HomeMy WebLinkAbout042-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
dv? d 'I '2Q:-)~
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
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.
(}(CM1 ~J&/l1Y
=0OW1?JcF ~airman
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 g139-30I (SPECIAL PERMITS)~ ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Map 42.3.2
Parcel 21.1
Zoned Residential Commercial
6 Coffin Street
LC Plan 10710-1,
Lot 6
COT No. 18786
At a public hearing of the Nantucket Board of Appeals held at 1:00 p.m.,
Friday, June 14, 2002, in the Conference Room of the Town of Nantucket Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of
ARNE M. JENSEN, Trustee of R. Albert Hall Trust, Owner, and for JANIS AND
JOHN SOWER, Contract Purchasers, c/o Janis Aldrich Antiques, 50 Main Street,
Nantucket, MA 02554 (Board of Appeals File No. 042-02), the Board made the
following Decision:
(1) Applicants (Sower) are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-Law Section 139-18 (parking and aisle width requirements)
and under Section 139-20 (loading zone requirements). Applicants propose to
construct a conforming commercial building on a vacant conforming lot, which
would contain up to two retail shops on the first floor and an apartment on the
second floor. The proposed permitted uses would require up to eleven spaces, and
Applicants would provide five on site. Applicants are also seeking relief to reduce
the required 24-foot aisle width for the parking area. See also BOA File No. 124-98.
The Premises is located 6 COFFIN STREET, Assessor's Map 42.3.2, Parcel
21.1, Land Court Plan 10710-1, Lot 6. 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 recommendation was negative, however, it was pointed out that the
Planning Board did not have the benefit of knowing that the proposed use of an
antique business was proposed, which would have minimal impact in the
neighborhood. There was no opposition to this Application, and there were nine
letters from abutters strongly supporting this Application because of the low-key
proposed use as an antique business. There were also three abutters at the hearing
speaking in favor of the Application, with one expressing concerns about screening.
Since Applicant has had an antique business on the Island for fourteen years, she is
known to the abutters and they supported her Application for relief.
(3) Applicants, through counsel, represented that Applicants are
proposing to purchase the subject property and construct a commercial building.
Applicants requested that they be allowed to construct two retail shops on the first
floor, and an apartment on the second floor. There was considerable discussion
regarding this request, and the Board, concerned about intensity of use at that
particular location on a very heavily traveled road, wanted only one retail shop on
the first floor with an apartment on the second floor. Applicants provided the Board
with three different parking plans for review and discussion. The Board preferred
the "Site Plan B", done by Richard K. Earle, of Nantucket Surveyors Inc, dated
April 26, 2002 and revised May 16,2002, marked as Exhibit A and a reduced copy
of which is attached hereto, showing a footprint of about 1,476 square feet, which
would require nine (9) spaces; seven (7) for the retail space, one (1) for up to three
(3) employees and one (1) for the apartment, with six (6) spaces provided on site.
This plan would require a waiver of three (3) spaces. Further, counsel represented
that Applicant had a very large delivery at the beginning of the season, and had
very few deliveries during the summer, thus minimizing the need for a designated
on-site loading zone and supporting the request for a waiver of said loading zone.
The proposed ground cover under this plan would be about 29.5% in a zoning
district which allows a maximum of 50% for this 5,001 lot. Additionally, counsel
represented that spaces 1, 2 and 6 have adequate aisle width and spaces 3, 4 and 5
have less than the required 24 feet with 21 feet at the narrowest point, thus
requiring relief from the 24-foot aisle width requirement. Counsel further noted
that the Locus is situated within the Residential-Commercial downtown area of
Nantucket, and proximate other commercial properties and that retail use is
permitted as a matter of right under the Zoning By-Law. In addition, a majority of
properties in said area do not provide any parking, and have been benefited by
similar parking and loading zone waivers granted by this Board for up to 100% of
those spaces.
(4) Therefore, based upon the foregoing, the Board finds that the
proposed use of a retail antique business with an apartment on the second floor with
the waiving of the loading zone requirement, waiver of three (3) parking spaces and
the waiver of the aisle width requirement is in harmony with the general purpose
and intent of the Zoning By-Law, and would not be substantially more detrimental
to the neighborhood. Further, the Board finds that the provision of the required
three (3) additional parking spaces, a loading area and a 24-foot aisle width would
be logistically very difficult to provide on the Premises, and the provision on-site,
would possibly create a traffic and safety hazard. The Board also notes that the
property is situated within the commercial downtown area of the Island, and the use
would be in keeping with other uses in the immediate area and a grant of relief
would be consistent with previous relief granted in the same area.
(5) Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS
the requested SPECIAL PERMIT relief under Nantucket Zoning By-Law Section
139-20 to waive the loading zone requirements; and under Section 139-18 to waive
three (3) of the required parking spaces and to reduce the required 24-foot aisle
width for the parking area. The grant of relief is hereby conditioned upon the
fo Dowin g:
(a) The hours of retail operation open to the public, will be from
no earlier than 10:00 a.m. to no later than 6:00 p.m., Monday through
Saturday and closed on Sunday.
(b) The retail use on the Locus shaD be limited to that as an
antique shop/art gaDery and shall be limited to one business entity without
further relief from this Board.
(c) The access to the parking area shall be from Coffin Street.
(d) A minimum of six (6) dimensionally complying parking spaces
shall be provided on site.
(e) The building shall be sited approximately as shown on Exhibit
A and the screening shall be in accordance with Exhibit A attached hereto
and incorporated herewith.
(t) Relief is particular to the Applicant and any change interest in
the business shall require further relief from this Board.
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Edward Murphy
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, JUNE 14, 2002, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING,
37 Washington Street, Nantucket, Massachusetts, on the Application of the following:
ARNE M. JENSEN, TRUSTEE OF R ALBERT HALL TRUST, OWNER, AND FOR JANIS AND
JOHN SOWER, CONTRACT PURCHASERS
BOARD OF APPEALS FILE NO. 042-02
Applicants (SOWER) are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law
Section 139-18 (parking and aisle width requirements) and under Section 139-20 (loading zone
requirements). Applicants propose to construct a conforming commercial building on a vacant
conforming lot, which would contain up to two retail shops on the first floor and an apartment on the
second floor. The proposed permitted uses would require up to eleven spaces, and Applicants would
provide five on site. Applicants are also seeking relief to reduce the required 24-foot aisle width for the
parking area. See also BOA File No. 124-98.
The Premises is located at 6 COFFIN STREET (CORNER OF W ASTHINGTON STREET),
Assessor's Map 42.3.2, Parcel 21.1, Land Court Plan 10710-1, Lot 6. The property is zoned Residential-
Commercial.
1~~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL (508) 228-7215 FOR FURTHER INFORMATION.
. BoA Form 1-8'9
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CASE No.{ifv&-
NANTUCKET ZONING BOARD OP APPEALS
TOWN AND COUNTY BUrLDrNG
NANTUCKET, HA 02554
APPLICATION POR RELIEP
Arne M Jensen, Trustee
Owner's name(s):
Mailing address: 65 East India Row, Boston, MA 02111
Applicant's name: Janis & John Sower) Contract Purchasers
Mailing address:
1421 29th Street NW,. Washington DC 20007
Location of lot: Assessor's map and parcel number42~- 02L1
street address: n r.nff;n S~reet
Registry Land ct Plan, Plan Bk & Pg or Plan File Lot~
Date lot acquired: .!..J.3J-2.9 Deed RefCO-r;1I187820ning district RC
Uses on lot - commercial: None
Vacant Lot
or
MCD?_
- number of: dwellings_ duplex_ apartments___ rental rooms_
Building date(s): all pre-8/72?
Building Permit appl'n. Nos.
Case Nos. all BoA applications, lawsuits:124-98
or
C of O?
state fully all zonin~ relief sought and respective Code sections
and subsections, spec~fically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Var~ance, 139-30A if a Special Permit (and 139~~3A
if to-alter or extend a nonconforming use). If appeal per 139~31A
~B __ , attach decision or order appealed. OK to attach addendum .
See Addendum attached hereto and incororated herewith
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Items enclosed ~s part ~~this ~pplication: orderl____ addendum2~
Locus map_ S~te pla~ show~ng present___ +planned_ structures
Floor plans present proposed elevat10ns (HDC approved? )
Listings lot area ~rontage --Setback~ GCR parking dat~
Assessor-certifiea-addressee l~st 4 s~~ ma~lIng labels 2 se __
r200 fee payable to Town of Nantucket. proof ___'cap' covenant_
(If an appeal, ask Town Clerk to sen Bldg Comr's record to BoA.)
I certify that the
complete and true
penalties of per"
ested information submitted is substantially
e~st of my kn~Wledge, under the pains and
,/ 1. ~
, ' App ~cant Attorneyjagentz""\
- -
SIGNATURE:
3(If not owner or owner's attorney, enclose proof of authority)
FOR B~FFICE USE / _ () A " '\
Application copies rec'd, 4~ or ~or BoA o(~~y~
One copy filed with Town Clerk on ~y complete? ~
One copy each to Planning Bd and Buildin~ DePt~~~y (t?a)~
$200 fee check given Town Treasurer on~~~ waived?_
Hearing notice posted~mailed.2/2.l/c::J2-I & M2/ ~~lf1&.c.!2-,
Hearing(s) onJJ_ cont'd to--./--./_, JJ__ withdrawn?J--./_
Decision due bYJJ_ madeJJ_ filed TCJ-.I_ mailed-../'_.J_
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ADDENDUM
Applicant is seeking SPECIAL PERMIT relief under Nantucket Zoning By-
Law Section 139-18 (off-street parking requirements and aisle width) and under
Section 139-20 (off-street loading requirements).
Applicant proposes to construct a commercial building of 1,610 square
feet on a conforming 5,001 square foot lot. Applicant proposes to have two retail
spaces on the first floor, and an apartment on the second. One of the two retail
spaces will be used for owner's antique business, and the other retail use will be
one of low intensity (no food establishment).
Applicant is required to have ten (I~) parking spaces (8 for the retail
spaces, one for up to three employees and one for the apartment). Applicant is
providing five (5) spaces as shown on the attached site plan, and is requesting
relief under 139-18B(2) for the waiver of ($? spaces. Applicant also requests
relief under 139-18A(3) from the aisle width requirement of twenty-four (24) feet,
and relief under 139-20(C) from the off-street loading requirements. The
proposed structure will meet all other zoning requirements.
The premises is located at 25A Washington Street, Assessors Map
42.3.2, Parcel 21.1, and is zoned Residential/Commercial.
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RHODA H. WEINMAN, ATTORNEY
36 Centre Street - PO Box 1365
Nantucket, MA 02554
(508) 228-9600
Zoning Board of Appeals
,
PROPERTY OWNER:
MAILING ADDRESS:
Arne M. Jensen, Trustee
65 East India Row
Boston, MA 02111
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APPLICATION FOR ABUTTERS LIST
List of Parties in interest in the matter of the Petition of:
PROPERTY LOCATION:
ASSESSORS MAP / PARCEL:
SUBMITTED BY:
Rhoda H. Weinman, Attorney
SEE ATTACHED:
PAGES
I certify that the foregoing is a list of persons who are owners of land immediately abutting
the property and churches and schools within 300 feet of the property, all as they
appear on the most recent applicable tax list.
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Date Received: 'f / /.) ) (J;)
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