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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
**********.************************************.*****.*.**.*******
IN RE: THE APPLICATION OF
File No. 0 91-02--
/J . Map ~ 2. ~./ Parcel 1'I'j
f( c) /JPrr _ - ~de If? -'
.
WITHDRAWAL FORM
*****.*****~******.************************.**********'*'*"*****'
UPON THE REQUEST OF THE APPLICANT(S) MADE:
prior to
K after
PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED
APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS:
acknowledge as a matter right and
without prejudice
V-
approve without prejudice
approve, but with prejudice
THE WITHDRAWAL:
~ in
full of the said application
of so much of said application as:
or
RECEIVED
f OWN CLERf(1S OFFICE
NANTUCKET. MA 02554
1}:::0 13 2002
IIMi:.._.
.~
DATED:
V~fi'-~13/~2-
CLERK:
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, DECEMBER 13, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUI~DING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
ROBERT C. ECHELE
((BOARD OF APPEALS FILE NO. 87-02
Applicant is seeking a MODIFICATION of the Decision in BOA File No. 041-
01, that granted relief by Special Permit under NantucketZoning By-law Sections 139-
33A, 139-33E(2)(a), 139-18 and 139-20, to allow demolition of a part of an existing
single-family dwelling and proposed expansion ofthe building, with conversion to
commercial on the first floor and residential use on the second floor, and to waived five
of the six required parking spaces, and loading zone requirement. Applicant now is
asking the Board to delete the condition contained in said Decision that states "There
shall be only one (1) commercial tenant on the first floor, and one (1) dwelling unit on the
Premises without further relief from this Board." Applicant now wishes to rent the first
floor space to more than one tenant, while maintaining the second floor apartment. To the
extent necessary, Applicant is also seeking a waiver of a possible one additional required
parking space, with one currently provided on site, should the Board decide that separate
retail spaces would need to have the employee count done for each unit rather than
considering the calculation to be total employees on site at peak shift regardless of the
number of retail units. No further changes are proposed to the structure beyond that
permitted in the previous Decision, and the other conditions contained in that Decision
would be adhered to. In addition, The Locus is nonconforming as to lot size with the Lot
containing about 2,964 square feet of area in a district that requires a minimum lot size of
5,000 square feet; as to fietback, with the struct.ure being sited as close as one foot from
the northerly side yard lot line, in a district that requires a minimum side yard setback of
five feet; and as to ground cover with the Locus containing about 40% ground cover ratio
(as permitted above).
The Premises is located at 8A UNION STREET (WITH FRONTAGE ALONG
WASHINGTON STREET), Assessor's Map 42.3.1, Parcel 144, Plan Book 16, Page 42,
Lots 1 and 2. The property is zoned Residenti I-Commercial.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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if.',: ;'BoA Form
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1-89
NAN~OCXE~ ZONING BOARD OF APPEALS
1'OW AND cotm~y BOILPING
N'AN'l'OClCE~, ]{A 02554
Date
NO.on -~-Y
.;,"
CASE
APPLICATION FOR RELIEF
O",ner I S name ( s) :
(!~,
t' Hailing address:
~~ .
,,' Applicant's name:
Robert C. Echele
424 Brazilian Avenue, Palm Beach, Florida 33480
Same
Same
Hailing address:
Location ot lot: Asseas.9r'k map and parcel nulllber 4231 144
street address: 8A Union Street
PPGtl~2Ib 1 & 2
Registry Land 'ct 'Plan, fl~n Bk & Pg 9fkP~ File . ' Lot_____
Date lot acquired: ~ ~~ De~d Ret Pg ,.1Q..1 Zoning district RC
, . .
Uses on lot - .co~ercial:"None ~ or
MCD?_
- nulllber ot: dwellings___ duplex___ apartments___ rental rooms_
Building'date(s): all p~G-8/72? or C ot 07_
Building Permit appl'~. Nos.
Case Nos. all, BoA ~~plicati()ns, lawsuits: BOA File No. 041-01
State tully all ~oning'reliet sought and respective Code sections
and subsections, speoitically what you propose compared to present
and what grounds you urge tor BoA to make each tindinq per Section
139-32A __ i~ Va~iance, 139-JOA X it a Special P~rmit (and 139-33A
it to alter or extend a nonconlorminq use). It appeal per 139-31A
~B __ , attach decision or orderl appealed. OK to attach addendum2,
See Addendum attached hereto
Items enclosed as part ot this Application: order1 addendum2
Locus map X site plan X showinq present +planned X structures
Floor planspresent proposec;!_ elevations (H~pproved?_),
Listings lot area --Zrontage setbac~ Gca- parking data
Assessor-certitiea-id4resse~ IIit 4 sets~ Jl\a!liny labels 2 sets~
1200 f.~ payable to ~own ot Nantucket x proqf cap' oovenant
(It an appeal, ask ~o~m Clerk .to sen<r1ilag Comr's reoord to BoA0
I certity that the requested information submitted is substantially
oomplete and true to the best of my knowledge, under the pains and
penalties o~erjury.
SIGNATURE: ~~ tA ,~ ~pplioant ___ Attorney/~qent ~
3(If not owne~ 9r ownQr's attorney, enolose proot ot authority)
, FOR e6A OFFICE USE
Application copies rec'd: 4v1 or tor BoA on~L]Y.~y~ ,
One copy tiled with Town C~:k O~~y~ COIJlPlete?W<,.~~"
on~ copy each to Plannin9 ad and Building De~t~[j/~y~
$200 tee oheok 9iveri TO~lTreasurer onJUL;L1A1~by~;~~aiVed?___
Hearing notice PO$ted.}1;l.J,,,(ll~ailed~ & M~ /J1I.tl,t.r; (!J/
Hudng(.) on-./-/,_ oont',j to-/'-l_, -l-l_ withdrawn?-/,--'__
Decision due by--.l--.l_ made--.lJ _ tiled ~C--.l J _ malledJ --'_
See related oases ' lawsuits other
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Addendum to the Application of Robert C, Echele
Applicant lS seeking a MODIFICATION of the SPECIAL
PERMIT granted in Board of Appeals File No. 041-01, In
which relief was granted with the condition that only one
commercial tenant will be allowed on the first floor and
one dwelling unit on the Premises without further relief
from the Board of Appeals. Applicant requests the option
of having more than one commercial tenant on the first
fioor;.....aJ ',Jell .:10 COll;:,LLU.....L~lly all --O[[~.....c Vll LLe ;:,c(.ond floor
~at,hor than ct Jwell~llY ullit. If the requested Modification
. is granted Applicant requests further relief by SPECIAL
~ERMIT under Nantucket Zoning Bylaw Section 139-18 (Parking
Requirements). The relief granted to Applicant in Board of
Appeals File No. 041-01 waived parking requirements and
additional relief will 2:~;t(1,ssary if the requested C (\,
:gi~~~O~~Cf~Xl~dJ ~/I)/!'!?';;::~tfA~~
The PremiseJ/is located at 8A U~IO~~~ ~s'~es~~~
Map 4231, Parcel 144. The property is zoned Residential-
Commercial.
Nantucket Assessor's Map 4J3~
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ZONING CLASSIFICATION: . g-:-
lllN. AREA: . . . . . . . .s:O(:),c? S.F
I.IIN. FRONTAGE: . . . . . . . 7"a FT
FRONT YARD S.B.: . . . kQK~
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I CERllfY, TO lllE BEST Of llY KNOVl'I..EDGE. THAUHE eJIDIISES
SHOWN ME LOCA1ED IN ftOO!) ll..!.~ ZONE: s::...::1':/.f..oe.g'TED
ON fJ.RJL I couuutfTY p~a HUWBER: ~..-ZL:tJ. ff(
THE FmERAl DaCENC'f UANAGaIDIT NIDlCf. EFf[CJJVE!WE
Of Iw>S: JUN( 3, 19M, ANI) J.S PERKlDK'.mY REVISED.
MORTGAGE PLOT PLAN
OF lAND IN
NANTUCKET, MASS.
SCALE: 1"-/5" DATE:J'"AIV- /~.zao/
~rkS Or ~e"', ;'-5- 01
Own.r:~....e:-~.{"rt(Y.'~~. e. ?Q~~
$/<. 6 T'J fl, 8 .4::7rS /..,..<,
THIS PlOT PL4N WAS PREPARED fOR AlORTGAGE PURPOSf:S Deed: .8~ /.(~ p~:;:{/" Plan: 5/}-~< ~~: 9:"<
ONLY AND IS NOT TO BE CONSIDERED A FlJU INSTRUAlENr ~ ~
SURVEY. THIS PI.AH SHOULD NOT BE USED TO ESTABUSH T ox Uop: . ',?,;3, I. - . ,"(9'$Locus: 8A (..W/.QIIf.
pROPfR1'Y UHES. f'ENCfS, HEDCfS OR JJI'( ~ ST-G/r.E7
STRUCTURES ON lHE PRDIJSES. lHE pROPfRTY LH:S SHOWN CHARLES W. HART & ASSOCIATES, Inc.
RELY OH CURRan' DEEDS AND PlANS OF RECORD,
THIS PlOT PI.AH IS NOT A CERTflCATJOH }S TO THE TITLE OR SANFORD BOAT BUILDING
OWNERSHIP OF THE PROPERlY SHOWN. OWN!RS OF' ADJOINING 49 SP ARKS AVENUE
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR NANTUCKET, lUSS. 02554-
RECORDS OF THE TOWN OF NANTUCKET. ( )
NOT TO BE RECORDED. 508 228-8910 H -hC% 7
TO: m~~. C..~q~~ ~,. .,.",
-
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
AU~U~t 10 ,2001
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: 0t1I-0]
owc;;:~~:~~~~~je~
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 V^RIANCES 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
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1
Parcel 144
RC
8A Union Street
Plan Book 16, Page 42, Lots 1
and 2
Deed Ref. Book 689, Page 23
DECISION:
1. At a Public Hearing of the Nantucket Zoning Board of
Appeals held at 1:00 P.M. Friday, June 8, 2001, in the Conference
Room; 'Town Annex Building, 37 Washington Street, Nantucket,
Ma~sachusetts, on the Application of CARDINAL TITLE HOLDING
CoMPANY, ROBERT C. ECHELE, TRUSTEE, c/o Patricia A. Halsted,
Attorney, Four North Water Street, Nantucket, Massachusetts
02554, Board of Appeals File No. 041-01, the Board made the
following Decision:
2. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning Bylaw Section 139-33A (alteration/expansion of a
pre-existing nonconforming structure/use); Section 139-33E(2) to
increase the ground cover ratio beyond 30%, the maximum allowed
for subminimum lots of record; Section 139-18 (Parking
Requirements); and Section 139-20 (Loading Zone). Applicant
proposes to alter a single-family dwelling, by removing the
primary living section of the structure, retaining a portion of
the northerly side of the dwelling, and elevating that portion a
maximum of two (2) feet, raising the roof from a height of about
12 feet to about 14 feet, without increasing the nonconforming
setback distance of about one (1) foot from that lot line. In
addition, Applicant proposes to construct a new structure,
incorporating the remaining section of the house, which would
increase the ground cover ratio from the present about 29% to
about 40% on this about 2,964 square-foot lot. A portion of the
first floor, about 805 square feet, would be used for commercial
purposes, an allowed use as a matter of right in this district,
and the second floor would be used as a single-family dwelling
unit, with the remaining portion of the first floor being used in
conjunction with the residential use. Parking relief is also
asked for, as the Lot configuration precludes provision of more
than one (1) on-site space, which is accessed from Washington
Street (the Locus has frontage on Union Street as well).
Further, Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning Bylaw Section 139-20 to waive the loading zone
requirement.
The Premises is located at 8A UNION STREET, Assessor's Map
42.3.1, Parcel 144, Plan Book 16, Page 42, Lots 1 and 2. The
property is zoned Residential-Commercial.
3 . OUr
accompanying
Decision is based upon the Application and
materials, and representations and testimony
received at our public hearing. The
recommendation as the matter was not of
were no letters received from abutters.
expressed at the hearing.
Planning Board made no
planning concern. There
There was no opposition
4. The Applicant, through counsel, represented that the
existing structure had a ground cover ratio of approximately 29%
and that he proposed to remove most of the existing structure and
rebuild a new structure with an increased ground cover ratio of
approximately 40%. Under the Nantucket Zoning Bylaw relief may
be granted by Special Permit to permit up to 50% ground cover
ratio which is the ground cOver ratio permitted in this zoning
district. The northerly portion of the structure will remain in
the required five-foot side yard setback area, being one (1) foot
from the property line at its closest point, and will be elevated
approximately two (2) feet in height without coming any closer to
that lot line than the existing building. The new structure will
have a commercial use on the first floor and a one-bedroom
apartment on the second floor. Access by the public to the
commercial portion of the structure will be solely from
Washington Street, which is primarily commercially developed,
rather than from Union Street, which is primarily residential at
that point. Due to the size of the lot it is physically
impossible to provide more than the one (1) existing parking
space and to provide a loading zone. However, there are loading
zones proximate the Locus situated within the street layout.
5. Therefore, based upon the foregoing, the Board finds
that the allowing, by Special Permit, the proposed demolition of
a substantial portion of the existing structure and raising of
the remaining portion of said structure within the setback area,
with a change in use from a single-family dwelling to commercial
use on the first floor and one (1) dwelling unit primarily on the
second floor of the structure would not be substantially more
detrimental to the neighborhood, and the addition of a commercial
use would be in harmony with the uses in the downtown core area.
In addition, the Board finds that allowing, by Special petmit,
the increase in ground cover from about 29% to about 40% would
also not be substantially more detrimental to the neighborhood
than the existing nonconformity. Further, The Board finds that a
waiver of five (5) of the required six (6) parking spaces would
be in har.mony with the general purposes and intent of this Zoning
Bylaw, and that compliance with the parking requirements would be
physically impossible and said waiver would not be contrary to
sound traffic and safety considerations, nor inconsistent with
relief previously granted by this Board in the downtown core
area. The Board also finds that waiving the loading zone
requirement by Special Permit would also be in har.mony with the
general purposes and intent of the Zoning Bylaw.
6. Accordingly, by a unanimous vote, the Board GRANTS the
requested relief by SPECIAL PERMIT under Nantucket Zoning Bylaw
Sections 139-33A, 139-33E (2), 139-18 and 139-20 to allow the
demolition and proposed expansion of the building, and to waive
the parking and loading zone requirements, based upon the
following conditions:
a. The proposed structure shall be sited as shown on
the site plan prepared by Charles W. Hart, dated May 7, 2001, a
copy of which is attached hereto as Exhibit A;
b. The public shall access the commercial portion of
the structure from Washington Street only, with there being no
signage related to the commercial use on the Union Street side;
c. There shall be only one (1) commercial tenant on the
first. floor, and one (1) dwelling unit on the Premises without
further relief from this Board; and
d. The alterations/expansion shall be completed in
substantial conformance with the Certificate of Appropriateness
No. 38,117 issued by the Historic District Commission, as may be
amended.
7. The Board, by unan~ous vote,
done by Charles W. Hart, dated May
Zoning Bylaw Section 139-23.
Dated: AUgust~, 2001.
the "Site Plan",
under Nantucket
~
William Hourihan
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NANTUCKET ZONING BOARD %tf1t,EAlS
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ROBERT ECHELE
SA UNION STREET
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TO UMAIN NID u.lSE IS FT.
SITE PLAN
LOT AREA: 296<4 SF 1:
l!XISTING GR.COV.: 163 SF (29'1.)
PROPOSED GR.COV.: 1172 (40"1.)
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RECEIVED
BOARD OF ASSESSORS
NOV 1 3 2002
TOWN OF
NANTUCKET, MA
-It / :;;. , tJ 0
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN TIIE MA TIER OF TIIE PETITION OF
PROPERTY OWNER:...g.~}.-P.f.?..L......c.~....€.~:t!.f..~.f........................ LI I
1.1 C pAL M 4(irfl- J
MAILING ADDRESS <I ~.'1...... ?t!.tJ. ?:! !-:.U1.J!.. .I).~.f.~ f.:i.f,...... f: t.I/(r.,.!. efl .?~ Lj~ c)
PROPERTY LOCA TlON:... B. .ff... .l~ k!?!.!Y... ':'~.T!!:. f. ~r................. .......
ASSESSORS MAPIP ARCEL:. .H.I!.. f?...... ~t ?:~.!........ .fl! f. (~h.... t..'I.. i.-
S UBMITIED BY :.tfrT!!J~.!.. ff...... ft..:. ./:j.1..~..~. .?FL).....................
SEE ATIACHED 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 o\\ners within three hundred feet of the property line of owner's property, all as they appear
on the most recent applicable tax li~t. (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139,
Section 139-290 (2) ).
(]}nr...i.'i...d.t;(/.~
J
DATE
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ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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