HomeMy WebLinkAbout077-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
Jtnuo f~ f7
, 2003
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
Application No.: 077-o;;L
bwne r I Applican t '~7Y1 'cl:::. l'f:-l2f' s, {3 U e> 0 ncf
3rrli L€ue.s.~"e
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.
~Vl\4~ ~,~~
/LXJ. Y\a ~ Se\J. f\g. I Cba irman
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); Y139-32I (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 75, Parcell
17 Chuck Hollow Road
Limited Use General-3
Land Court plan 5004-86
Lot 998
Certificate of Title No. 20363
DECISION:
1. At a public hearing of the Nantucket zoning Board of
Appeals, held on Friday, November 15, 2002, at 1:00 P.M.,
continued to December 13, 2002, and continued again to January
10, 2003, in the Conference Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board made the
following decision on the application of PATRICK LEVESQUE and
JODI LEVESQUE, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post
Office Box 2669, Nantucket, Massachusetts 02584, File No. 077-02:
2. The applicants are seeking a SPECIAL PERMIT under
Nantucket zoning By-law ~139-7.D(6) (a) and (b), for a home
occupation exceeding 200 square feet in gross floor area. The
applicants propose to build an ancillary structure upon the
subject property (the "Locus") containing space for use as
personal storage, and space of about 420 square feet dedicated to
the home occupation business of the applicants of catering and
baking for wholesale purposes only. There would be no retail
sales on site. The applicants would also limit non-resident
employees to one in addition to the applicants. There would be
studio space on the second floor of the structure. All
dimensional and parking requirements would be met. The Locus
would also contain a separate primary dwelling and a separate
secondary dwelling, and is and will be conforming in all
respects. The Locus is situated at 17 CHUCK HOLLOW ROAD, TOM
NEVERS, Assessor's Map 75, Parcell, is shown on Land Court plan
5004-86 as Lot 998, and is situated in a Limited Use General-3
zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matters of planning concern
were presented. At the first public hearing, there was support
for the application in the form of correspondence from several
neighbors, and opposition was expressed by correspondence and in
person by several neighbors and by the neighborhood association,
through its counsel. The Zoning Enforcement Officer spoke in
favor of the allowance of the requested relief. Concern was
expressed about the introduction of a commercial use in the
residential neighborhood. At the final continued public hearing,
counsel for the neighborhood association and an officer of the
association presented their support for the granting of relief to
the applicants, subject to a list of conditions, which had been
1
negotiated between counsel to the applicants and counsel to the
neighborhood association, and presented to the Board of Appeals.
4. As presented by the applicants and their counsel, the
applicant, Jodi Levesque, operates a home occupation as a
wholesale baker at he:!; present home. Mrs. Levesque and her
husband have now purchased the Locus and are in the process of
improving it with a primary dwelling, a secondary dwelling, and a
garage/shop structure containing space for personal storage and
space for a commercial kitchen of about 420 square feet and with
studio space on the second floor. Mrs. Levesque proposes to
continue her present baking business in the commercial kitchen,
with not more than one employee other than herself. However,
under Nantucket Zoning By-law ~139-7.A(4) (b) (4) as now in effect,
~ home occupation permitted as a matter of right is limited in
area to 200 square feet. The applicant proposes to have a
commercial kitchen containing about 420 square feet, thus
exceeding the maximum area permitted as of right. Under ~139-
7.D (6), a Special Permit may be granted for a home occupation
which exceeds 200 square feet in gross floor area, up to a
maximum of 800 square feet.
5. The applicants represent that, under present health
regulations, all in-home preparation of foods to be sold must be
done in a commercial kitchen meeting applicable state and local
health regulations. In order to have a commercial kitchen with
reasonable space for cooking and food preparation, as well as
storage areas, the applicants determined that a kitchen with
floor area of 420 square feet, as proposed, would be necessary.
A smaller area would result in less storage area, and hence the
need for more frequent deliveries. Mrs. Levesque represented
that her business consists of baking cakes, pies and other
dessert items, sold exclusively at wholesale, mainly through food
shops, restaurants and wedding arrangers. No retail sales are
proposed. Deliveries to the bakery will be relatively
infrequent, and deliveries of baked goods will be made primarily
by passenger vehicles. Emission by exhaust fan will be
relatively inoffensive, because there will be no open-flame
cooktop.
6. The conditions for the granting of relief which were
presented to the Board of Appeals as agreed upon between the
applicants and the neighborhood association were as follows:
(a) The home occupation upon the Locus shall be
limited to a wholesale baking business, to be operated by Jodi
Levesque; there shall be no retail sales, and the special permit
shall be limited to use by Jodi Levesque and shall not be
transferable without further relief from the Board of Appeals.
(b) The workers in the business shall be limited to
Jodi Levesque and not more than one other employee.
2
(c) There shall be no more than four commercial
deliveries In connection with the business per week; all
deliveries shall be between 7:00 A.M. and 7:00 P.M., Monday
through Friday, with no weekend deliveries.
(d) There sh~ll be no outdoor storage of equipment or
goods related to the business.
(e) There shall be no open flame cooktop within the
commercial kitchen.
(f) No other home occupation is permitted by this
application; specifically, no relief lS granted to allow the use
of the Locus for the occupation of the applicant, Patrick
Levesque, as a building contractor.
(g) In order to screen the view of the garage/shop
building from the adjacent tennis courts on the lot owned by the
neighborhood association, the applicants shall plant and maintain
vegetative screening consisting of a row of 12 Leyland cypress
trees, 60 feet long and centered parallel to the garage/shop
building, with a return of about 5 feet at each end,
approximately as shown upon the sketch plan attached hereto as
Exhibi t A. O..P(a/JI1. DCIJ1..e h r chov&s (J..J./-Ior'/-orcf CJJY.J::J:!')c9~ :J:inOJ:Y 1J;Zt::ri3.
7. Based upon the foregoing presentations, the Board of
Appeals made the finding that the proposed home occupation would
satisfy the conditions of Nantucket Zoning By-law ~139-7.A(4) and
would be in harmony with the general purpose and intent of the
Zoning By-law, and UNANIMOUSLY GRANTED the requested relief by
SPECIAL PERMIT under ~139-7.D(6), subject to the conditions set
forth in Paragraph 6 of this deCisio~., 0 ~
Dated: January Cl..--, 2003 \\j YL.JJ117 u--
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OF LAND IN
NANTUCKET, MASS.
SCALE: 1" - 80' DATE: TAN: /;:,2003
Owner: /?<T~(Y'< A...&. .;F?L?I.~. ~~SQ<h
.4:7T 'J<1(]
Deed: ce:-/?T :RO".::51.3. Plonh.-?'. SOO9'-f7{,
Locus . 17 cr(/.C~ ~C?"(,-</JW. goAP
CHARLES W. HART & ASSOCIATES, Ine
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(506) 226-8910
H -0Z7.s-
'-\JM~CW~'I'
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 ZONING BOARD OF APPEALS will
be held at 1:00 P.M., FRIDAY, NOVEMBER 15, 2002, IN THE CONFERENCE
, ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
PATRICK AND JODI LEVESQUE
BOARD OF APPEALS FILE NO. 077-02
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 1 39-7D( 6)( a) and (b). Applicants propose to build an ancillary structure for
use as a personal shop, with about 420 square feet of space dedicated to Applicants'
home occupation business, i.e., catering and baking for wholesale purposes only. There
would be no retail sales on site. Applicants would also limit non-resident employees to
one in addition to Applicants. There would be studio space on the second floor of the
structure. All dimensional and parking requirements would be met. The Locus is
conforming in all other respects. The Locus would also contain a separate primary and
secondary dwelling.
The Premises is located at 17 CHUCK HOLLOW ROAD, Assessor's Map 75,
Parcell, Land Court Plan 5004-86, Lot 998. The property is zoned Limited-Use-General-
3.
(j(w
Nancy 1. Sevrens,
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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TO... or TH. O/fIfUNAI., ""~v.~
~/Yt?NlAJ.~d- .P.i..:J. .pATICIS-I"".S~
PLAN OF LAND IN TOM NEVERS, NANTUCJ
8eil9 0 combination of Lot 758. LC 5004--48 ood .ld 830, LC5004-51. LDl
Lot 2 shown hereon OIl lObe consaered hJirding lots. lot 3 shOwYn hereon he
i\suffkient or~) and frortoge 'fobe considered 0 building lot. It contofns. existil'l9
courts and is to be conveyed to the F\'cperty Ov.nersAssocfotl9n of 'Ibm Nevers 6
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AS PREPARED
0.... HEAD
. A. HEAD
0:: 30 60 120
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o lO'I.a> >>"40
FOR
\1' GLENN
I CAROL
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'., (Cert. 14939 - lot 830) ~
(Cert. 1~24.4 - lot 758)
180 240 feef
5'0 .' 00.. 10 I melers
R.cv.': -t-2"'-~8.&-
Scale I in.;;: 60 ft ~ Febuary 15. 1991
GiARLES W.' H4~T 8 ASSOCIATES,INC..ProfessicnoflcrdS,v
&.rlford Eb:;t BLildina.49 Smrke; ~\lI3'" It> ",,.,..... ...J.,... . ~ _ IV"''',... . _ _ _'
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