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Home My WebLink About023-02 -- TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: IJ-pr/l 8 , 2ro2- To: Parties in Interest and Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: O~3 -02- r';u~ Chesinui- S-freer~ 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 complaint and certified copy of the Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. ~\ '~ ' ;1Ja~ns/ Cbairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VA.RIANCES HAVE A 'l'I.ME" LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING-TO NANTUCKET ZONING BY-LAW ~139-30I (SPECIAL PERMITS); 6139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. ZONING BOARD OF APPEALS 1 East Chestnut Street Nantucket, Massachusetts 02554 Map 42.3.1 Parcel 5 Zoned Residential Old Historic 5 Chestnut Street Plan Book 46, Pages 485 & 525 Book 528, Page 50 At a Public Hearing ofthe Nantucket Board of Appeals held at 1 :00 p.m., Friday, March 8,2002, in the Conference Room ofthe Town of Nantucket Annex Building, 37 Washington Street, Nantucket, Massachusetts 02554, on the Application of FIVE CHESTNUT STREET, LLC, c/o Paul S. Jensen, P.C., P.O. Box 3097, Nantucket, MA 02584 (Board of Appeals File No. 023-02), the Board made the following Decision: 1. The Applicant is seeking reliefby SPECIAL PERMIT under Zoning By-Law Section 139-33A (alteration/expansion of nonconforming uselstructure); and to the extent necessary, a MODIFICATION of the SPECIAL PERMIT relief granted in the Board's Decisions in BOA File Nos. 028-97 and 065-01. In the most recent Decision, relief was granted to convert about 966 square feet ofthe first-floor space from use as a restaurant to retail. Applicant now proposes to convert the first floor space into an about 640 square-foot retail space, 27 seat cafe and a common reception area for the existing the guesthouse. To the extent necessary, the Applicant seeks SPECIAL PERMIT relief under Nantucket Zoning By-Law ~ 139-18(B) (parking Requirements) and ~139-20(C) (Loading Zone) for the proposed uses. However, all parking and loading zone relief was previously granted and the proposed uses will not increase the parking or loading zone requirements. The Locus is nonconforming as to lot size, ground cover, setbacks, parking and loading. The Premises is located at 5 Chestnut Street, Assessor's Map 42.3.1, Parcel 5, Book 46, Pages 485 and 525. The property is zoned Residential-Commercial. 2. This Decision is based upon the Application and materials submitted with it, along with the testimony and evidence presented at the hearing. The Planning Board found this Application to be not of planning concern. An abutter spoke at the hearing in opposition to relief allowing a cafe citing noise disturbance as a major concern. 3. The Applicant, through counsel, presented a January 31, 1997 plot plan and floor plans showing the pre-existing mixed-use commercial building on the Premises and the current and proposed uses therein. Currently, the building is permitted to contain on the first floor an about 966 square-foot retail space, and a rear c<.>IDmercial kitchen. An 8-room guesthouse occupies the second and third floors. The Applicant is seeking relief to reconfigure a portion ofthe first floor ofthe building into ~'smaller retail- space, a cafe for use by guesthouse patrons and the general public, and a guesthouse reception area. All of the proposed and existing uses in the building are allowed by right under the Zoning By-Law and in the zoning district where the Premises is located. However, reliefis necessary given the nonconforming nature of the Locus and the building and inability to provide parking and loading areas. No expansion of the existing structure is proposed and the proposed changes in use will not increase the parking requirements under the By-Law. Twelve (12) parking spaces were required for the existing uses and waived in BOA File No. 068-01 and twelve (12) parking spaces are required for the proposed uses, with three (3) spaces for the about 640 square-foot retail space, three (3) spaces for the proposed 27 seat cafe, five (5) spaces for the existing eight-room guesthouse and one (1) space for up to four (4) employees. 4. Therefore, based upon the foregoing, the Board finds that the proposed reconfiguration of uses within this nonconforming building to accommodate about 640 square feet of retail space, a 27 -seat cafe, and a guesthouse common are~ to be in harmony with the general purpose and intent ofthe Zoning By-Law, and to be not substantially more detrimental to the neighborhood than the existing retaillguesthouse use of the building. Due to the commercial nature of the downtown area in which the Locus is situated, and the previous grants of relief waiving 100% of the required parking for many surrounding commercial establishments, the Board also finds that waiving 100% of the required twelve (12) parking spaces and the loading area for the proposed uses, to be in harmony with the general purpose and intent ofthe By-Law. Further, the Board finds that providing parking spaces and a loading area are physically impossible to provide on the Premises. 5. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS the SPECIAL PERMIT relief under Nantucket Zoning By-Law ~139-33A and a MODIFICATION of the SPECIAL PERMIT relief granted in the Decisions in BOA File Nos. 028-97 and 065-01, to allow proposed reconfiguration of uses within the subject nonconforming building on the Premises to accommodate about 640 square feet of first-floor retail space, and an up to 27-seat cafe and a guesthouse common area; and SPECIAL PERMIT relief under Nantucket Zoning By-Law ~139-18B(3) waiving 100% of the required twelve (12) parking spaces; and SPECIAL PERMIT relief under Nantucket Zoning By-Law ~139-20C waiving the loading zone area requirement. Relief is hereby conditioned upon the following: a. There shall be no live/pre-recorded entertainment or music, allowed in the cafe without further relief from this Board; b. There shall be no physical bar area in the cafe without further relief from this Board; and c. The cafe shall close no later than 9:00 PM on any given night. Datedf!}prel If ~ 2coz-- ~ (j LOv "r------ Edward J. slrd Edward S. Toole L; L-----; Edward Mufphy , .. ~ :::0 -i;2" o~. ~ : t~ ~-, ~ :z:~ ('") (,: ob r= f"T1 .'. ::0 """0 ,f"~-< :x - ~ r:: V1 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 ZONING 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: FIVE CHESTNUT STREET LLC BOARD OF APPEALS FILE NO. 023-02 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139- 33A (alteration/extension ofa pre-existing nonconforming structure/use); and~ to the extent necessary, a MODIFICATION of the previous SPECIAL PERMITS granted in the Decisions in BOA File Nos. 028- 97 and 065-01. In the most recent Decision, relief was granted to convert about 966 square feet of first floor space from use as a restaurant to retail. Applicant now proposes to convert the same space to use as one (1) about 640 square-foot retail space and to use the remaining space as a 27-seat cafe and a common area for the guesthouse, utilizing the existing commercial kitchen. To the extent necessary, SPECIAL PREMIT relief under Nantucket Zoning By-Law Sections 139-18 (parking Requirements) and 139-20 (Loading Zone) is also sought. However, all parking relief and loading zone relief was previously granted and the new uses would not increase the parking or loading zone requirements. The Locus is nonconforming as to lot size, ground cover, setbacks, and parking and loading zone requirements. The Premises is located at 5 CHESTNUT STREET, Assessor's Map 42.3.1, ParcelS, Plan Book 46, Pages 485 and 525. The property is zoned Residential-Commerci i1iQ>>. TIllS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ~'\"'.;:;:.~ ,...-"lt~,.. ;~~, ~""""".....~ Date Case No. ..QZ!3.- ~ NANTUCKET ZONING BOARD OF APPEALS 39 WASHINGTON STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF Owner's name(s): Five Chestnut Street, LLC Mailing addr~s: c/o Paul S. Jensen, P.e., P.O. Box 3097, Nantucket, MA 02584 Applicanfs,name(s): Same Mailing address: Same Location oflot: Assessor's Map and Parcel 42.3.1 - 5 Street address: 5 Chestnut Street Registry LCPL, Plan Book or Plan File #: BK 46, PG 484 & 525 Date lot acquired: December 14 Deed Ref.: Book 729, Page 68 Uses on lot: Commercial: Retail Shop & Guesthouse Residential.; -Nefle or #dwellings apartments 1 Building Dates: All pre-8172? YES or Case Nos. BOA 028-97, BOA 065-01 Zoning District: RC MCD?: No rental rms 8 C or O? State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose as compared to present and what grounds you urge for BOA to make each finding per Section 139-32A _, if Variance, 139-30A X, if a Special Permit (and 139-33A X, if nonconforming use). If appeal per 139-31A & B _, attach decision or order appealed. Ok to attach addendum. See Addendum Items enclosed as part ofthis Application: order addendum X Locus map X Site plan showing present X and planned structures, Floor plans present X and proposed X elevations (HDC approved? Listings lot area X frontage X setbacks X GCR X parking data X Assessor Certified addressee list 4 sets X mailing labels 2 sets $200 fee payable to Town of Nantucket X proof cap covenant (If an appeal, ask Town Clerk to send Bldg Comr's record to BOA) ~ ::u ..,., rn NA) rrI (') a:J N rn - .,< -0 ill w Ui 0 U1 I certifY that the request information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury, ~ Applicant _ Attorney/agent-X:- (if not owner or owner's attorney, enclose proof of authority) Signature Application copies rec'd: 4 or for BoA on 2.t'i?03,y ~ One copy filed with Town Clerk on z.2fJ~y UZtL~omplete? . One copy each to Planning Board and Building Dept on Zi7..(~y (QIL) $200 fee check given to Town Treasurer on6;zf ~y ~ Hearing Notice posted on 'Z?l~mailed 2 2202I&M Zi2! 02, C /~ Decision due by / / made / / filed TC / / mailed / / See related cases lawsuits other ,.1-' u on C7l o '" w .~. \ ..~ . :L-- s1' nEE" ~ ,.... .- \.\~ c.",~,~-{/':l- ..-< ~ \ ~.J ~~ .. \ / .~: \ \ \ ..- /' 7< \...\~f -<\ <" o <" 13 'V (" ./ /' ~<-,.'\t.S ~~)l .. ~..,..\ t-~~ () .." o~~\ qO~ / ~/ ~\<::. \l-~ c.t- f>.\~ "'. ROJl.AN C.t..THOLIC ARCHBI5HOP \. e 11 -~ 5"'1: ..- (~ --,j:~ a: <( ... I Sf PAULS EPISCOPAL CHURCH (PARISH HOUSE) 49 Addendum The Applicant is seeking special permit relief under Zoning Bylaw Section 139-33A (alteration/expansion of nonconforming use/structure) to allow a portion of the first floor retail space permitted in BOA Decision 065-0 I to be converted into a common reception area for existing the guest house in the building and to allow the first floor apartment to be converted into 27 seat guest house cafe. In addition and to extent necessary, the applicant seeks a waiver of 100% of the twelve (12) parking spaces required for the proposed uses of the Premises under Nantucket Zoning Bylaw S 139-18(B) and a waiver of the loading zone requirement under Nantucket Zoning Bylaw S 139-20(C). The property is nonconforming as to lot size, containing i: 1736 square feet, where a minimum lot size of 5000 square feet in required; as to ground cover ratio, having a ratio of i: 87.6% where a maximum ground cover ratio of 30% is allowed for undersized lots; as to side and rear set back requirements, with the structure being sited i: 0.4 feet from the easterly side lot line at its closest point, i: 0.0 feet from the westerly side lot line and i: 1.32 feet from the northerly rear lot line, where a side and rear set back of 5 feet is required, and as to parking and loading, with no such spaces provided on site. The Premises is located at 5 Chestnut Street, Assessor's Map 42.3.1, Parcel 5, Book 46, Page 485 and 525. The property is zoned Residential- Commercial. Parking Calculation 5 Chestnut Street, Nantucket Current Permitted Uses (BOA 065-01) :i: 966 retail shop @ I space for 200 sq. ft. 5 4 employees @ I space for 3 employees I 8 guest rooms@ 3 spaces plus I space for 3 rooms over 2 5 I apartment @ I space for each apartment I 12 Proposed Uses :i: 640 sq. ft. retail shop @ I space for 200 sq. ft. 3 8 guest rooms@ 3 spaces plus I space for 3 rooms over 2 5 27 Seat guest house cafe@ I space for 8 seats 3 4 employees @ I space for 3 employees I 12 11 -=- ~ -" ~ ~~ ~ \\~ t -\ -, ~ \\ 1> 8'r~r ~ ~~ _c- - '" 90 ('> ~ .,. C1"> ~... ~ ,.c: N ..e l!>' ::. '=- . r-:f "y-' '__.I, j' I I OP d!r~L I I{P1:fo' -- (0 ."~ ,l._--' f" ,..-dQDr ( ",)If _,..~ l-"'J t --'::::--'" L I' ~II/ 7J ~ 1" F ~ ~ ~ ~ z ~ \-! I '1-J-II-I- 'J~=:3l r~- I l ; -,=-. ; ~-~..,.... Qnj)(,-)O i~ [~i -----~\ \ . . iii W II ~ Iii ~ [, r II n )Jl 1,.- i',;", I~I_~,:"',:,' -j", ; .~.( ; F1 ~ 7'\ ~ x; \1'1 Z, ;, I' I , ! i i i () ~ 1'\ ~ ( , ' jl i 1_____.---./ J!' 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N c If' - \\ (" 1- r, '- l> 'l, {" Z n ._-- -1 ....-.::..P/I .--,-.. :-:--------- I' .1 .-.- --- ; ---~---\\ ' ______~~ I ----~--- ---~ 1 ~----.::::---- : -- ! i i / I / I -11 ----~r'C/1 ! c.JQli I I'. . I I <P ------- --'1 k .];. I I /~d I_j ,-- - - -- ~"" I ' 1-- --- - ___-./\/'----Cll I ' I I.. .. ;-, I I ! I I i i I i T' :'1'" IJ I~___: _ IL =JL: ~_- I -I 'u -_____ T ,= . -----J ; --I --_._~____ I I I Town of Nantucket RECE~~~~SORS BOI\RO Of . fE.B () 1 2002 laWN of ft.. Nft..N1UCKE.l, M ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF .r;',vc Cw~h'lv-\- S"1-l(ee-\- L-LL PROPERTY OWNER....................................................................... MAILING ADDRESS... ... ...... ... ... ... ... ...... ... ... ... ...... ... ... ... ...... ... ... ..... S- I~:v\b-.\-v\. \J:'~ t St"v'-e..e.t- PROPERTY LOCATION............ ..':'".....:~.................:.............. ............. 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MAILING ADDRESS...... ... ......... .., ....... ........... ...... ...... ...... ... ... ... ..... '5 /V\.6'';;-'\1.,,\ \J::~+ 5tv-e..e.t- PROPERTY LOCATION............. .':"'........................:........................... ASSESSORS MAP/PARCEL.........li :~. :~..'.... /... .~....................... ......... APPLICANT......... ..~.~)J. .?. ~.J(~~\?~?~\ i..?~?1............................ 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) ...... [51) 0 ~/Of.~....... () () I .:J.o:n(4......~ DATE ASSESSOR'S OFFICE Town of Nantucket ............ tvtvl\Jrvtvtvtvt-Jl\Jtvl\Jtvl\Jl\JfV W W w W W W W W W W W W W W W C.. 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