HomeMy WebLinkAbout020-02
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TOWN OF NANTUCKET
BOARD OF APPEALS
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NANTUCKET, MASSACHUSETIS 02554
Date:
PfY"'t
~
, 200 L
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
Owner/Applicant:
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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.
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 1139-301 (SPECIAL PERKITS)J U139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET WNING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55.1.4
Parcel 6
RC
97 Washington Street
L.c. Plan 8254-H, Lot 20
COT C0005/946
At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M.,
Friday, March 8,2002, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application ofNAUTICAN REALTY
COMPANY, INC., of P.O. Box 1222, Nantucket, MA 02554, Board of Appeals File No.
020-02, the Board made the following Decision:
1. Applicant is seeking relief by V ARIANCE under Nantucket Zoning By-Law
Section 139-11G (open space requirements). Applicant is seeking a waiver of the open
space requirement of 30% for a Major Commercial Development (MCD). Applicant has
received approval for an MCD in Special Permit #40-01 from the Planning Board.
Applicant is demolishing a pre-existing nonconforming commercial boat storage building
and replacing it with a new structure. Due to the existing industrial nature of the Locus
and surrounding area, Applicant can provide about 9.55% green space. The Lot currently
contains less than the required 30% green space. All other issues, including site plan
review, were dealt with during the Planning Board process and in issuance of said permit.
All other dimensional requirements will be met.
The Premises is located at 97 WASHINGTON STREET, Assessor's Map 55.1.4,
Parcel 006, Land Court Plan 8254-H, Lot 20. The property is zoned Residential-
Commercial.
2. The Decision is based upon the Application and materials submitted with it and
the testimony and evidence presented at the hearings. The Planning Board made a
favorable recommendation.
3. Applicant represented that the matter had been before the Nantucket Planning
Board and received Major Commercial Development Special Permit No. 40-01 to
demolish the existing boat storage building and reconstruct a new one with a larger
footprint than the existing structure. Due to the industrial characteristics of the site and
the fact that the Locus is situated in a heavily developed commercial area along the
harbor shoreline, proximate a shipyard, the Planning Board felt that the provision of the
required 30% open space would be impractical to meet. The Locus is presently
nonconforming as to the open space requirement. With the demolition of the structure,
and absent relief from this Board, the requirement would have to be met. Relief required
is by Variance and the Planning Board's jurisdiction only extends to Special Permit
reliet: with Variance relief solely within the jurisdiction of the Zoning Board of Appeals.
Site Plan review is within the purview of the Planning Board and not before this Board.
--
Applicant will provide about 9.55% open space and asks that the Board grant a waiver of
the remainder required. Perimeter screening will be provided and maintained per the Site
Plan approved by the Planning Board.
4. Therefore, based upon the foregoing, the Board finds that the waiver of the open
space requirement would be in harmony with the general purpose and intent of the
Zoning By-Law. The Board further fmds that a grant of relief by Variance is appropriate
in this case and that owing to circumstances relating to the soil conditions, i.e., existing
surface of the Locus and its being situated within an industrial area near the shore line of
the harbor, shape, i.e., with the Locus having an irregular shape, and the presence of
easements benefiting the Town of Nantucket, and especially affecting such land or
structures but not affecting generally the zoning district in which it is located, a literal
enforcement of the provision of this Zoning By-Law would involve substantial hardship,
fmancial or otherwise, to the Applicant, and allowing a waiver of the open space
requirement would not cause substantial detriment to the public good, and have little
impact as the open space requirement is not currently met, and the desirable relief may
be granted without nullifying or substantially derogating from the intent or purpose of the
By-Law. The Board further finds there would be a benefit to the neighborhood, as the
dilapidated storage building would be replaced with a new one.
5. Accordingly, by a unanimous vote, the Board GRANTS the requested relief by
VARIANCE under Nantucket Zoning By-Law Section 139-11 G to waive the open space
requirement, upon the following condition:
a. The structure and screening shall be done in substantial compliance with
the "Plan to Accompany MCD & BOA Application", done by Leo C. Asadoorian of
Blackwell and Associates, Inc., dated January 26,2002, a reduced copy of which is
marked as Exhibit A and attached hereto, which also indicates provision of a minimum of
about 9.55% green space.
Dated: April t ' 2002
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CURRENT ZONING aASSlFlCATlON:
Residential Commetelol (R.C.)
MlNlWt.I LOT SIZE: 5000 S.F.
-~INlt.IUt.l -f'R()NT~: 40 FT.
FRONT YARD SETBACK: none
REAR/SIDE SETBACK: 5 FT.
GROUND COVER X : 50X
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PERAlANENT EASEMENT
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N4NTlJCKET; NED:S20/269
PlAN FILE: 49-0
55.1.4-35
PtMJJS""'rPARKEJl
ICENNE1I1 PHlICER. 1RUSlEES
UIION S1RED IlEAllY TIlUSl
(Q)374-13
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55.1.4-31
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.!O) 408-342
1PCl 18/28
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C.\JOBS\LCA\IMS\HB2427\MCDJAN02.clllg 01/26/02 05:23'25 PM EST
.""55.'1:4"37
OM!S ~ SAm. Jr. ~A~ TO
ICA1HlfIN II. SA'llE
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& 18.0.A. A~plDc;ti~B'Q
Nantucket. llall.
prepared for:
NAUTICAN REALTY COllPANY,Inc.
-Ig}.wASWNGroN sr:-OO.
1.=30' JAN. 26, 2002
LBO C. ASAJ)OORWI. P.L.S.
BLACKRLL an4 ASSOCIAm. In&.
.}1po~-lAM~
%0 T8ASDAU ClRCU
NANf'UCKrr. JIASS. 0Z554
Lm2/1 (608) US-90%6 BZ42'l'
IIfJTe Sfl(JllUttl7It1N$ .- 1DItDN
NIE" _ WIU-TIX -
OWNERS REF ~ tWmCNl RtH.lY COIAPNrf lNC.
11TI.E: CDrr. or 1l'II.E 5948
LC CASE: 8254 -H (LOT 20) MAP: 55.1.4-006
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETIS 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, MARCH 8, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
NAUTICAN REALTY COMPANY, INC.
BOARD OF APPEALS FILE NO. 020-02
Applicant is seeking relief by VARIANCE under Nantucket Zoning By-Law Section 139-11G
(open space requirements). Applicant is seeking a waiver of the open space requirement of 300.10 for a
Major Commercial Development (MCD). Applicant has received approval for an MCD in Special
Permit #40-01 from the Planning Board. Applicant is demolishing a pre-existing nonconforming
commercial boat storage building and replacing it with a new structure. Due to the existing industrial
nature of the Locus and surrounding area, Applicant can provide about 9.55% green space. The Lot
currently contains less than the required 30% green space. All other issues, including site plan review,
were dealt with during the Planning Board process and in issuance of said permit. All other dimensional
requirements will be met.
The Premises is located at 97 WASHINGTON STREET, Assessor's Map 55.1.4, Parcel 006,
Land Court Plan 8254-H, Lot 20. The property is zoned Residential-Commercial.
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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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CURRENT ZONING CLASSifiCATION:
Residential Commercial (R.C.)
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER ~ :
5000 S.F.
40 fT.
none
5 fT.
50l'.
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55.1.4-34
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UNION SlllEET RfAlTY TR.
(0) 224-224
(Pl.) 16/127
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PERIlANENT EASEA/ENT
E -7; .CO()NTY.()F
NANTUCKET; OEEO;S20/269
PlAN FILE; 49-0
55.1.4-35
'N/f
PIM.l.IS A. PARKER
KENNETH PARKER. TRUSTEES
UNION STRUT RfAlTY TRUST
(0) 374-83
(Pl.) 16/5
_ FLOOD zriNE UNC / '"
1iU.: FlJIA _.2501JO-II0
JlJl.Y 2, 1191
55.1.4-36
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t.l1CHIa RAllOS
DUSTY J. R.\t.IOS
(Ol . _-342
(I'Ll 19/28
. OENOTES9.5SXGREENSPACE (Z9S6S.F.:t)
El DENOTES 62.38XGRAVEL AREA (2t.389S.F.i:)
.~ DENOTESS;67X EXISTING'81T.CONC.{1;943S.F.i:)
NIITE: SPOT EI.E'IATIONS SHOWN HEREON
ARC II 19J4 1W.F-11Dt" DATU//,
'55;1.4"37
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KATHl!EN II. SAYLE
(~~)5f9i~~8A~~(Q)M~l~~fM~lDJ
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prepared for:
NAUTICAN REALTY COMPANY,Inc.
#97 WASHINGTON ST. [XT.
'"=30' JAN. 26, 2002
LEO C. ASADOORIAN. P.L.S.
BLACKWELL and ASSOCIATES, Inc.
.PFofcuWnal.LrJM.~
20 TEASDALE CIRCLE
NANTUCKE'/'. JlASS. 02554
LE02/6 (608) 228-9026 B2427 .'
OWNERS REF.: NAUTICAN REALTY COt.lPANY INC.
TITLE: CERT. or TITLE 5946
LC CASE: 8254 -H (LOT 20) MAP: 55.1.4-006
GRAPHIC SCALE
,1. .
O' 15' .lO' 60' go'
C.\JOBS\LCA\IMS\HB2427\MCDJAN02.dwg 01/26/02 05:23:25 PM EST
NANTUCKET PLANNING BOARD
Nautican Realty Company, Inc.
Major Commercial Development (MCD) Special Permit (#40-01)
and Major Site Plan Review
Nantucket Planning Board Decision-February 12,2002
A. Procedural History
1. Application for a Major Commercial Development Special Permit and Major Site Plan Review,
pursuant to Sections 139-11 and 139-23 of the Nantucket Zoning Bylaw. (hereinafter referred to
as the "Applicant") and filed with the Planning Board on December 11,2001. The property is
owned by Nautican Realty Company Inc and located at 97 Washington Street (Extension).
2. A public hearing on the Special Permit application was held on January 14, 2002 and closed on
the same date.
3. This Special Permit application was accompanied by a Plan, entitled "Plot Plan, Nantucket,
Mass., Prepared for Nautican Realty Company, Inc." prepared by Blackwell and Associates,
Inc. dated April 30, 2001.
4. The plans and other submission materials were reviewed by the Planning Board, its staff, and
town officials including the Fire Chief and the Conservation Commission Administrator at a
coordinated review held on January 9, 2002. This application was referred to the Board after
discussions with the Zoning Enforcement Officer. There was some confusion as to whether the
applicant was required to appear before Planning Board. Prior to the referral, the applicant had
already received approval from the Conservation Commission and the Historic District
Commission to proceed. Throughout its deliberations, the Planning Board was mindful of the
already granted approvals, the statements of the applicant and their representatives, and the
comments from staff.
B. General Information
a. Project Proposal: The Applicant proposed a replacement boat storage building on a property
approximately 34,289 it in size, (Lot 20, LC 8254-H). The existing steel frame structure,
known as the "Butler Building" would be replaced by a slightly larger building with a footprint
of 7,680 rr in size. The building would contain storage, an area where minor repairs are
conducted, and a half-bathroom. The buildings would be accessed through a gravel driveway
and parking area. The pre-existing curb-cut on Washington Street (Extension) is greater than
the requirement of a 24-foot maximum curb cut width, as specified by the Zoning Bylaw. The
applicant's property is now served by municipal water and sewer service.
1 East Chestnut Street. Nantucket, MA 02554 . (508) 228-7233 . fax (508) 228-7298
email: nanplan@nantucket.net
--
Nautican Realty Company, Inc.
MCD Special Permit
#40 -0 I
2
b. The subject property is located in the Residential-Commercial (RC) zoning district. On the
FY2001 Town Tax Map 55.1.4, the property is shown as parcel 6. The property is utilized with
a boat yard property on the east side of Washington Street (Extension) that has been in existence
since circa 1930. The subject property has been operated as a boat storage facility since the mid-
1950s and the existing building was erected between 1967 and 1969.
c. The Board notes that because the applicant is razing, rather than refurbishing the existing
building, the applicant must seek an MCD permit. The Board recognizes that there are valid
and desireable reasons to do so but this approach is somewhat responsible for the confusion
in regard to permitting. Pre-existing commercial uses may be generally expanded until their
new area of expansion trips an MCD threshold. (see 139-11 C, extension and alteration)
c. Findings
1. Special Permit and Site Plan Review Criteria
a. The Planning Board considered the application for conformance with the Major Commercial
Development (MCD) requirements of ~139-11 of the Zoning Bylaw and the Planning Board's
Requirements and Guidelinesfor Major Commercial Developments.
b. Th~ Planning Board considered the requirements of ~139-23 of the Zoning Bylaw, which
specifies the contents for Major Site Plan Review, as the subject application fell into both the
MCD and Major Site Plan review categories.
c. The Planning Board considered the project's fulfillment of the Review Objectives and
Performance Standards for Major Site Plan Review, as described in ~ 139-23 of the Zoning
Bylaw.
d. The Planning Board considered the criteria of ~ 139-30 of the Zoning Bylaw which states that
the Planning Board may issue special permits for structures and uses which are in harmony with
the general purpose and intent of the Zoning Bylaw; such permits may impose conditions,
safeguards and limitations intended to ensure that the use or structure is in harmony with the
general purpose and intent of the Zoning Bylaw.
e. The Planning Board considered ~ 139-11 of the Zoning Bylaw, which lists a number of
conditions, safeguards and limitations that the Board may impose on the MCD, but noted that
the Planning Board is not limited by the conditions listed in this section.
f. The Board considered the applicant's request for a waiver of the bike path requirement.
g. The Planning Board considered a requested special permit for "storage and warehousing,
including properly screened open storage of goods and materials," as specified in ~ 139-
9B(2), which may be granted provided that the Board finds that the use is in harmony with
Nautican Realty Company, Inc.
MCD Special Permit
#40 -0 I
3
the general purpose and intent ofthe Zoning Bylaw, and that the use will not be inherently in
violation of ~ 139-7E( 4), which requires that uses are not injurious, obnoxious, offensive,
dangerous or a nuisance to the community or to the neighborhood.
2. Specific Findin1?s
a. The Planning Board finds that the application submission is complete with respect to the
requirements of Section 139-11 of the Zoning Bylaw and the Requirements and Guidelines
for Major Commercial Developments.
b. The Planning Board finds that the Applicant's Site Plan is substantially in compliance with
the Major Site Plan Review Required Contents, Review Objectives and Performance
Standards as outlined in ~ 139-23.
c. The Planning Board finds that the proposed exterior lighting is in conformance with Planning
Board standards.
e. The Planning Board finds that adequate water supply and sewage disposal will be met.
f. The Planning Board finds the storm drainage facilities, as proposed are adequate.
g. The applicant indicated during the public hearing that the proposed use constitutes a
relocation of an existing business on Nantucket, and will not result in the addition of new
employees. Therefore, the Board finds that a waiver of the inclusionary housing provisions of
~139-11(J) is justified.
h. The Board fmds that the project is not significantly different in scope, location or purpose to
warrant a bike path contribution or construction and waives this requirement.
1. The Planning Board finds the proposed structures and uses are in harmony with the general
purpose and intent of the Zoning Bylaw.
J. The Planning Board fmds that the uses will not inherently be in violation of ~139-7(E)(4).
D. DECISION and CONDITIONS
Based on the foregoing findings, the Planning Board voted 5 to 0 on January 14,2002 to
APPROVE the application for the following special permits, in accordance with the referenced
sections of the Nantucket Zoning Bylaw:
· Major commercial development special permit, ~ 139-11.
· Major site plan review, ~ 139-23.
· Storage and warehousing, including properly screened open storage of goods and materials,
~ 139-9B(2)(b).
Nautican Realty Company, Inc.
MCD Special Permit
#40 -01
4
The grant of the above-referenced special permits is conditional upon the following:
1) The motor vehicles (boats) serviced and stored on the site, in accordance with the special
permit granted pursuant to 9139-9B(2)(g), shall be limited to the storage of a maximum of
145 boats defined between 15 and 35 feet. This number does not include dinghies, canoes,
small sailboats (ie: sunfish@-type,etc.) and other small boats under 15 feet, which may be
stored upon the site as an accessory use without limitation.
2) All minor maintenance, which shall only be allowed as ancillary and accessory to the storage
of boats, involving the use of hazardous materials such as varnishes shall take place within
the building on a concrete wash-down and work pad.
3) The applicant shall submit a plot plan prepared by a registered Land Surveyor showing the
location of parking spaces and the area of 30% Open Space in compliance with the Nantucket
Zoning Bylaw, unless granted a variance by the Z.B.A pursuant to the 139-16 E (3). The
Planning Board hereby waives the loading zone.
4) All exterior lighting shall be directed downward and shall not cast glare onto adjacent
properties or roadways.
5) No certificates of occupancy shall be issued until the Planning Board has determined that the
site improvements have been installed in accordance with the approved plan.
RECORD OF VOTE
The following members of the Planning Board voted to APPROVE the application for the
above-referenced sp ial p rmits, as conditioned:
~l pd o~
COMMONWEALTH OF MASSACHUSETTS .. I_
. "WI" I ""rJ. V~A . F.(.A(). I ~ .2002
Then personally appeared J()hv\ I' ~ v - . one of the above-named members of the Planning Board of Nantucket,
Massachusetts and acknowledged the foregoing instrument to be hislher free act and deed before IF\.... . t>v. ~ I II
Filed with the Town Clerk on: ~ ~~y Commission Expires:
DAWN E. HILL
Notary Public
My Commission Explru
()ctOber24.2008
RECE"VED
BOARD OF ASSESSORS
Town of Nantucket FEe 0 5 200l
ZONING BOARD OF APPEALS TOWN OF
NANTUCKET,MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER..........N.~.~......~...........
MAILING ADDRESS............ u................. U ................ uk............ u....
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PROPERTY LOCATION......................................... (.1 ~. .......... .Q...:
ASSESSORS MAP/PARCEL............ .S.S .,y....:. b..... .....................
APPLlcANT................\).~....:....D.~.................
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~d
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 139-290 (2)
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