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Home My WebLink About028-02 .. TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: .JU{\e /r{ ,20 Od- To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: Od-~-'() )-- owner/Applicant", Q)() cPrgcJl FJ- .4r.Q I}\I 'v-t'D- +/ v~5) c) (j oir 0 f) I --j:; JlJ ~ r , 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 cEXPIRE-:W--NOT i\~-UrON AC(;Ot(V"i-NG-~ NANTUCKET ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-321 (VARIANCES) ANr QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 1 East Chestnut Street Nantucket, Massachusetts 02554 Assessor's Map 60.1.2 Parcel 43-46 R-2 15 Tennessee Avenue LC Plan 3092-S, Lots 16, 23 COT 2078 At a Public Hearing of the Nantucket Zoning Board of Appeals held at 1 :00 P.M., Friday, AprilS, 2002, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of MADDAQUET ADMIRALTY ASSOCIATION, INC., of PO Box 192, Nantucket, MA 02554, Board of Appeals File No. 028-02, the Board made the following Decision: 1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use), and to the extent necessary, relief by SPECIAL PERMIT under Nantucket Zoning By-Law Sections 139-18 (parking) and 139-20 (loading zone) to validate the existing parking situation. Applicant proposes to construct an about 340.75 square-foot addition onto the rear of a structure that has been used as a private club since 1938. The addition would be used to provide an additional storage area and expand the kitchen, which would bring that area of the building into compliance with other code requirements. The addition itself would not require another parking space and would conform to setback and ground cover requirements. The Locus is conforming to minimum lot size requirements, having about 24,000 square feet in a district that requires a minimum lot size of 20,000 square feet. However, as the ground cover is expanding, parking must be calculated as if newly constructed, and Applicant is therefore seeking a waiver of parking spaces as well as any dimensional requirements the Board may deem necessary. About 12 conforming parking spaces can be provided on site, but in reality the Lot can accommodate several more. The Locus is arguably grandfathered as to loading zone requirement but to the extent necessary, relief is sought to waive the space. A handicap ramp will also be constructed within the required southwesterly lO-foot side yard setback area. However, handicap ramps are exempt from said requirements. The Locus is also nonconforming as to frontage, with the structure being sited closer than the required 30-foot minimum from Tennessee Avenue; as to use; and as to side yard setback requirements with the structure being sited closer to the westerly side lot line than the required minimum setback often (10) feet. The Premises is located at 15 TENNESSEE AVENUE, MADAKET, Assessor's Map 60.1.2, Parcels 43 - 46, Land Court Plan 3092-S, Lots 16 and 23. The property is zoned Residential-2. 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 no recommendation as the matter was not of planning concern. There were no letters on file in favor or opposed. 3. Applicant represented that it wished to expand the interior kitchen space of the pre-existing nonconforming private club by constructing a one-story about 340.75 square- foot addition onto the southerly rear portion of the pre-existing nonconforming structure. The new addition would be conforming in all respects and would meet all dimensional zoning requirements. Applicant stated that the private club, situated within a residential-zone, was constructed in 1938 and had been used consistently since that time in its present configuration and with the parking area as shown upon the "Building Location Plan" done by Jeffrey Blackwell, a licensed surveyor, dated March 1, 2002, marked as Exhibit A, with a reduced copy attached hereto. The use, parking and loading zone nonconformities are thus validly grandfathered. The new addition would be used to provide additional kitchen and storage space and to bring the structure into compliance with health code requirements. The existing parking areas would continue to be provided as shown on Exhibit A. The use ofthe property would not change as a result of the addition. Applicant is also seeking a waiver of the site plan review provisions of Zoning By-Law Section 139-23. The Locus would continue to meet ground cover and green space requirements. A handicap ramp would also be constructed within the required 10- foot westerly side yard setback area. However, handicap ramps are exempt from setback requirements. 4. Therefore, based upon the foregoing, the Board fmds that the construction of the about 340.75 square-foot addition would not be substantially more detrimental to the neighborhood than the existing nonconforming situation, especially as the addition would be constructed in conformance with zoning requirements and the existing parking would continue to be provided on site. The addition would provide a benefit, as it would bring the structure into further compliance with local health codes. The Board further fmds that there would be little impact upon the neighborhood, as the use would not change nor would there be an increase in the occupancy limit. As the ground cover is increasing, parking must be calculated as if newly constructed. Therefore, the Board further fmds that a waiver of any additional parking and a validation of the existing parking and waiving ofthe loading zone requirement, would not be contrary to sound traffic and safety concerns and would be in harmony with the general purpose and intent of the Zoning By-Law. 5. Accordingly, by a unanimous vot~, the Board GRANTS the requested SPECIAL PERMITS under Nantucket Zoning By-Law Section 139-33A, to allow the construction of the about 340.75 square-foot addition as proposed; under Section 139-18 waiving any additional parking requirement and validating the existing parking situation; and under Section 139-20, waiving the loading zone to the extent necessary. The relief is based upon the following: a. The project, and parking plan, shall be done in substantial conformance with Exhibit A. 6. By a UNANIMOUS vote, the Board further waives site plan review under Nantucket Zoning By-Law Section 139-23. y (r.- r ~ Dated: June if 2002 d N ::0 -iz o~, E m 2E- .:J z:" z - it ("") ~ 0) r e- rr;: - ......". ::0 ::g "'.1 :1. N - ~-; VI ~ (c~ ~ ~' - '/~P-~\ - ~~- tv -:nv.Ji;;J<tYfT /t::WI;;W:1:f ~ldV;)Sa/'lY1 ;13flJNI.J. 1/'1 ;)I..liY21.J. ;yyrnJI/13A HO.?LI 'V'3.l)f .D310<Jcl ''''3J.\OAS :>I.DS 3}U :a3t\O SCO'lfci OJ. Q3J'1011'1 39 11'/". ~NI)f~yd <!to J/~~<JJ. ~A:>IH:Jt\ ON 's. .; W;D/i3'iJ 33S 'QN'VS 1'1'\'31;) Q3111.:j)f~ UriY J.no CUlYt\ 3g QJ. St S3~J/'{321J. ~Nl" 3Jf.L )1..LY3lOfl ~Y7 l/OS8flS ~ ~ ~\ ~ rr, ~ J?t / / 'r--, It ''' .~' 0~r~'-'-,-_ // -', I ~%--;."" // - _ ' <:J -r' f" @ ,-;. " , , , ., 1::\' I ' / i'l,,~~'. / I" r2;"j . ~'--- / J! f[\ $ -/ 0"'; >.'(, -~--" v", I ''-::VI '- 'lU I (}< 9'')'' /" '~'!/;/ I ......'2:/ / J-. ~q' ( !:\."-I' ~ ' , ;," - ,_'\:::I , /..', @')' i/~~ ' 't ' ;.;,- ,1 , .>,....... ~... V ,'- a _ 'l. ~ '" , "',' <5 "'':./ "~' ',,0 -;r fJ' 1'--.. !I? Q' 'j. , ~",/,~ &~~ I II ", , /.. ,\::.1 , v' iI' If' Or , @'Y/",' -~ I ',I ,'-__@,::J,('1{",;; · ,'.....~ / .. ~f.. fiI,' ~..........: ' '.;( q,'....:--.,. - - .. -: (,.. 0 " .. I " " I. 0':- I " ;. , , (]) ',1 ;' 0:5/ I , , J , , , ~ ~ ~/ 1'r7/ / ~-'.~ @, \ &9'{} ; ,1,373 CTNnarr JQ..J. : )(~.,w HJN3fT , "" .9 -\ ~ ~ 0) -/.jJ: ' 27Js- " ----- J ; 1 o~ lON . . . ",.' ~ ., ..,..... I "J . . 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 WNING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, APRIL 5, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: MADDAQUET ADMIRALTY ASSOCIATION, INC. BOARD OF APPEALS FILE NO. 028-02 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use), and to the extent necessary, relief by SPECIAL PERMIT under Nantucket Zoning By-Law Sections 139-18 (parking) and 139-20 (loading zone) to validate the existing parking situation. Applicant proposes to construct an about 340.75 square-foot addition onto the rear of a structure that has been used as a private club since 1938. The addition would be used to provide an additional storage area and expand the kitchen, which would bring that area of the building into compliance with other code requirements. The addition itself would not require another parking space and would conform to setback and ground cover requirements. The Locus is conforming to minimum lot size requirements, having about 24,000 square feet in a district that requires a minimum lot size of 20,000 square feet. However, as the ground cover is expanding, parking must be calculated as if newly constructed, and Applicant is therefore seeking a waiver of parking spaces as well as any dimensional requirements the Board may deem necessary. About 12 conforming parking spaces can be provided on site, but in reality the Lot can accommodate several more. The Locus is arguably grandfathered as to loading zone requirement but to the extent necessary, relief is sought to waive the space. A handicap ramp will also be constructed within the required southwesterly 10-foot side yard setback area. However, handicap ramps are exempt from said requirements. The Locus is also nonconforming as to frontage, with the structure being sited closer than the required 30-foot minimum from Tennessee Avenue; as to use; and as to side yard setback requirements with the structure being sited closer to the westerly side lot line than the required minimum setback often (10) feet. The Premises is located at 15 TENNESSEE AVENUE, MADAKET, Assessor's Map 60.1.2, Parcels 43 - 46, Land Court Plan 3092-S, Lots 16 an 23. The property is zoned Residential-2. TillS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. NI.U~l.I....A.l;i\l.' ~\J~~U ~W\.aU P"$ u~~s t ~ow JUU), coww~ ~ra%Ll)%~<3 o~;. muwQ'OXE~, HA OZSS. CASE ~o.~~ 1i!. .- ....... .-~" r", ' " ' ,.., .. " l:;~ ::: ~. ~ a,a ~~*,i~~JiJ1Xf:~I~:::pC, ,': ~P3.1o&n't'S nae; (Io.~:) _ . " ~~ ~8"; (\'<uh-\o)' " . , " ~~t1on ot lotI ~wnJel~p~'\5 ~~p ~nc!pa~oel nwub8~ &2..;" )_/1 43 -1f(J .8Q1..t ~qS; _ ~c;-. ~ I'! VI;:' \''''"'' P iIl-tAPnw_ , aa;1a~~'ct'~~~ f':).o.n ~tc~ o~ ~J.an 'Ue.,3J9~-6 'tJo't.J.g[j~301 , ". tl&t8 3.0~ aoquU'e4; ...:i -1_ De~~ lie: ~,L[. Zontng I 41s'bo-1o't t< -;;L , . v~.. on 'J.Qt ..',o~e~o1d;' None .:... o~ fY'V{!a:}::Q (ljJJ.0 - 101C07_' , . .. -, ll_~ 0:; ciweU1ngs_ ciup~o~ ~p~~_e~ta_ ~ental roolBS_ aWJ.4~~'d.atG(.); aU p;:o-S/72? L -or.! ?3~ c o~ 07_ ~l~g ~8~t appl'n. Nos. CUo No.. alJ., BoA ~~pl1o~t1ons, lawsuits; ~?m Q , . 'Itate :~lY all ~on1n~ ~811&: .ou~bt &n4 ~..P80tt~e C048 .oot1onst ; .~..o\10lll5, SPGoS,Uoally wbat you Pt'Opo.. 0 =t!li'4 to pst'.~fn , , wht.t ~~W\4iJ you Ut'~. tot' Bolo to ~ .aCIA tna.wl~ ~et' .o.....on , " '-3310 _ ~~ V~~anOG, 139"~01o .~: a Sp'8o~al P.~t lan4 139-33A 1: to alt~ o~ .~fll4 a nonoo~ot'm1ng use). x: appeal pot' 139w32A 'fI"; " .at~~ ,!1.o1ss,on ~r or4.~I; app8&3.~4. Ol( 'to att.,aoh ~u.l:; tJ, \ tW!! (~ 0 JQsl K-u;1 Q 7~t{J l~And en KMfo~ - , (3?~33,q / "Ie) J) It:; 4? A ~t/i:(!Jr1:~3'1C:7~~)? J! SfyuC'~/~', . r YiJ f~~~d Ic'ycfw()-1....y-a(ftf~je/ro . ~N~Q ~Jf~m~'ii[' /geRj!;j/ff!%f ~ , . 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I o i I I ---~! - I I i. _ _ --- - - - - - r- - - ~ ->- - - - - I I i I CJ I I I -. \ j I I ' i J I ( I j I J ! I mI ~E815gll ~ I v ~ C> {\ ~:> ~ ~..,~,~.,,_.-:- ..., I ...7>,....,-.....~.,~":'.. i;:"':-"'" ......:..,.::.J-......:.~.:; i f\' ,:,~",.,,','. .. . ~,..,.~ ;.w;' .;_ .\ t. ~ ( Z , I:) ~ '= ~ ~ ~ if) ,.. :' ~ , ;1 " 0 \0 ~ '"' ~ In ~- ~ ':} ~ ./ .",~ ~ ~ -.. - ..----::=: . -+0".:.-. _'_ _ _,._ i.:.~ ., .', .. -~ i ~ -, -:~: -i 11~ ~g ~~ \ "l)V"':'" M.- ~ -~'t..:;.:~.............. I ,".,-"~.,~.,..".,-.,,.,.'.- -.-' . "". ..--:'~:~...:.....::.-'..::I rt 1 1 f - :'-ij :f: ;\! '" . \ , "' lS ~ @~ {. ;., ~ :r- \ 1 ~ ., \ ~ I I'r"""'~'~;"'."; , ~ - - >-<~o->,J , a 1 ~ ~~(610 Tobey Leske, Commodore. Woody Lindley, Vice Commodore Chris Van Der Wolk, Ship's Writer Mike Girvin, Paymaster To Whom it may concern: February 22, 2002 Please allow this letter to serve as authorization for Rick Norton and Valerie Norton to act as agents for the Maddequet Admiralty Association in obtaining permits, variances, and any and all matters concerning the permitting process for the planned kitchen expansion at 15 Tennessee Ave. <:/-7j4- T obey Leske, Commodore 15 Tennessee Ave, PO Box 191 Nantucket Island. Ma, 02554 /" ., 411 Town of Nantucket RECE\VEO BOARD OF ASSESSORS fEB 1 5 2002 TOWN OF NANTUCKET I MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF PROPERTY OWNER..t-:-:<BQf.?A~0~.A:P.'t::OF:-A.~~..f\S~OC- . MAILING ADDRESS... .VS'. .P:9. X..:4-:::t.'=:,... ......................:........ PROPERTY LOCATION. ~.5..T~N.~s.~.. .Fb./~ .1.... ,.,.....,. ASSESSORS MAP/PARCEL... r9.~.(. L~. 'b.."::':,. 4::0.. :-:-.4.~................ 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