HomeMy WebLinkAbout011-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: /11o.<<lc /7-- , 20:::J3
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
Application No.:
T
It. FI,'
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 EXPIRE IF NOT ACTED UPON ACCORDING'TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-321 (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 67, Parcel 117
Residential-Commercial
Plan File 17-C, Lot 9
Deed Ref. 248/32
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, held on Friday, February 14, 2003, 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 the Application of RANNEY PROFIT SHARING TRUST, H.
FLINT RANNEY, TRUSTEE, of Post Office Box 597, Nantucket,
Massachusetts 02554, File No. 011-03:
2. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-9B (2) (0) (take-out food
establishment). Applicant proposes to convert a portion of the
existing garage storage space (the westernmost single bay) to use
as a commercial kitchen and food delivery business. Applicant
states that all orders for food shall be placed by telephone or
other electronic means, and all orders will be delivered off-site
with no customer access being allowed on the Premises related to
the proposed business. There would be no seating areas available
for public consumption of food on the Premises. No other changes
are proposed under this Application for the remaining portion of
the structure, which contains two-second floor apartments, and
personal storage space in the other bay. To the extent necessary,
Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Sections 139-18 (parking) and 139-20 (loading zone)
to validate the parking plan as proposed. The Locus is conforming
in all other respects. See BOA File Nos. 107-93 and 079-94.
The Premises is located at 20 BOYNTON LANE, Assessor's
Map 67, Parcel 117, Plan File 17-C, Lot 9. The property is zoned
Residential-Commecial-2.
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Except for the Applicant's presentation, there
was neither support nor opposition presented at the public
hearing.
4. As presented by the Applicant the property was
benefited by a previous grant of Special Permit relief in the
Decision in BOA File Nos. 107-93 and 079-94, which allowed use of
the garage area for an automobile detailing business. After a
period of time that business was relocated to another property
owned by the Applicant. Applicant now proposes to operate a take-
out food service establishment from the westernmost garage bay
that would prohibit public access to the site with all orders
being delivered to customers. No seating would likewise be
provided on site. All parking would be provided on site though
with aisle width limitations and backing out onto the street,
necessitating relief under Zoning By-law Section 139-18. A
loading zone would also be provided with the same limitation as
to aisle width, due to the existing placement of the structure.
Applicant noted that the Lot was situated in a heavily developed
mixed use commercial zoning district and that there were several
other food service establishments, all benefiting by Special
Permit relief, proximate the Locus. There would be little
additional traffic created by the business other than periodic
deliveries to and from the Premises. Applicant stated that there
would be little adverse impact due the granting of any waiver of
dimensional requirements related to parking and loading for the
Lot as the road terminates at the Applicant's property. Applicant
added that there would be no interference with through traffic
when vehicles backed out onto Boynton Lane to exit the property.
The other garage bay would continue to be used for personal
storage, and the two second floor apartments would be maintained.
5. Based upon the foregoing presentation, the Board of
Appeals finds that the take-out food establishment as herein
described and conditioned below, would be in harmony with the
general purpose and intent of the Zoning By-law and that a grant
of relief would be consistent with previous grants of relief for
similar uses in the immediate commercial area. In addition, the
Board finds that the granting of Special Permit relief waiving
parking and loading requirements to the extend necessary to
validate the parking plan, would be in harmony with the general
purpose and intent of the Zoning By-law, and that compliance with
the parking requirements of Sections 139-18 and 139-20 would be
physically impossible for the Applicant to provide, given the
existing siting of the structure and that there would be little
impact upon the traveled way due to the location of the Lot at
the head of the dead-end street.
6. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-9B(2) (0) to the allow the take-out food
establishment/commercial kitchen, and to the extent necessary to
validate the site plan, under Sections 139-18 and 139-20 upon the
following conditions:
(a) The parking and loading zone configuration shall
be substantially as shown upon the "Parking plan I I done by
Charles W. Hart and Associates, Inc., dated January 20. 2003,
attached hereto as Exhibit A;
(b) Any venting associated with the take-out food
service establishment/commercial kitchen shall be done so as to
eliminate exterior motors and minimize noise, i.e., with an
internal "scrubber system" with a remote motor;
(c) There shall be no service to the public or seating
on site and all orders shall be by delivery system only;
(d) There shall be no business sign on the exterior of
the structure to indicate the presence of said business; and
(e) There shall be a limit of one business using the
facilities on site at anyone time. There may be separate
entities using the commercial kitchen, though at separate times,
which could include a catering business as opposed to a take-out
food service establishment.
7. In addition, by a UNANIMOUS vote the Board waives the
site plan review requirement under Nantucket Zoning By-law
Section 139-23.
Dated:
March
~,
2003
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Edward C. Murphy
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CURRENT ZONING CLASSIFICATION:
Residential Commercial (RC-2)
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER 7. :
5000 S,F.
40 FT.
20 FT.
5 FT.
507.
67-115
N/F
H.F. &: C.P. RANNEY
67-115.J
N/F
JAMES T. RANNEY,
TRUSTEE OF TEX NOMINEE TRUST
EXISTING:
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J. KASCHULUK
67-118.1
N/F
S. &: M.G. MANDELL
67-118
N/F
NORTHERN HERITAGE BUILDERS INC.
PARKING PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= 30' DATE: JANUARY 20. 2003
Owner: H. FLINT RANNEY, TR.
Deed: 248-32 Pion: FILE 17-C LOT 9
Locus~ #20 BOYNTON LANE
CHARLES r. HART and ASSOCIATES. Inc.
ProJessUmal. Land SUT1Jeyors
49 SPARKS AVENUE
NANTUCKET. MASS. 02554
(508) 228-8910
H-6412
ASSESSOR MAP: . .67. . . . PARCEL: . . 117 ...
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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 WaL BE HELD AT 1:00 P.M., FRIDAY, FEBRUARY 14, 2003, IN
THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON
STREET, NANTUCKET, MASSACHUSETTS, ON THE APPLICATIONS OF
THE FOLLOWING:
RANNEY PROFIT SHARING TRUST, H. FLINT RANNEY, TRUSTEE
BOARD OF APPEALS FILE NO. 011-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-9B(2)(0) (take-out food establishment). Applicant proposes to convert a
portion of existing garage storage space (the westernmost single bay) to use as a
commercial kitchen and food delivery business. Applicant states that all orders for food
shall be place by telephone or other electronic means, and all orders will be delivered off-
site with no customer access being allowed on the Premises related to the proposed
business. There would be no seating areas available for public consumption of food on
the Premises. No other changes are proposed under this Application for the remaining
portions of the structure, which contains two-second floor apartments, and personal
storage space. To the extent necessary, Applicant is seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law Sections 139-18 (parking) and 139-20 (loading zone) to
validate the parking plan as proposed. The Locus is conforming in all other respects. See
BOA File Nos. 107-93 and 079-94.
The Premises is located at 20 BOYNTON LANE, Assessor's Map 67, Parcel 117,
Plan File 17-C, Lot 9. The property is zoned Residential-Commercial-2.
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Nancy 1. Sevrens, C an '-/
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
CURRENT ZONING MAP:J< (: z
MINIMUM LOT SIZE: 5000 "5Q P7-
MINIMUM FRONTAGE:..vO ,c:;-
FRONTY ARD SETBACK: .20 .A=-
SIDE AND REAR SETBACK: Sf?-
ALLOWABLE G.C.R.:5~ / cu/
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PROPERTY LINES SHOWN ARE TAKEN FROM RECORDED
DEED AND PLAN REFERED TO HEREON. BUILDINGS. MONUMENTS.
ETC. ARE PLOTTED FROM FIELD MEASUREMENTS.
N.B. /49- 98
N 3670
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SEE ATTACHED PAGJ;:S
I c::,,~'fy the fore,gou.g is a list of persons who are o\YT1~rs of land directly acjacent:o L:~ S~Jj~::
propcrty or dircctly opposite the subject property on any public or private stre~: o~ \'/ay, a:1, as :':-,~;
appear on the most recent'applicab\e tax 1151,
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CURRENT ZONING CLASSIFICATION:
Residential Commercial (RC-2)
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONT YARD SETBACK:
REAR/SIDE SETBACK:
GROUND COVER 7. :
5000 S.F.
40 FT.
20 FT.
5 FT.
507.
EXISTING:
.19,PJ~:l; .S,F,
. SE:E. fl.AN. .
, S~E. Pl.AN. .
. S(E. Pl.AN. .
. SE:E. Pl.AN. .
67-115.J
N/F
JAMES T. RANNEY,
TRUSTEE OF TEX NOMINEE TRUST
vN'fON
j30J
LANE
67-115
N/F
H.F. & C.P. RANNEY
33.10 _,
i 8
--
--t-
:~,fJ\\
SPACE: 3
typo 2
'/,
67-117.1
N/F
J. KASCHULUK
67-118.1
N/F
S. & M.G. MANDELL
67-118
N/F
NORTHERN HERITAGE BUILDERS INC.
PARKING PLAN
OF LAND IN
NANTUCKET, MASS,
SCALE: 1"= 30'
DATE: JANUARY 20, 2003
Owner:
H. FLINT RANNEY, TR.
Deed: 248-32 Pion: FILE 17-C LOT 9
Locus~ #20 BOYNTON LANE
ASSESSOR MAP: . .67. . . . PARCEL: . . 117 ...
CHARLES ". HART and ASSOCIATES. Inc.
Professional Land. Surveyors
49 SPARKS A VENUE
NANTUCKET, MASS. 02554
(508) 228-8910
H-64/2
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Dated: March 12., 2003
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C. Richard Loftin
Edward Murphy
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