HomeMy WebLinkAbout017-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
maV'Ch 0
, 20 {),3
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
a J 7 - 0,-3
]""" e J AJfrNTuctIT L-LC--
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.
hw~ ~ ~{/~
!VafJ (! I J. s vreJ I Chairman
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
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1, Parcel 8
20 Federal Street
Deed, Book 781, Page 268
Residential-Commercial
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, 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 JBJ NANTUCKET LLC, c/o Reade,
Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 017-03:
2. The applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law ~139-33.A (alteration or extension of a
pre-existing, nonconforming structure or use). The applicant
proposes to alter a pre-existing, nonconforming structure, with a
history of commercial use but most recently used for residential
purposes, to be used for a retail establishment (a permitted use
with the need for any zoning relief), with a second-floor
apartment. No exterior expansion of the structure is proposed,
except for the construction of a handicapped access ramp exempt
from dimensional zoning requirements. The applicant further
seeks relief by SPECIAL PERMIT under By-law ~139-18.B(2) to waive
six of the eight required on-site parking spaces, and under ~139-
20.C to waive the on-site loading area requirement. The subject
property (the "Locus") is nonconforming as to lot area,
containing about 3,790 square feet in a district in which the
minimum required lot area is 5,000 square feet i as to ground
cover, wi th a ground cover ratio of about 38% and the maximum
ground cover ratio for an undersized lot in this zoning district
being 30% i and as to side and rear yard setback, with the
structure being sited as close as zero feet from the southerly
side yard lot line and zero feet from the westerly rear yard lot
line, the minimum side and rear yard setback in this district
being five feet. The Locus is situated at 20 FEDERAL STREET,
Assessor's Map 42.3.1, Parcel 8, with no plan of record, and is
situated in a Residential-Commercial zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of planning concern
was presented.. There no support nor opposition presented at the
public hearing.
4. As presented by the applicant' s representatives, the
Locus is a nonconforming lot pre-existing the 1972 adoption of
the Nantucket Zoning By-law, with a dimensionally nonconforming
1
structure which likewise pre-exists the Zoning By-law. There is
no record plan of the Locus, but its dimensions and the location
of the structure are shown upon a plot Plan by Emack Surveying
dated January 21, 2003, a reduced copy of which is attached
hereto as Exhibit A. The structure has been used for both
residential and commercial purposes, but most recently has been
used for residential purposes. The applicant has recently
purchased the Locus, and proposes to use the structure for a
single retail establishment containing about 1,288 square feet in
gross floor area on the first floor, with the second floor being
used as a dwelling unit and the basement used for mechanical
systems and ancillary storage. No exterior alterations which
would affect zoning compliance are proposed except for the
construction of a handicapped-access ramp, exempt from
dimensional zoning requirements under M.G.L., c. 40A, ~3. All of
the proposed uses of the structure are permitted as a matter of
right in the Residential-Commercial zoning district. However, as
per the materials submitted by the applicant there is
insufficient room within the Locus to provide for the required
on-site parking and loading areas. Under By-law ~139-18, the
proposed uses require eight parking spaces (six for up to 1,299
square feet of gross floor area in retail use, one for up to four
employees at peak shift, and one for the dwelling unit), and
under By-law ~139-20 one on-site loading area is required for the
retail use. The proposed alterations to the structure have been
approved by the Nantucket Historic District Commission under
Certificate of Appropriateness No. 44142. The applicant has
presented a Site Plan sketch by Nantucket Architecture Group LTD,
a reduced copy of which is attached hereto as Exhibit B, which
shows that two on-site parking spaces can be provided, and no on-
site loading area.
5. The Board of Appeals members noted that the Locus is
situated in the downtown commercial area, in which very few
commercial properties are able to provide the required amount of
on-site parking and loading spaces; in fact, many can provide no
parking or loading facilities at all, and relief has frequently
been granted from these requirements on a case-by-case basis.
The members also expressed their favor for a single commercial
use upon the Locus, as proposed by the applicant.
6. Accordingly, by a UNANIMOUS vote, the Board of Appeals
found that the proposed alterations would not be substantially
more detrimental to the neighborhood than the pre-existing
nonconforming conditions upon the Locus and would be in harmony
with the purpose and intent of the By-law, and that the provision
of the required on-site parking and loading spaces was not
feasible, and accordingly GRANTED relief by SPECIAL PERMIT,
approving the proposed alterations to the structure upon the
Locus under Nantucket Zoning By-law ~139-33.A, waiving the
requirement for providing more than two on-site parking spaces
under By-law ~139-18.B(2) and waiving the requirement under ~139-
20.C for the provision of an on-site loading area, subject to the
following conditions:
2
(a) In the absence of further relief from the Board of
Appeals, the Locus shall be used only as proposed by the
applicant as set forth above; that is, with a single retai I
establishment on the first floor, a dwelling unit on the second
floor, and mechanical systems and ancillary storage in the
basement.
(b) Two on-site parking spaces shall be provided at
all times, substantially as shown upon the sketch site plan, a
reduced copy of which is attached hereto as Exhibit B.
Dated: March~, 2003
vote, waived the
~139-23.
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7. The Board of Appeals,
requirement for formal site plan
F,\WpJ\Jenkins\20 Federal\ZBA DEe 017-03.doc
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NOTES
1.)"!HERE IS NO PlAN OF RECORD fOR LOCUS.
2.) AL"!HOUGH "!HE BUILDINGS APPEAR TO BE OF sumc:on
AGE TO SUPPORT PRESCRIP11VE RIGHTS, "!HE ABUTTER'S DEED
AND PLAN fOR 423.1-07 PLACES "!HE PROPERTY UNE SO
IT PASSES "!HROUGH A POR11ON OF "!HE BUILDING ON LOCUS.
3.) GROUND COVER IS ALREADY ABOVE "!HE MAXIMUM
ALLO'MD IN SEC110N 139-33E20 OF "!HE CODE OF NANIUCKET
fOR A NONCONfORMING LOT AS TO LOT AREA.
42.4.2-31
nlf Robert F. Mooney
L.C. CertH 6789
L.C. PL. 37392-A
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42.3.1-07
nlf Thomas B. McGlinn
Deed Book 144 Page 260
Plan Book 14 Page 23
Ref. Plan Book 4 Page 9
corn erboard
over line by O.4':!:
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DECK IN STREET
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\lonO
PLOT PLAN SHOWING
EXISTING CONDITIONS
IN
NANlUCKET, MASSACHUSETTS
SCALE: 1 "=10'
UPDATED: JAN. 21, 2003
DEED REFERENCE: DBK 781, PG 11
PLAN REFERENCE:NONE FOR LOCU
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL: 8
REPARED FOR:
JBJ NANlUCKET LLC
CURRENT ZONING: RC
MINIMUM LOT SlZE: 5000 S.F.
MINIMUM FRONTAGE: 40 FT
FRONTYARD SElBACK: NONE
SlOE AND REAR SElBACK: 5 FT
ALLOWABLE G.C.R.: 50 ~ (30% for LOT UNDER 5000 S.F.)
EXISTING G.C.R.: 38%
fOR PROPERlY UNE DETERMINA110N "!HIS PLOT PLAN
REUES ON CURRENT DEEDS AND PLANS OF RECORD,
VERlflED BY flELD MEASUREIoCENTS AS SHOWN HEREON.
"!HIS PlAN IS NOT REPRESENTED TO BE A 11TLE
EXAl.tINA l10N OR A RECORDABLE SURVEY.
I HEREBY CER11fY TO "!HE BEST OF MY KNO\\\...EDGE
"!HAT "!HE PREMISES SHOWN ON "!HIS PLAN ARE
LOCATED VIIlHlN 'tHE C ZONE AS OEUNEATED
ON THE "F1RIol. WAP OF CONloIUN1lY NO. 250230;
WAss. EFFECllVE: 6-3-86 BY "!HE FEDERAL
DlERGENCY WANAGElolENT AGENCY.
N.B. 01 33-41
EMACK SURVEYING
2 WASHAMAN AVENUE
NANlUCKET. MA. 02554
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F e.DV.....AL. ~;T'2.a.-T
RE/iOV A 110/i fOR:
lE.ffREY IE./iKltif
20 feDeRAL n.
/iAliTUCKE.T. MA 02554
HAP:42.3.1 PARaL:6 lOb # 0212.13
IiAIiTUCKE.T ARCHITE.CTURE. GROUP L Tl
PO P.:>OX 1814.IiA/iTUCKE.T. MA 02554
PMO/iE.: 508-228-5631 fAX: 508-325-4284
E.-MAIL: /iAG@I1A!fTUCKE.T.I1E.T
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, FEBRUARY 14, 2003, IN
THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON
STREET, NANTUCKET, MASSACHUSETTS, ON THE APPLICATIONS OF
mE FOLLOWING:
illJ NANTUCKET LLC
BOARD OF APPEALS FILE NO. 017-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use). Applicant proposes to alter a pre-existing nonconforming structure, with a
history of commercial uses, but most recently used for residential purposes, to be used for
a retail establishment (a permitted use without relief from this Board), with a second floor
apartment. No exterior expansion of the structure is proposed except for the construction
of a handicapped access ramp exempt from dimensional zoning requirements. Applicant
further seeks relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-
18B(2) to waive six ofthe required eight on-site parking spaces, and under Section 139-
20C to waive the loading zone requirement. The Locus is nonconforming as to lot area,
with the Lot having about 3,790 square feet of area, in a district that requires a minimum
lot size of 5,000 square feet; as to ground cover, with the Lot containing about 38%
ground cover ratio in a district that allows a maximum of 30010 for undersized lots; and as
to side and rear yard setback, with the structure being sited as close as zero feet from the
southerly side yard lot line and at about zero feet from the westerly rear yard lot line, in a
district that requires a minimum of a five-foot side and rear yard setback. See also BOA
File Nos. 076-95 and 012-96.
The Premises is located at 20 FEDERAL STREET, Assessor's Map 42.3.1, Parcel
8, Deed Book 781, Page 168, with no plan of record. The property is zoned Residential-
Commercial.
THIS NOTICE IS A V AILABLE IN LARGE P T OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
January 8, 2003
Date
CASE
No. 0/7-03
APPLICATION FOR RELIEF
JBJ NANTUCKET LLC
c/o Reade, Gullicksen, Hanley & Gifford, LLP
Same
~. Box 2669, Nantucket, Massachusetts 02554
Assessor's map and parcel number 42.3.1-8
20 Federal Street
Owner's name(s):
Mailing address:
Applicant's name:
Mailing address:
Location of lot:
Street address:
No record plan
Date lot acquired: 10/21/02 Deed Ref 781-168 Zoning district R-C
Uses on lot - commercial: ~one or retail store MCD? No
_ number of: dwellings 1 duplex apartments rental rooms
Building date(s): all pre-8772? ~ or C of O?
Building Permit appl'n Nos.
Case Nos. all BoA application~wsuits:
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 l39-33A
x if to alter or extend a nonconforming use) If appeal per l39-3lA
& B ,attach decision or order1 appealed. OK to attach addendum2
"
The applicant proposes to alter a pre-existing, nonconforming structure, with a
history of commercial uses but most recently used for residential purposes, to be
used for a retail establishment with a second-story apartment. The subject
property is nonconforming as to lot area, having lot area of about 3790 square
feet, with 5000 square feet being the minimum required in the Residential-
Commercial zoning district in which the locus is situated. The building upon the
locus is nonconforming as to ground cover, having ground cover f 0 t 3 %, with
30% being the maximum for a nonconforming lot of record; as to 'de yard
setback, having zero side yard setback with a minimum of five feet being equired;
and as to westerly rear yard setback, having zero rear yard setback with a minimum
of five feet being required. Accordingly, the applicant requests relief by
Special Permit under Nantucket Zoning By-law Sl39-33.A for the alteration in use
of the pre-existing, nonconforming structure upon the locus. No exterior changes
are proposed except for a handicapped access ramp exempt from dimensional zoning
requirements. The applicant further requests relief by Special Permit under S139-
lB.B(2) from the requirement of provision of six of the eight off-street parking
spaces required for the proposed uses upon the locus (six for up to 1,299 square
feet of retail space, one for up to four employees, and one for the dwelling
unit), and under S139-20.C from the requirement of provision of an off-street
loading facility.
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Items enclosed as part of this Application: order1 addendum2
Locus map ~ Site plan x showing present x + planned x structures
Floor plans present -proposed x elevatIons x(HDC approved? )
Listing lot area x frontage x setbacks x GCR x parking data x
Assessor-certified addressee-list 4 sets x maIling labels 2 sets ~
$200 fee payable to Town of Nantucket x proof3 'cap' covenant
l(If an appeal, ask Town Clerk to send Sldg Comr's record to BO~)
.-
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I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of pe~y. J1 J7
SIGNATURE: ~~. ~( Applicant Attorney/agent ~
fI
3(If not owner or owner's attorney, enclose proof of authority)
FOR~A OFFICE USE ) ~ \
Application copi e, cec' d, "U oc f~,; ~ on / / () I ~ b~
One copy filed with Town Clerk on ~/~/ bY~O lete?
One copy each to plann,ing Bd and BUlldlng ~ePt , ~ by / J1!;(.,L-;
$200 fee check given T,9w.lj T~surer on .t.-/ 'by , waive~
Hearing notice posted .L/2[.l::10'mailed Lf;(- _ I & M / ~ Z;@"'Zi3
Hearing(s) on / / cont'd to / / , / / withdrawn? / /
Decision due by II made /- /- filedTC I / mailed- / /-
See related cases lawsui ts other - - -
F:\WpJ\Jenkins\20 Federal\ZBA APP.doc
RECEIVED
BOARD OF ASSESSORS
NOV 0 8 2002
TOWN OF
NANTUCKET, MA
M /1/,00
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN TIIE MATTER OF TIIE PETITION OF
PROPERTY OWNER:. .~.. ~.:r.. ./Y. f.J. ~.[/!<;Vf. T..... .~.?:.G.......... -.........
MAlLIN G ADDRESS:. ~11...? /7!.lt~... -!?r!!:.f. !iT!.. .9tfl ?TP..4.}... g;;.... P d~ () /
PROPERTY LOCA TroN:..... .;9. 0....... .Ff. P. ~(r. &.. S.... .~.!F. f./~:r.........
ASSESSORS MAP/P ARCEL: .I1/!..r...... '1..:; .~~ I.........!?!J. ~~. f..!-::.... .~.'?..
SUBMITTED BY:..rI3.Z!!/. ((.8 ..... ../I..~. .tlA.?.~~/?D........... ..... .,. ....
SEE ATTACHED 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\\TIers within three hundred feet of the property line of owner's property, all as they appear
on the most recent applicable tax list. (M.G.L. c. 40A, Section II Zoning Code Chapter 139,
Section 139-29D (2) ).
~...?.:..~.(!.f!.~
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DATE
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ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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NOTES
1.)THERE IS NO PLAN OF RECORD FOR LOCUS.
2.) ALTHOUGH THE BUILDINGS APPEAR TO BE OF SUFFICIENT
AGE TO SUPPORT PRESCRIPTIVE RIGHTS, THE ABUTTER'S DEED
AND PLAN FOR 42.3.1-07 PLACES THE PROPERTY UNE SO
IT PASSES THROUGH A PORTION OF THE BUILDING ON LOCUS.
3.) GROUND COVER IS AlREADY ABOVE THE MAXIMUM
ALLOWED IN SECTION 139-33E2a OF THE CODE OF NANTUCKET
FOR A NONCONFORMING LOT AS TO LOT AREA.
OHCB FNO * c:.T\
LAMPP 0'
\' ~.
\ ~.
~
\ 'C
(f
\
\
\ %
9,
\
DECK IN STREET
. b\e \f'J ,dtn ')
'-JonO
PLOT PLAN SHOWING
EXISTING CONDITIONS
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1 It = 10'
UPDATED: JAN. 21, 2003
DEED REFERENCE: DBK 781, PG 168
PLAN REFERENCE:NONE FOR LOCUS
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL: 8
PREPARED FOR:
JBJ NANTUCKET LLC
42.4.2-31
nlf Robert F. Mooney
L.C. Cert# 6789
L.C. PL. 37392-A
4'
70.0 /260)
(OBk. ~44
CE -----------
RO FE~.____ 0 --.-.-----.---
g. ~9~-:--;\-- and ca\c.)
..--- 4~ .92 \ .c.
t) e 12- syc. maple
16- syc. maple
12- cherry
e
42.3.1-07
nlf Thomas B. McGlinn
Deed Book 144 Page 260
Plan Book 14 Page 23
Ref. Plan Book 4 Page 9
cornerboard
over line by 0.4'~
,
72.30/ 60) pB FNO_\
(OBk. ~44
OHCB fNO/
(pub\\C
C\-\ES1N\J1
CURRENT ZONING: RC
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 40 FT
FRONTY ARD SETBACK: NONE
SIDE AND REAR SETBACK: 5 FT
ALLOWABLE G.C.R.: 50 % (30% for LOT UNDER 5000 S.F.)
EXISTING G.C.R.: 38%
FOR PROPERTY UNE DETERMINATION THIS PLOT PLAN
REUES ON CURRENT DEEDS AND PLANS OF RECORD.
~AED BY AElD "'EASUREMENTS AS SHOWN HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
I HEREBY CERTIFY TO THE BEST OF "'Y KNO'M..EOGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE C ZONE AS DEUNEA TED
ON THE .AR.... "'AP OF COM...UNITY NO. 250230:
"'Ass. EFFECTIVE: 6-3-86 BY THE FEDERAL
EMERGENCY "'ANAGEMENT AGENCY.
N.B. 01 33-41
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S1REE1
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
J 568
RECEIVED
BOARD OF ASSESSORS
t1 /L/'()O
NOV 0 f3 2002
TOWN OF
NANTUCKET,MA
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER: ..;).. r~.-:Joo../V. 1. ~.r)-!.~'}~.f. C...... ~.f. .C... 00...............
MAILING ADDRESS:.?1...?!.7.!(~. .::"::r?!.f.fTt. J?!rl:~.I.7:/-:}-.. t:J;... .?~ .)~ () '}
PROPERTY LOCATION:..... .~.??..... .Ef. P. if. ({d..~. 00 ..:~.1.!?If.~r........
ASSESSORS MAP/P ARCEL:.!1/J..f..... .~/? .~~I........ .1./1.1:. (f.~... ..~:!?~'f...
SUBMITTED BY:.. ?/l.T!!/. (t.8..... ..8..:.. flA.?:.~ IJ~.D................ _00....
SEE ATTACHED 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\mers within three hundred feet of the property line of owner's property, all as they appear
on the most recent applicable tax list. (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139,
Section 139-29D (2) ).
~...'?..~.r?..(!'.~
I
DATE
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,
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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