HomeMy WebLinkAbout024-03
MEMO
TO:
TOWN CLERK
FROM:
LINDA F. WILLIAMS, ZONING ADMINISTRATOR
DATE:
JUNE 21, 2004
RE:
ZBA FILE NO. 024-03, MICHAEL KANE
Attached please find a copy of Exhibit A, which was inadvertently left off of the Decision in ZBA
File No. 024-03. It is attached to the Decision in ZBA File No. 025-03, and both decisions are
tied to each other with the same Exhibit A. Any questions please contact me at 508-228-7215.
Thank you for your attention to this matter.
RIOlfYID
TOWN ClERK'S OFFICE
NANTuct<ET, MA 02M4
JUN 2 1 2004
nME'
ClERK:
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LEGEND:
CS/DH FND DENOlES CONCRElE BOUND
WItH DRlUJiOLE FOUND.
/
Sp A./TI{
_ S (11141 ClIUNlY L\'I'OU1)
------ ------
AVENUE
EDCE" (:F PA\EMENT
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CURRENT ZONING: RES. COWlot./pWR/loIF
lotlNllIUII LOT SIZE: 5,DDD 5.F.
IIINllotUII FRONTAGE: 40 FT.
FRONlYARD SETBAa<: NONE
SIDE AND REAR SETBACK: 5 FT.
AlLOWABLE G.e.R.: SOX
ElCI5'nNG o.e.R.: 18A 28.BX :I:
ElCIS'nNG o.e.R.: 111 28.4:11: :I:
GREENSPACE ON BOtH LOTS EXCEEDS tHE 20X REQUIRED.
SITE PLAN TO ACCOMPANY A
ZBA APPUCAllON FOR
16 '" 1BA SPARKS AVENUE
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1 "=JQ' DAlE: 2/3/2OOJ
DEED REFERENCE: DO.BK.2.31 PG.47
DO.8I<.4OII PG.154
PLAN REFERENCE: PLAN NO. 02-56
NCltS:..
1. SEE ZBA DECISION 113-92 RECORDED AT
DO.BK. 409 PG. 210 REGARDING tHE 1982
ADDlnON AND tHE SHED.
2. tHE ORIGINAL BUILDING ON 18A IS EXEYPT AS A LAWl'UL
PRE-EXl5'nNG STRUCTURE UNDER CH. 40A SECT. 6,
lotASS. GENERAL LAws.
3. 16 SPARKS AVE. HAS tHE BENEfIT OF SPECIAL PERlotITS
REGARDING lotUL lI-F AlotIL Y HOUSING.
I
o
I
30
GRAPHIC SCALE
1"=30'
I
60
ASSESSOR'S REFERENCE:
lotAP: 55 PARCEl.! 2JO ... 2.31.2
PREPARED FOR:
lotlCHAEL J. KANE AND
I . I lotARClA A. ... lotlCHAEL J. KANE
NANTUCKET SUR~ INe.
5 WINDY WAY
90 , 12011 NANTUCKET, lotA. 02554
-?#S-6'~ N7
N.B. 2lll5-137
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
m,
2~
, 20C!Jf
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
02tf--a3
/YJ{ rhoe.j c'): /CQh~
Owner/Applicant:
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,
1\J~~.~ns-G~;.;
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,
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55
Parcel 230
R-C
16 Sparks Avenue
Plan No. 56 of2002, Lots B &D2
Deed Ref. 408/154
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, April 11, 2003, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of MICHAEL ], KANE, of 18 A
Sparks Avenue, Nantucket, MA 02554, Board of Appeals File No. 024-03, the Board
made the following Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-18A (parking requirements); Section 139-20 (loading zone); and to the
extent necessary, under Section 139-20.1 (driveway access) to validate an existing site
plan, waiving any additional parking spaces required and possible dimensional issues,
and where the subject Lot shares a common driveway and access aisle with the
immediately adjacent lot to the west at 18A Sparks Avenue (the subject of the
Application in BOA File No. 025-03). The aisle width between the parking spaces on the
Lots meets the 24-foot requirement, but individually they are unable to do so. There is
office and retail space in the front building, which also contains two dwelling units, and a
dwelling unit in each of the other two structures. The Planning Board has issued a Special
Permit to allow multi-family use on the Lot. The Locus is conforming in all dimensional
respects except for rear yard setback, as the rear structure is sited closer than the
minimum required of five feet.
The Premises is located at 16 SPARKS AVENUE, Assessor's Map 55, Parcel
230, Plan No. 56 Of2002, Lots B and D-2. The property is zoned Residential-
Commercial.
2, The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
There were no letters on file.
3. The property owner and his agent represented that the Applicant had received a
Multi-Family Special Permit from the Planning Board allowing four dwelling units on
this Lot, two in the most northerly mixed-use commercial building, one in the separate
structure to the rear of the primary structure, and one in the most southerly rear structure,
The primary structure also contains less than 800 SF of first-floor commercial space. The
existing uses on the Lot require nine parking spaces, and the Applicant is providing eight
with one loading zone. However, the aisle width and driveway access is shared with the
immediately abutting lot to the west owned by the Applicant and his wife, and the subject
of the Decision in BOA File No, 025-03, Similar relief was granted in that case to
validate the parking, loading, aisle width and access plan. Applicant proposes to file a
cross easement with the abutting lot to legitimize the common aisle and allow the shared
use of the loading zone, Applicant stated that the commercial use was allowed as a matter
of right without any relief from this Board.
4. Based upon the foregoing, the Board finds that a grant of Special Permit relief to
validate the parking, loading, aisle width and access plan, would be in harmony with the
general purpose and intent of the Zoning By-law and as presented would have little
negative impact upon the commercial neighborhood. The Board further finds that
between the two lots, the 24- foot wide aisle width requirement is met, though neither lot
could conform on its own, and that the sharing of the parking, loading and aisle width,
providing one access to the heavily traveled Sparks A venue, would be in the best
interests of the public, and not contrary to sound traffic and safety concerns. In addition,
the Board finds that the commercial uses on the property did not meet the threshold for
consideration as a Major Commercial Development.
5, Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-18 to allow the
reduction in aisle width on the lot, waiving one parking space, with eight of the nine
required parking spaces provided on site; Section 139-20, waiving the loading zone
requirement only to the extent necessary to validate its dimensions as shown on Exhibit
A; and under Section 139-20,1 in order to allow the shared driveway access to Sparks
A venue, based upon the following conditions:
a. The building location and parking plan shall be done in substantial
conformance with the "Site Plan to Accompany a ZBA Application for
16 & 18A Sparks Avenue", done by Michael S. Bachman of
Nantucket Surveyors Inc., dated February 3, 2003, a reduced copy of
which is attached hereto and marked as Exhibit A; and
b. There shall be no increase of current uses or ground cover without
further relief from this Board,
c. An easement shall be filed with the Nantucket Registry of Deeds
regarding the common aisle width and driveway access to Sparks
Avenue, and the sharing of the loading zone, running in favor of the
property shown as 18A Sparks Avenue, Assessor's Map 55, Parcel
231.2, Registry Plan Book 2, Page 56, Lot A, prior to issuance of a
Certificate of Occupancy.
6. In separate action, by a UNANIMOUS vote, the Board APPROVES the site plan
attached as Exhibit A, as required under Section 139-23 for this Application.
\JD. ated: May (G, 2004
, ~
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Nancy J, Se ehs )
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C. Richard
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, APRIL 11,2003, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
MICHAEL J. KANE
BOARD OF APPEALS FILE NO. 024-03
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-18A (parking requirements); Section 139-20 (loading zone); and to the
extent necessary, under Section 139-20.1 (driveway access) to validate an existing site
plan, waiving any additional parking spaces required and possible dimensional issues,
and where the subject Lot shares a common driveway and access aisle with the
immediately adjacent lot to the west at 18A Sparks Avenue (the subject of the
Application in BOA File No. 025-03). The aisle width between the parking spaces on the
Lots meets the 24-foot requirement, but individually they are unable to do so. There is
office and retail space in the front building, which also contains two dwelling units, and a
dwelling unit in each of the other two structures. The Planning Board has issued a Special
Permit to allow multi-family use on the Lot. The Locus is conforming in all dimensional
respects except for rear yard setback, as the rear structure is sited closer than the
minimum required of five feet.
The Premises is located at 16 SP ARKS AVENUE, Assessor's Map 55, Parcel
230, Plan Book 2, Page 56, Lot D-2. The property is zoned Residential-Commercial.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BoA Form 1-89
N-7089.2
NANTUCKET ZONING nOARD OF APPEALS
TOWN AND COUNTY nUILDING
NANTUCKET, HA 02554
Date
Noqil-@
CASE
APPLICATION FOR RELIEF
Owner I S name (s): Michael J. Kane
Mailing address: 18A Sparks Avenue Nantucket', MA. 02554
Applicant's name: Same
Mailing address: Sam:!
Location of lot: Assessor's map and parcel number ~- 230
street address: 16 Sp3rks Avenue
Registry Land ct Plan, Plan Dk & Pg or Plan File 02-56 Lot B8,D2
'Date lot acquired: '!:....J ~ ~ Deed Ref 408, 154 zoning district ~,PWR/MF
Uses on lot - commercial: ~~XXXlCm'and multi-family
MCD?~
- number of: dwellings-L- duplex___ apartments-1- rental rooms___
Building date(s): all pre-8/72?
Building Permit appl'n, Nos,
N/A
N/A
C of O?___
or
Case Nos, all BoA applications, lawsuits: '
state fully all zonin~ relief sought and respective Code sections
and subsections, spec~fically what you propose compared to present
and what grounds ~ou urge for BoA to make'each finding per Section
139732A __ if Var~ance, 139-30A __ if a Special Permit (and' l39-33A
__ ~f to alter or extend a nonconforming use), If appeal per 139-3~A
&,B __ , attach decision or order appealed, OK to attach addendum,
139-18 and 139.20.1
Com~on Driveway Access for 16 and 18A Sparks Avenue
9-u f)~)
Items enclosed as part of this Application: orderl addendum2
Locus mapX site plan x: . showing present X ;~X:U.~ ~s'tructures
r!~x~m:UX!J[XlxXXXX>3XXJ)~R~lXXX~$XXXXXX (HDC approved? )
L~stings lot area1.<XIDfrontage ~ . setbacks N/ A GCR"' N/A parking dataN7A '.
Assessor-certifiecraddressee l~st 4 sets :X--ma~13:ng .labels ,-2 sets-A:-
i200 fee payqble to Town of Nantucket)/( proof 'cap' covenant___ co.
(If an appe'X-, ask Town Clerk to sen'UBldg comrls record 'to ~,OA,) -. .
I certify that bhe requested information submitted is substantially -
complete and true to the best of my knowledge, under the pains and
penal ties of perj ury , ' -./
SIGNATURE: /Jitre~u( j2.J1;,..c Applicant 6- Attorney/agent
t/
3(If not owner or owner's ,attorney, enclose proof of authority)
.)
FOR BoA OFFICE USE \
Application copies rec'd, 4~ 0.(___ for BoA on~~ by~l .
One copy filed with Town Clerk onJSl;~ by comp~?_~u~
One copy each to Planning Bd and Duildi~ DCPt~~ by ,~
$200 fee check given Town Treasurer on~~ bY~ waived?___
H~aring notice posted0~<2> mailed,;y~ I &M3;?2(Jl, !/..;.Z1.Q3
Hearing(s) on~~__ cont'd to~~__, ~~__ withdrawn?~~__
Decision due by~~__ made~~__ filed TC~~__ mailed~~__
See related cases
lawsuits
other
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LEGEND:
CB/DH FND DENOTES CONCRETE BOUND
WllH DRILLHOLE FOUND,
SPA.Rk
S (1941 COUNTY LAYOUT)
=- -
A VENUE
SIIlEWAuc
EDGE OF PAVEMENT
55-231'~}rORllON)
MARCIA A. ~
MIa-tAEL J, KANE
LOT 8
..
..1o,.:w
1111
"DoJ1B \\W
~1lu~kp \ ~
lS6-1Jt.I
I(H I1tWIMINtE;. INC.
i
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"-
"-
"
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LOT D-2
18 SPARKS AVENUE
6' BOARD FENCE
~.~~
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"U:- ~."",
...~
---
CURRENT ZONING: RES, COMM./pWR/MF
MINIMUU LOT SIZE: 5,000 S,F,
UINIUUU FRONTAGE: 40 FT.
FRONTYARD SElBACI(: NONE
SIDE AND REAR SETBACK: 5 FT,
ALLOWABLE G,C,R,: 50X
EXIS11NG G,C,R,: 1 BA 2B,8X ::I:
EXIS11NG G,C.R.: 16 26,4X :I:
GREEN SPACE ON BOTH LOTS EXCEEDS THE 20X REQUIRED.
SITE PLAN TO ACCOMPANY A
ZBA APPLICATION FOR
16 &; 18A SPARKS AVENUE
IN
NANTUCKE~ MASSACHUSETTS
NOTES:
1. SEE ZBA DECISION 113-92 RECORDED AT
DD,BK, 409 PG, 210 REGARDING lHE 19B2
ADDIllON AND lHE SHED,
2. lHE ORIGINAL BUILDING ON 1BA IS EXEMPT AS A LAWFUL
PRE -EXISllNG SlRUCTURE UNDER CH. 40A SECT, 6,
MASS. GENERAL LAWS.
3. 16 SPARKS AVE. HAS lHE BENEFIT OF SPECIAL PERUITS
REGARDING MULll-FAMILY HOUSING.
SCALE: 1-=30' DATE: 2/3/2003
DEED REFERENCE: DD,BK,231 PG,47
DD.BK.408 PG.1 54
PLAN REFERENCE: PLAN NO. 02-56
I I
o 30
GRAPHIC SCALE
1"=30'
I
60
ASSESSOR'S REFERENCE:
MAP: 55 PARCEL.: 230 & 231,2
PREPARED FOR:
MICHAEL J. KANE AND
.~ _, MARCIA A. & MICHAEL J. KANE
~ NANTUCKET SURVEYORS INC.
5 WINDY WAY
90 " 12)> NANTUCKET, UA, 02554
~ 5'6t:f?~---- N3585 &; N7089-2
N,8, 205-137
\\omI\lI~
4, 'ltJO
N-7089.2
"RECEIVED
BOARD OF ASSES-SORS
FES 0 3 2003
TOWN OF
NANTUCKET, M,~
Town ofNaritucket
"
ZONING BOARD OFAPPEALS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPER,TY OWNER, .~~~~~~~.. ~:.. ~~~.~........................,...................
18A Sparks Avenue Nantucket, MA. 02554
MAILrNG ADDRESS..,......................................................... ........,..
PROPERTY LOCATION". ~.?..?.I?.~~.~.~. .~::~.~~~.................... ...'.........,...
ASS E S SO R SMA P / PAR C E L. . , . .??/ f. '?Q. . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . .
A PPLlCANT, ..Mt~p,9-~~.. J.... ~~':l.l7....................,...................................
SEE A IT ACHED PAGES
I ceni fy that the foregoing is a list of persons who are owners of abutting propeny, owners of
land directly opposite on any public or private street,or way; and abutters of the abutters and all
other land owners within 300 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 139.290 (2)
~
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DATE
ASSESSOR'S OFFICE
Town of Nantucket
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