proposed building. On or about May 9, 2001, NSI prepared a "Staking Plan" for the building and installed batter boards for the foundation. (A copy of the "Staking Plan" is attached.) After MT constructed the building on the property, it obtained an "As-Built Plot Plan" from NSI dated November 6,2001. This "As-Built Plan" reflected that the southerly side of the building intruded by approximately two (2") inches into the t\venty (20') foot minimum front yard set back required in the Residential-Commercial-2 zoning district. In all other respects, the property conforms to current zoning regulations, as modified by Special Permit No. 006-01. The ground cover of the building is 1102.20 square feet and the ground cover shown on the Site Plan approved by the Board is 1100::1:: square feet. The siting of the existing building t\VO (2") inches into the twenty (20') foot front yard set back along Old South Road was unintentional and inadvertent. MT reasonably relied on the expertise ofNSI to site and stake the foundation of the building. and provided its contractor with a copy of the NSI Staking Plan prior to construction. In these circumstances, it is reasonable for the Board to grant MT Special Permit relief to cure this de minimus front yard set back intrusion pursuant to Section 139-16C(2) of the By-la\v. Further, the requested Special Permit v.'ill not be substantially more detrimental to the neighborhood than the existing permitted use of the property and the Board may grant this relief without undermining the intent and purpose of the By-law. MT asks the Board of Appeals to grant it a Special Permit under Section 139-15C(2) to cure this de minimus front yard set back intrusion. -: / , . . .. . .... ..,- ..~.i".""""". JIw f -- C .....,..~ ~ .,. ~ ~ ~ .......... ' ~ ~. 0- ... .... - ...... # .. .......- -- - .,.. I ;/ . .. . U> '. W\ .r c- \J'I T ------ ~ \/\ "l"" " .J'\ '"'T " T I OLD 1975 CQ SOUTH VNTY TAA1NG' (PUBLIc - R - L.C.DOC.#16561 ~Rt4BLE WlO TH) 0 AD ROAD PLAN Q ~A WER #1 I PLAN #200 I I -/ - - - ~ ~ co --- - 40.00' 181.97' C8 FND. CTOP BROKEN:> CURRENT ZONING: RC-2 / P.W.R. MINIMUM LOT SIZE: 5000 S.F. MINIMUM FRONTAGE: 40 FT. FRONTYARD SETBACK: 20 FT. SIDE AND REAR SETBACK: 5 FT. ALLOW ABLE G.C.R.: 50% EXISTING G.C.R.: 22% :t: FOR PROPERTY LINE rETERMlNA TlON THS PLOT PLAN REUES ON amENT rEEDS AND PLANS OF RECCHJ, VERFIED BY FELD r-EASUREMENTS AS SHOWN HEREON. THtS PLAN IS NOT ~PRESENTED TO BE A TITLE EXAMNATION OR A ~CORDAa.E SURVEY. I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PREMISES SHOWN ON THIS PLAN ARE LOCATED WITHN THE X ZOOE AS DELNEA TED ON THE "FIRM- MAP a:- COMMUNITY NO. 250230; MAss. EFFECTIVE: 11-6-90 BY Tit FEDERAL EMERGENCY MANAGEMENT AGENCY. N.S. 235/72 ~ ~ Q '<t" N ~ ...... Il1 \0 ...... ~ .J 0... U .J " ~ !j .. ;:::~ <' ~kf ~ ~ ~ \.. .>- 0::: ~ AS-BUILT PLOT PLAN IN NANTUCKET. MASSACHUSETTS SCALE: r=20 DATE: 11-6-01 DEED REFERENCE: LC.DOC. #91547 PLAN REFERENCE: LC.PL.16514-33 ASSESSOR'S REFERENCE: MAP: 68 PARCEL: 438 PREPARED FOR: WILLIAM MCGUIRE & STEPHEN THEROUX TRUSTEES NANTUCKET SURVEYORS INC. 5 WINDY WAY NANTUCKET, MA. 02554 N 7041 _c - ------ @) 2-89 oA Form _ '",. .: J NANTUCKET ZONING BOARD OF APPEALS -' . t'; E.SSO?S TOWN AND COUNTY BUILDING . u'f p..SS NANTUCKET, MA 02554 t)tvr'(\V ~ 1~~' utC1 ~SSESSOR'S LIST OF PARTIES IN INTEREST ,O\NN 0 ,p.. ROPERTY ~~C~t: 'de I .PPLICANT FOR RELIEF DDRESS OF PROPERTY: * * .SSESSOR'S HAP - LIST OF PARTIES INCLUDING ADDRESSES *(OR SEE ATTACHED ~): = certify that the foregoing (or the attached ____) lists all persons, ~atural or legal, who are owners of abutting property, owners of land iirectly opposite on any public or private street or way; and abutters of :he abutters and all other land owners within three hundred feet of the ~roperty line of Owner's property, as they (and their address) appear on :he most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code ::hapter 139, ~139-29D(2)]. 11/;)0/0) Jate I / ~r7cLc Assessor's Office Town of Nantucket o~. ~NOTE: Applicant (Petitioner) should include with the lot for which zoning ~elief is sought, any commonly-owned abutting lots which might become involved in the zoning matter. List map and parcels for each abutter. ;~~:~tted by v~al1r.a~le, P. C. 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I ........ ~ ~ ~ ~ g g 0< tl tl ~ ~ ~ ~ ~ ~ tl t<l tl ~ ~ tl ~ ~ ~ ~ :.: :.: ~ ~ ~ t' o o III ~ .... o ::s tf.l 0 0 0 0 0 0 0 o t' t' t' t' t' t' t' ~ tl tl tl tl tl tl tl :.: tf.l tf.l tf.l tf.l tf.l tf.l tf.l o 0 0 0 0 0 0 ~ ~ ~ fi fi fi ~ fi :.: :.: :.: :J:: :.: :J:: :J:: -:' i.:. TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: March 10 , 2001 To: Parties in Interest and Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 006-01 Owner/Applicant: EDWARD C. MURPHY, TRUSTEE OF OLD SOUTH REALTY TRUST, FOR HIMSELF AS FORMER OWNER, AND FOR WILLIAM MCGUIRE AND STEPHEN THEROUX, TRUSTEES OF M.T. NOMINEE TRUST 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 TWEKTY (20) days. Michael J. O'Mara, 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 ~139-301 (SPECIAL PERMITS); fil39-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. I _ _ _ _ _ _ _ . _ . -.I.. -;' NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS Map 68 Parcel 438 RC-2 2 Mary Ann Dri ve L.c. Plan No. 16514-33 Lot 584 Cert. of Title No. 19790 At a Public Hearing of the NANTliCKET ZONING BOARD OF APPEALS held at 1 :00 P.M., Friday, January 12,2001, in the Conference Room, Town Annex Building, 37 Washinbrton Street, Nantucket, ivlassachusetts 02554, on the Application of EDWARD C. MURPHY. TRUSTEE of OLD SOUTH REALTY TRUST FOR HIMSELF AS FORMER OW:\ER, and for WILLlAM McGUIRE and STEPHEN THEROCX, TRUSTEES OF M.T. :--;OMINEE TRUST, CONTRACT PURCHASERS and CURRENT O\VNERS, c/o 20 Federal Street, Nantucket, Massachusetts 02554, Board of Appeals File No. 006-0 I, the BOARD made the following Decision: I. Applicants (McGuire/Theroux) are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-18 (Parking Requirements). Applicants are seeking a waiver of four (4) of the seven (7) required parking spaces for a proposed structure that will contain one (1) office and one (1) basement apartment. The new building on the Lot will meet all dimensional zoning requirements, other than parking. To the extent necessary, Applicants are also seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-20 to \...aive the loading zone requirements. Finally, Applicants are seeking SITE PLAN APPROV AL under Section 139-23 of the By-law. 2. The Decision is based on the Application and materials submitted with it, and the testimony and evidence presented at the Hearing. The Planning Board recommended that Applicants provide all of the required off-street parking on the Property unless the Applicants took steps to limit the number of vehicles traveling to the Property. There was no other opposition to Applicants' request for relief and no letters on file. 3. Applicants, through counsel, represented to the BOARD they had purchased the Property on January 8, 2001 and intended to construct a new office building for their architectural business on the site. The Property has an area of approximately 5,0 I 0 square feet is locatcd on thc corner of Old South Road and Mary Ann Drive and has a required front yard set back of twenty (20') feet and a side yard set back of ten (10') feet from the other street. Applicants explained to the BOARD that their architectural business did not generate a great numbcr of vehicle trips to their office; their hvo (2) employees either walked to work or rode the municipal shuttle bus which has a bus stop near the Property. The Applicants met with most of their clients and contractors in the field. Applicants also stated to the BOARD that although eight (8) off-street parking spaces were required under Section 139-18 of the By-Law, the allocation of four (4) off-street parking spaces on the Property sufftciently provided adequate parking for the propused building uses: a 852i: square feet basement apartment and a I Yi slory archilectural office with an area 0 f 1,392.:: square feet, and a waiver of four (4) parking spaces was reasonable -I,..,...,,... Tn LY I~U in the circul11stan(;es. Moreover, Applicants stated to the BOARD that their architectural office did not involve the loading and unloading of transport vehicles and, therefore, no off-street loading ZOne was required under Section 139-20 of the By-Law. The BOARD agreed that given the nature of Applicants' architectural business, no off-street loading zone was required because the business did not require regulm st:rvice by transport vehicles; however, members of the BOARD expressed concern about the limited number of off-street parking spaces proposed by the Applicants given the mixed office/residential use of the Property but also acknowledged that the lot was a small, corner lot that made provision of all the required off-street parking spaces difficult. The BOARD noted that the Nantucket Historic District Commi:;sion CHDC") suggested that the parking area be sited on the rear of the lot and the building be located closer to Old South Road on the interior of the lot, away from the intersection of Mary Ann Drive and Old South Road. The HOC also stated that all vehicular access to the Property must be from Mary Ann Drive, not Old South Road. 4. Therefore, The BOARD tinds that given the special facts and circumstances in this Application, a waiver of four (4) off-street parking spaces is appropriate and not substantially more detrimental to the neighborhood than the existing use of the Property, subject to speCific conditions. One Member stated that the Property is vacant land and, in most cases, the: owners of vacant land should provide all required off-street parking spaces for the ovvner's project. Another Member took note of the Applicants' willingness to limit the number of vehicles using the Property and suggested the addition oft\vo (2) non-conforming, "stacked" parking spaces on the northerly side of the Property so that Appltcants would provide four (4) conforming parking spaces and two (2) non-conforming parking spaces. The BOARD acknowledges that unlike most commercial uses, Applicants' architectural business may not generate the need for all of the required off-street parking spaces and the provision for six (6) aggregate parking spaces was appropriate and in harmony with sound traffic policy and the general purpose and intent of the Nantucket Zoning By-law based upon the facts of this case. The BOARD noted that any change from the commercial use of the building as an architectural office would require additional relief from the BOARD. further, the BOARD tlnds the submitted Site Plan, as revised to retlect two (2) "stackeu" parking spaces as recommended by the BOARD, in addition to the four (4) approved off-street parking spaces, will complete and will meet the requirement of Section 139-23 of the By-Law To the extent necessary, the AOARD \vaivcs the requirement of an off-street loading zone under Section 139-20 of the By-Law because the proposed use of the building does not generate frequent deliveries by transport vehicles and is in harmony with the general purpose and intent of the Zoning By-Law. 5. Accordingly, by yIAJOR[TY VOTE (CYMara, Parent, Sevrens, Sanford in favor; Toole dissenting) the BOARD GRA1\TS the Applicants a SPECIAL PER!V1IT under Section D9-18 of the By-law and waives four (4) off-street parking spaces with respect to the construction and use of the proposed oftlce building with basement apartment on the Propet1y, subject to the following conditions: !\ Applicants shall provide four (4) wnfonning off-street parking spaces and two (2) non-conforming, "stacked" off-street parking spaces on the Properly as shown on ......1 dQ~:~n Tn ~I ....dl-l the Revised Site Plan prepared by Nantucket Architecture Group, Ltd. dated january 16, 2001, a reduced copy of which is annexed hereto as Exhibit" A"; B. Any change from the commercial use of the proposed building as an architectural office by these Applicants to another commercial use shall require further relief from this BOARD; C. Applicants shall maintain adequate natural screening, e.g., privet hedge, along the perimeter of the Property as shown on Exhibit "A"; D. Applicants shall provide their employees each year with a riding pass for the NRT A shuttle bus. E. The proposed commerciallresidential uses on the Property are limited to a commercial architectural office with a maximum floor area of 1,392,::: square feet and an 852i: square feet basement apartment. 6. Further, by MAJORITY VOTE (O'Mara, Parent, Sevrens, Sanford in favor, Toole dissenting), the BOARD hereby APPROVES the Revised Site Plan entitled "!\'EW BLJILDNG for M.T. TRUST. subject to the revisions recommended by the BOARD. The REVISED SITE PLAl' dated January 16,200 I reflecting a mixed use building with a maximum ground cover of II 00i: square feet with 1 ,392i: square feet of office space and an 8522: square feet basement apartment, is annex.ed hereto as Ex.hibit "A". Dated: Nantucket MA March -.bQ , 200 I \-lICH JL J .dj 7ci4r;~ D. 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