HomeMy WebLinkAbout047-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
S;pP 'I-P (l7 h2r /;2; 20 02.
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
.following:
Application No.:
OY7-o;L
owner/APPlicant:_lr)1~r(l(::}(? ( S ~ ~ ma 11 )
TrcsTee / ~~itA-Cj S0llV\If)()!l 12etJ~ "Yrusr
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 TWENTY2
( 20) days. -1->.
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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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
5 Windy Way
Deed Reference: Book 302, Page 36
Assessor's Map 67, 447.1 and 447.4
Residential-Commercial-2
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, June 14, 2002, at 1:00 P.M., in the Conference Room in the Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the
following Decision on Application (047-02) of MICHAEL S. BACHMAN,
TRUSTEE, AUGUSTUS SHANNON REALTY TRUST of 5 Windy Way,
Nantucket, MA 02554:
2. Applicant is seeking a MODIFICATION of the Decisions in BOA
File Nos. 006-88 and 077-95. The existing Special Permits allow the use of the
basement of this mixed-use structure to be used for commercial warehouse and
storage independent of the other uses in the building. The Applicant now
proposes to convert the basement from warehouse and storage to use as an
office. No exterior changes to the structure or the site plan are proposed. In
addition, the Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law, Section 139-18, to waive any additional parking requirement as a
result of the conversion of the about 2,000 square-foot space. As warehouse
space, two parking spaces had been required. As office space, ten parking
spaces would be required, for an increase of eight spaces. An Application is
pending before the Planning Board to convert the 650 square-foot portion of the
second floor that had been previously approved for office use to a third
apartment under the Multi-Family Overlay District By-Law, thereby reducing
the required parking for that portion of the building from three to one. The net
result is an increase of six spaces. The Premises is located at 5 WINDY WAY,
Assessor's Map 67, Parcel 447.1 and 447.4. The property is zoned Residential-
Commercial-2.
3. Our Decision is based upon the Application and accompanying
materials, photographs, and representations and testimony received at our
public hearing. The Planning Board, having approved the conversion of the 650
square foot portion of the second floor from office to a third apartment under
Section 139-9<.::, recommended approval of the requested relief. They also stated
that the road was a "small, private way with minimal traffic and available on-
street parking spaces... there has never been a shortage of parking spaces at this
location." No opposition was heard at the hearing and the Applicant submitted
letters of support from several abutters.
4. Applicant, through counsel, represented that no changes to the
exterior of the structure or the parking layout are proposed. Since the basement
space being converted from warehouse to office is already in commercial use,
the Board finds that this change of use does not trigger the Major Commercial
Development requirements of the By-law.
5. Applicant further represented that the Board's prior Decisions
permitted the basement space to be used for storage and warehouse space
independent of the other uses in the building. The existing units have now been
converted to condominium units, with the subject space designated as "Unit #3".
The Applicant is now seeking the ability to utilize the basement space as a
separate office unit, instead of for warehouse use, to be used not in conjunction
with his own business located on an upper floor. Given the change in the
second floor use from office to a third dwelling unit, the net increase in the
number of required parking spaces is six. The non-conforming parking spaces in
front of the building mentioned in our Decision (077-95) will continue to be
provided on the site, and help to alleviate any parking concerns. The resulting
uses in the building would be two offices on the first floor, three apartments on
the second floor and one office in the basement
6. Therefore, given the lack of parking problems historically, and
provided that the portions of the basement being converted to office use are used
in conjunction with the first floor office occupant rather than by a separate
tenant, the Board finds that the proposed Modification would be in harmony
with the general purposes and intent of the Zoning By-law and a waiver of the
six parking spaces is also in harmony with the general purposes and intent of
the Zoning By-law, especially with the maintaining of the existing parking
situation and the provision of the four non-conforming parking spaces in front of
the building made available to the public and those utilizing the building. The
Board notes that given the siting of the structure, the change in grade of the
Locus and the siting of the existing parking spaces, it is not possible to provide
the additional six spaces on the site.
7. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested MODIFICATION of Decisions 006-88 and 077-95 to
allow portions of the basement to be converted to an office unit and to grant the
SPECIAL PERMIT under Section 139-18 to waive the additional six parking
spaces required by the change in use, upon the following condition:
a. The basement office space shall be used in conjunction with
the first floor office space and not leased separately without further relief
from this Board.
2
(047-02)
8. The Board, by a UNANIMOUS vote, waived the site plan review
required under Section 139-23.
Dated: S2(~te.LL'Y2002
Edward Murphy
R;: C~f\iED
TOWN CL;...;-.K'S OFFICE
NANTUCKET, MA 02554
SEP 1 3 2002
TIME:
CLERK:
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CURRENT ZONING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONTYARD SETBACK:
SIDE AND REAR SETBACK:
ALLOWABLE G.C.R.:
EXISTING G.C.R.:
RC-2
5,000 S.F.
40 FT.
20 FT.
5 FT.
50%
29.2% :t
OVERLAY DISTRICTS
PUBLIC WELLHEAD RECHARGE DISTRICT
MUL TI-F AMIL Y OVERLAY DISTRICT
NOTES:
') HANDICAP RAYP HAS AN EXEMPTION FROM
SETBACK REOUIREl.4ENTS AS PER l.l.G.L.. CHAPTER
40A, SECTION J.
2) THE BUILDING WAS CONSTRUCTED OURING B YEAR
DEFINITIVE PLAN EXEI.4PIION. AS PER ".C.L..
CHAPTER 40A. SECTION 6. fRONTYAAD SETBACK
WAS ZERO fEET.
3} THE STEPS SHO'M>! WERE CONSTRUCTED UNDER
BUILDING PERl.lIT N60.47, ISSUED 4/H/88. CERTlrlCA1E
Of OCCUPANCY ISSUED IN 1989. THEY ARE Yr1THIN
THE FROHTYARD SETBACK.
-4) THE HVAC UNI1 IS WITHIN THE REARYARD SETBACK.
IT WAS INSTALLf.O IN 1988 PRIOR TO 1991 ZONING CHANGE
RECUIRING ALL ANClLu..RY STRUCTURES UNLESS SPECifiED
CONFORIr.4 TO SETBACKS.
5) PARKING SPACES 15-19, 'M-IILE NOT LECAL, HAVE
BEEN USED SINCE THE BUILDING WAS CONSTRUCTED AND
WERE TAOTL Y RECOGNIZED BY THE Z.B.A. IN THEIR
DEClSlDN RECORDED IN DD.BK.501.PC.178. PARAGRAPH 5.
NOTES:
1) THE LOT AND THE BUILDING SHOWN AS
.S WINDY WAY CONDOMINIUM" PREDATE
CURRENT ZONING. THE BUILDING CONFORMED
TO ZONING AT TIME OF CONSTRUCTION.
2) LOT 6 SHOWN HEREON HAS THE BENEFIT
OF SPECIAL PERMITS RECORDED IN
DD.501PG.177. AND DD.BK.295.PG.175.
3) PROPERTY LINES SHOWN HEREON ARE
FROM PLAN OF RECORD.
NOTE: OPEN AREA FOR 5 WlNOY WAY
IS IN EXCESS OF THE 20;; REQUIRED.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMEN1S AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
DEED REFERENCES
DD.BK.501,PG,190jUNITS 1,3,&4
DD.BK.501,PG.187 jUNIT 2
DD.BK.302,PG.36jMASTER DEED
PLAN REFERENCES
PLAN FILE 31-CjCONDO. PLANS
PL.BK.20,PG.65
PLOT PLAN PREPARED FOR
ZONING BOARD OF APPEALS
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=20' DATE: APR. 1. 2002
ASSESSOR'S REFERENCE:
MAP: 67 PARCEL: 447.1-447.4
PREPARED FOR:
MICHAEL S. BACHMAN. TR.
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET. MA. 02554
N.B.
N-2060
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:
MICHAEL S. BACHMAN, TRUSTEE, AUGUSTUS SHANNON REALTY TRUST
BOARF OF APPEALS FILE NO. 047-02
Applicant is seeking a MODIFICATION of the Decisions in BOA File Nos. 006-88 and 077-95.
The existing Special Permits allow the use of the basement of this mixed-use structure, to be used for
commercial warehouse and storage use independent from the other uses in the building. The Applicant
now proposes to convert the basement from warehouse and storage to use as an office. No exterior
changes to the structure or the site plan are proposed. In addition, the Applicant is seeking relief by
SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-18 to waive any additional parking
requirement as a result of the conversion of the about 2,000 square-foot space. As warehouse space, two
parking spaces had been required for the existing uses. As office space, ten parking spaces would be
required, for an increase of eight. An Application is pending before the Planning Board to convert the
650 square-foot portion of the second floor that had been previously approved for office use to a third
apartment under the Multi-Family Overlay District By-Law, thereby reducing the required parking for
that portion of the building from three to one. The net result is an increase of six spaces.
The Premises is located at 5 WINDY WAY, Assessor's Map 67, Parcels 447.1 and 447.4, Plan
Book 20, Page 65 (condominium plans - File 31-C). The property is zoned Residential-Commercial-2.
N~~L~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL (508) 228-7215 FOR FURTHER INFORMATION.
BoA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
4-25-02
Date
Case No. (1i2 ~
APPLICATION FOR RELIEF
Owner's name(s) :Michael S. Bachman, Trustee, Augustus Shannon Realty
Trust u/d/t dated December 17, 1993 recorded in Book 433, Page 47
Mailing address: P.O. Box 954, Nantucket, MA 02554
Applicant's Name: (Same)
Mailing Address: (Same)
Lot Location: Assessor's map and parcel number
67-447.1-447.4
Street Address: 5 Windy Way
Registry Plan: Plan Book 20, Page 65 (condominium plans - File 3l-C)
Date lot acquired: Unit 2 - 6/23/88 (Deed Book 302, page 75) and Units
1, 3 and 4 - 4/22/96 (Deed Book 501, page 190)
Zoning district RC-2
Uses on lot -commercial: see 006-88 and 077-95
MCD? No
_ number of: dwellings____ duplex___ apartments 2* rental rooms____
*3r Apartment Application pending
at Planning Board
Building date(s): all pre-8/72? NO C of O? 6047-89
Bldg.permit appl.Nos.#2265, #6047
Case Nos. all BoA applications, lawsuits: 006-88, 077-95
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose 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
if to alter or extend a nonconforming use). If appeal per 139-31A
& B , attach decision or order1 appealed. OK to attach addendum2.
See Addendum A attached.
Tt-~m~ pnr.losed as part of this Application: order
addendum x
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Addendum to
Zoning Board of Appeals Appiication
Michael S. Bachman, Trustee
Augustus Shannon Realty Trust
5 Windy Way, Nantucket
The Applicant is seeking to modify Special Permit 006-88 and 077-95 in
connection with the permitted use of the basement of this mixed-use building.
The existing special permits permit the use of the basement for commercial
warehouse and storage use independent from the other uses in the building. The
Applicant now proposes to convert the basement from warehouse and storage
use to an office use. Attached to this application is a plan showing the existing
conditions on the property and no exterior changes to the structure or the site
plan are proposed.
In addition, the Applicant seeks a Special Permit under Section 139-
18.B.(2) to waive any additional parking required as a result of that conversion.
The floor area of the basement space being converted to office use is 2,000 square
feet, as shown on the attached plan. As warehouse space, 2 parking spaces had
been required for the existing uses. As office space, 10 parking spaces would be
required, for an increase of 8 spaces. An application is pending before the
Planning Board to convert the 650 square foot portion of the second floor that
had been previously approved for office use to a third apartment under the
Multi-family Overlay District by-law, thereby reducing the required parking
spaces for that portion of the building from 3 to 1 parking space. The net result is
a 6 space increase in the required parking space calculation if these two proposed
use changes are approved. As in the past four non-conforming parking spaces in
front of the building will continue to be made available to the public and those
utilizing the building, in consideration of a waiver of the 6 additional parking
space requirement triggered by this request.
- .'
LOCUS MAP
5 WINDY WAY
NANTUCKET
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Zoning Board Application
5 Windy Way
Nantucket
UNIT 2
AREA=330:t5.F.
12.0'
30.0'
30.0'
UNIT 1
AREA =2, OOO:t 5.F.
FLOOR ELEV,=18.8'
45.7'
. (NOTE: UNIT 1 IS SECTIONED
OFF INTO MULTIPLE STORAGE
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CURRENT ZONING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONTYARD SETBACK:
SIDE AND REAR SETBACK:
ALLOWABLE G.C.R.:
EXISTING G.C.R.:
RC-2
5,000 S.F.
40 FT.
20 FT.
5 FT.
50%
29.2% :t
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OVERLAY DISTRICTS
PUBLIC WELLHEAD RECHARGE DISTRICT
MULTI-FAMILY OVERLAY DISTRICT
NOTES:
1) HANDICAP RAMP HAS AN EXEMPTION FROM
SETBACK REQUIREMENTS AS PER M.G.L.. CHAPTER
.;cA. SECTION 3.
2) THE BUILDING WAS CONSTRUCTED DURING 6 YEAR
DEFINITIVE PLAN EXEMPTION. AS PER M.G.L..
CHAPTER 40A. SECTION 6. FRONTYARD SETBACK
WAS ZERO FEET.
3) THE STEPS SHOWN WERE CONSTRUCTED UNDER
BUILDING PERMIT #6047. ISSUED 4/14/66. CERTIFICATE
OF OCCUPANCY ISSUED IN 1969. THEY ARE 'MTHIN
THE FRONTYARD SETBACK.
4) THE HVAC UNIT IS WITHIN THE REARYARD SETBACK.
IT WAS INSTALLED IN 1966 PRIOR TO 1991 ZONING CHANGE
I~EQUIRING ALL ANCILLARY STRUCTURES UNLESS SPECIFIED
CONFORM TO SETBACKS.
NOTES:
1) THE LOT AND THE BUILDING SHOWN AS
"5 WINDY WAY CONDOMINIUM" PREDATE
CURRENT ZONING. THE BUILDING CONFORMED
TO ZONING AT TIME OF CONSTRUCTION.
2) LOT 6 SHOWN HEREON HAS THE BENEFIT
OF SPECIAL PERMITS RECORDED IN
DD.501PG.177, AND DD.BK.295,PG.175.
3) PROPERTY LINES SHOWN HEREON ARE
FROM PLAN OF RECORD.
NOTE: OPEN AREA FOR 5 WIND Y WA Y
IS IN EXCESS OF THE 20% REQUIRED.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TION OR A RECORDABLE SURVEY.
DEED REFERENCES
DD.BK.501,PG.190jUNITS 1,3,&4
DD.BK.501,PG.187 jUNIT 2
DD.BK.302,PG.36jMASTER DEED
PLAN REFERENCES
PLAN FILE 31-CjCONDO. PLANS
PL.BK.20,PG.65
PLOT PLAN PREPARED FOR
ZONING BOARD OF APPEALS
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=20' DATE:APR. 1, 2002
ASSESSOR'S REFERENCE:
MAP: 67 PARCEL: 447.1-447.4
PREP ARED FOR:
MICHAEL S. BACHMAN, TR.
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N.8.
N-2060
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CURRENT ZONING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONTY ARD SETBACK:
SIDE AND REAR SETBACK:
ALLOWABLE G.C.R.:
EXISTING G.C.R.:
RC-2
5,000 S.F.
40 FT.
20 FT.
5 FT.
50%
29.2%::!:
~
OVERLAY DISTRICTS
PUBLIC WELLHEAD RECHARGE DISTRICT
MULTI-FAMILY OVERLAY DISTRICT
NOTES:
1) HANDICAP RAMP HAS AN EXEMPTION FROM
SETBACK REOUIREMENTS AS PER M.G.L.. CHAPTER
40A. SECTION 3.
2) THE BUILDING WAS CONSTRUCTED DURING 6 YEAR
DEFINITIVE PLAN EXEMPTION, AS PER M.G.L..
CHAPTER 40A, SECTION 6. fRONTYARD SETBACK
WAS ZERO FEET.
3) THE STEPS SHOWN WERE CONSTRUCTED UNDER
BUILDING PERMIT #6047. ISSUED 4/14/66. CERTIFICATE
Of OCCUPANCY ISSUED IN 1969. THEY ARE WITHIN
THE FRONTYARD SETBACK.
4) THE HVAC UNIT IS WITHIN THE REAR YARD SETBACK.
IT WAS INSTALLED IN 1966 PRIOR TO 1991 ZONING CHANGE
REQUIRING ALL ANCILLARY STRUCTURES UNLESS SPECIFIED
CONFORM TO SETBACKS.
5) PARKING SPACES 15-19. WHILE NOT LEGAL. HAVE
BEEN USED SINCE THE BUILDING WAS CONSTRUCTED AND
WERE TACITLY RECOGNIZED BY THE Z.B.A. IN THEIR
DECISION RECORDED IN DD.BK.501,PG.176. PARAGRAPH 5.
NOTES:
1) THE LOT AND THE BUILDING SHOWN AS
"5 WINDY WAY CONDOMINIUM" PREDATE
CURRENT ZONING. THE BUILDING CONFORMED
TO ZONING AT TIME OF CONSTRUCTION.
2) LOT 6 SHOWN HEREON HAS THE BENEFIT
OF SPECIAL PERMITS RECORDED IN
DD.501PG.177. AND DD.BK.295.PG.175.
3) PROPERTY LINES SHOWN HEREON ARE
FROM PLAN OF RECORD.
NOTE: OPEN AREA FOR 5 WIND Y WA Y
IS IN EXCESS OF THE 20% REOUlRED.
FOR PROPERTY LINE DETERMINATION THIS PLOT PLAN
RELIES ON CURRENT DEEDS AND PLANS OF RECORD,
VERIFIED BY FIELD MEASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINA TION OR A RECORDABLE SURVEY.
DEED REFERENCES
DD.BK.501,PG.190 jUNITS 1,3,&4
DD.BK.501,PG.187 jUNIT 2
DD.BK.302,PG.36jMASTER DEED
PLAN REFERENCES
PLAN FILE 31-CjCONDO. PLANS
PL.BK.20,PG.65
PLOT PLAN PREPARED FOR
ZONING BOARD OF APPEALS
IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"=20' DATE:APR. 1, 2002
ASSESSOR'S REFERENCE:
MAP: 67 PARCEL: 447.1-447.4
PREP ARED FOR:
MICHAEL S. BACHMAN, TR.
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N-2060
N.B.
,.
,.....-.--
2/89
BOA FORi'l
NANTUCY-ET ZONING BOARD OF APPEALS
TO'tlN J..ND COUNTY BUILDING
UJ.l'ITUCl':ET, r'Ln.. 02554
ASSESSOR'S IJIST OF PJ..RTIES IN INTERES~
PROPERTY m'lNER: J1(~ 5. B~dt~ I ~fefL
.
APPLICANT FOR RELIEF (SANE? V' ) :
J..DDRESS OF PROPERTY: 5 VV1ttclrJA)Cl"J
ASSESSOR'S r'Ln..p /Pli.RCEL: to? - lftf '7. J ...:.- 'Itf '7. 7
LIST OF PJ..RTIES INCLUDING .J..DDRESSES
*(OR SEE ATTACHED ___):
I certify that the foregoing (or the attached ___) lists ell persons,
natural or legal, \'Tho are ovrners of abutting property, o',.:ners of land
directly opposite on any public or private street or \'Tay; and abutters of
the abutters and all other land owners \'Tithin three hundred feet of the
property line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c. 40A, fill and Zoning Co1~
Chapter 139, ~139-29D(2)J. (). r-\ I
Lf[dOJ.- ~C ~~
Date Assessor's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lo~ for which zonit::
relief is' sought, any commonly-mmed abutting lots which r.:ight become
involved in the zoning nlatter. List map and parcels for each abutter.
Submitted by: Melissa D. Philbrick. Attornev
Date: y~ ~- O;l..
Client: B~~
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