HomeMy WebLinkAbout028-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fOI,lowing:
Application No.: 02?~00
Owner/Applicant: f)). kDnod Le.W(\; 0YY"J i30~bm
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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.
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cc: Town Clerk
Planning Board
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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.
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
130 Pleasant Street
Deed Reference: Book 625, Page 34
Residential-Commercial
Assessor's Map 55, Parcel 164
Plan Book 18, Page 33, Lot 1
DECISION:
At a public hearing ofthe Nantucket Zoning Board of Appeals, held on Friday,
April 11, 2003, at 1:00 P.M., in the Conference Room in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application ofM. LEONARD
LEWIS AND BARBARA LEWIS-RUBIN, TRUSTEES OF NANTUCKET TRUST,
FOR ITSELF AS OWNERS AND FOR RONALD 1. SUHANOSKY, JR. LESSEE, of
266 Beacon Street, Boston, MA 02116, and 130 Pleasant Street, Nantucket, MA 02554,
respectively, BOA File No. 028-03, the Board made the following Decision:
1. Applicant (Suhanosky) is seeking a MODIFICATION of the Special Permit
issued in the Decision in BOA File No. 119-99, which allowed a restaurant to be operated
on the Premises. Applicant is now asking to be allowed to operate a take-out lunch
service during a time when the restaurant (known as Sfoglia) is not open to the public.
Zoning By-law Sections 139-15 and 139-9B(2)(0), allows such a use as a matter of right
without relief from this Board so long as it is ancillary to the primary use as a restaurant.
The original Decision conditions relief on Applicant's service being limited to dinner and
Sunday brunch. In the alternative, Applicant is seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law Section 139-9B(2)( 0) to operate the take-out food
service for lunch only while the restaurant is not open. Should the Board decide that
Special Permit relief is necessary rather than Modification ofthe original Decision,
Applicant would also then need relief by SPECIAL PERMIT to waive any additional
parking spaces required under Section 139-18. The Locus is conforming in all other
dimensional zoning requirements.
The Premises is located at 130 PLEASANT STREET, Assessor's Map 55, Parcel
164, Plan Book 18, Page 33, Lot 1. The property is zoned Residential-Commercial.
2. Our Decision is based upon the Application and accompanying materials and
representations and testimony received at our public hearing. The Planning Board made
no recommendation, as the matter was not of planning concern. No abutters expressed
opposition before or during the public hearing. There were no letters on file.
3. The Applicant (Suhanosky) represented that in 1999, the Board granted a Special
Permit in the Decision in BOA File No. 119-99 to the owners of the property, which
waived in large part the requirement for screening, waived five of the required ten
parking spaces, and validated the existing loading zone space provided on site, that were
required in conjunction with a conversion of the commercial structure into a new 28-seat
restaurant. A new second floor addition was also allowed to provide a dwelling unit. In
said Decision, the Board granted the relief on the express conditions that in pertinent part
stated that the restaurant could only serve "dinners nightly and brunch on Sunday". The
Applicant now proposes to operate a take-out food service during the hours that the
restaurant is closed to the public, i.e., with pick-ups from 11 :30 AM to 2:00 PM six days
per week, Monday - Saturday. Applicant stated that there would be little additional
impact on the parking or traffic situation in the heavily commercially developed area as
the existing parking spaces currently provided on site would be able to accommodate
take-out food customers as the restaurant would not be open, in turn not having any
overlapping utilization of the same spaces. Should the Board not find that the take-out
use is ancillary to the restaurant use for zoning purposes, Applicant is seeking relief by
Special Permit for a separate take-out food service as well as a waiver of the additional
five space required for that use. No expansion of the footprint or parking area is proposed
under this Application. The other conditions contained in the original Decision would
continue to be complied with.
5. Therefore, based upon the foregoing, the Board finds that appropriate action
would be to grant separate relief by Special Permit for the take-out food service. The
Board finds that as the take-out food service part of the business would be taking place
when the restaurant was not open to the public, it would constitute a separate use and
could not be considered ancillary to the restaurant use, and thus there was need to grant
relief for the new use and a waiver of additional parking spaces. In addition, the original
Decision allowed limited food service and a Modification of that Decision would also be
necessary. As a result, the Board finds that a grant of a Special Permit to allow the take-
out food service and a waiver of the five additional parking spaces required for said take-
out food service would be in harmony with the general purpose and intent of the Zoning
By-law and not contrary to sound traffic and safety concerns, given that the existing
spaces would not overlap the restaurant use. In addition, the Board finds that a
Modification of the original Decision in BOA File No. 119-99 to allow an expansion of
the food service use to include the take-out food service Monday - Saturday as proposed
would be in harmony with the general purpose and intent of the Zoning By-law and
within the spirit and intent of the original Decision.
6. Accordingly, the Board of Appeals voted UNANIMOUSLY to GRANT the
requested MODIFICATION ofthe Decision in BOA File No. 119-99 to allow the
MODIFICATION ofthe Decision as proposed and described below, and GRANTS relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-9B(2)( 0) to allow
operation of a take-out food service, and under Section 139-18 waiving the additional
parking requirement of five spaces, subject to the following conditions, which also
reiterate those conditions from the original Decision:
a. The restaurant use shall be limited to serving dinners nightly and
brunch on Sunday;
b. The dwelling unit shall be used in conjunction with the restaurant
use;
c. The parking area shall be screened to the extent feasible from the
surrounding streets by plantings and/or landscaping structures that shall not
interfere with sight lines from vehicles exiting the Premises onto Chin's Way or
Pleasant Street;
d. The four nonconforming parking spaces adjacent to the northwest
side of the building and partially situated within the unpaved portion of Chin's
Way shall be maintained; and
e. The take-out food service shall be limited to the public from the
hours of 11 :30 AM - 2:00 PM, Monday through Saturday and only when the
restaurant is not open, without further relief from this Board.
7. In separate action, by a UNANIMOUS vote, the Board waived any new site plan
review for this Application required under Nantucket Zoning By-law secr~39-23.
Dated: June Ji, 2002 \ - /y[~
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Michael
David Wiley
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:
M. LEONARD LEWIS AND BARBARA LEWIS-RUBIN, TRUSTEES OF
NANTUCKET TRUST, FOR ITSELF AS OWNER AND FOR RONALD 1.
SUHANOSKY, JR., LESSEE
BOARD OF APPEALS FILE NO. 028-03
Applicant (Suhanosky) is seeking a MODIFICATION of the Special Permit
issued in the Decision in BOA File No. 119-99, which allowed a restaurant to be operated
on the Premises. Applicant is now asking to be allowed to operate a take-out lunch
service during a time when the restaurant (known as Sfog1ia) is not open to the public.
Zoning By-law Sections 139-15 and 139-9B(2)(o), allows such a use as a matter of right
without relief from this Board so long as it is ancillary to the primary use as a restaurant.
The original Decision conditions relief on Applicant's service being limited to dinner and
Sunday brunch. In the alternative, Applicant is seeking relief by SPECIAL PERMIT
under Nantucket Zoning By-law Section 139-9B(2)(o) to operate the take-out service for
lunch only while the restaurant is not open. Should the Board decide that Special Permit
relief is necessary rather than Modification of the original Decision, Applicant would also
then need reliefby SPECIAL PERMIT to waive any additional parking spaces required
under Section 139-18. The Locus is conforming in all other dimensional zoning
requirements.
The Premises is located at 130 PLEASANT STREET, Assessor's Map 55, Parcel
164, Plan Book 18, Page 33, Lot 1. 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.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
February
IS
, 2000
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
119-99
Owner/Applicant:
M. LEONARD LEWIS AND BARBARA LEWIS-RUBIN
TRUSTEES OF THENN~NmUCKET TRUST
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.
w:-~~4\a~~
William P. Hourihan,
Chai-rman
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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Map 55
Parcel 164
Zoned Residential - Commercial
130 Pleasant Street
Lot 1 in Plan Book 18, Page 33
Book 625, Page 34
At a Public Hearing of the NANTUCKET BOARD OF APPEALS held at 1:00 p.m., Friday,
December 10, 1999, continued to 1:00 p.m. on January 14, 2000 and further continued to 10:00
a.m. on January 24,2000 in the Conference Room of the Town of Nantucket Annex Building, 37
Washington Street, Nantucket, Massachusetts 02554, on the Application ofM. LEONARD
LEWIS AND BARBARA LEWIS-RUBIN, TRUSTEES OF THE NANTUCKET TRUST, u/dlt
dated August 18, 1987 and filed with the Nantucket Registry District of the Land Court as
Document No. 44272, of C/O Paul S. Jensen, P.C. , P.O. Box 3097, Nantucket, MA 02584, for
themselves as owners and applicant, (Board of Appeals File No. 119-99), the Board made the
following decision:
1. Applicants are seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law ~ 139-
18B (parking"Requirements) to waive up to five (5) of the ten (10) required parking spaces,
and any other provisions of ~ 139-18 that the Board may deem necessary, for a proposed
thirty-two (32) seat restaurant, with up to four (4) employees at peak shift and a second floor
dwelling addition to the commercial structure on the premises. Five (5) conforming parking
spaces are provided on site, along with one (1) stacked nonconforming parking space to rear
in front of the loading zone. In addition, four (4) nonconforming parking spaces are provided
on the northwesterly side of the structure that partially extend into the abutting unpaved
portion of Chin's Way. To the extent necessary, the Applicants are seeking reliefby
SPECIAL PERMIT under ~ 139-19 A for the screening requirements for the parking area as
such screening would be contrary to sound traffic and safety considerations. The Applicants
also seek reliefby SPECIAL PERMIT under ~ 139-20 to validate the existing loading zone
that is encroaching upon the five (5) foot rear setback and is also encroached upon by a
bulkhead entrance to the basement and proposed stairs,
The Premises is located at 130 Pleasant Street, Assessor's Map 55, Parcel 164, Lot 1 on Plan
Book 18, Page 33. The property is zoned Residential-Commercial.
2. This decision is based upon the Application and materials submitted with it, along with the
testimony and evidence presented at the hearing. The Planning Board made an unfavorable
recommendation expressing concern that the parking layout is not sufficient for a thirty-two
(32) seat restaurant, that the use is too intense for the Premises considering seasonal traffic
and surrounding restaurants, and that the required screening for the parking area should not
be waived.
3. The Applicants, through their attorney, presented a plan of the existing structure on the
Premises, a sketch of the proposed additions to the structure, a site plan showing the location
of the structure, parking spaces and loading zoning, a recent photo of cars parked on the
northwesterly side of the structure, copies of photos of traffic and parking in the area in the
"
evenings from June 29, 1999 to July 7, 1999 that were submitted for abutting property, a
letter from the Wannacomet Water Co. approving the project under 9139-12B(3)(a), and
letters of support from two (2) abutting lot owners. Applicant proposed to operate a year-
round thirty-two (32) seat restaurant serving dinners and a Sunday brunch and to construct
one (1) dwelling unit above the restaurant. As the photographic evidence indicated, during
evenings in the peak summer season there is minimal traffic congestion or parking problems
in the area. The major car trip generators are a post office, a supermarket and a nightclub that
impact traffic'during the day and after 10:30 p.m. at night. In addition, a flfty-seven (57) seat
restaurant just across Chin's Way from the property is being replaced this winter by a
pharmacy that will do most of its business during the day, thus lessening the traffic and
parking impact at night. The Applicants further represented that the parking spaces in the on
the Premises, and those spaces partially on the Premises and in unpaved portion of Chin's
Way, were practical and sufficient to meet the needs of the proposed restaurant and dwelling.
However, a required three (3) foot high wall, fence or dense hedge, screening the parking
areas would block the view of traffic exiting the parking areas or Chin's Way and thus the
Applicants are requesting a waiver of this requirement. Another direct abutting restaurant
owner, through his attorney, without opposing the project, urged the Board to require the
Applicants to comply with the By-law.
4. Initially, the Applicants sought approval of a thirty-two (32) seat restaurant with up to four
(4) employees at peak shift. The Board expressed concern about the number of employees
and the Applicants agreed to revise their site plan and proposal to reflect a twenty-eight (28)
seat restaurant with up to seven (7) employees at peak shift. Applicant further agreed to
encourage restaurant employees and patrons to use NRTA shuttle bus service.
5. Therefore, the Board finds that the proposed twenty-eight (28) seat restaurant use, serving
dinners and a brunch on Sunday, and a dwelling unit are permissible uses in this zoning
district without relief from the Board. The Board further finds that said uses are appropriate
in this area and that grants of Special Permit relief would be in harmony with the general
purpose and intent of the By-law. With the reduction from thirty-two (32) seats to twenty-
eight (28) seats, the provision of the five (5) conforming on site parking spaces, one (1)
stacked nonconforming space accessed through the loading zone, and four (4) partially on-
site spaces provided on northwesterly side of the property, Special Permit relief waiving five
(5) of the required ten (10) parking spaces for this proposal is necessary because it is
physically impossible to provide the required spaces entirely on the property. Said waiver
would not have an adverse impact on or be contrary to sound traffic and safety
considerations. A grant of Special Permit relief, validating the existing loading zone that lies
within the required five (5) foot setback and is encroached upon by a bulkhead and a
proposed stair, would be in harmony with the general purpose and intent of the By-law, is
necessary because it is physically impossible to provide a conforming loading zone on the
property and would not have an adverse impact on or be contrary to sound traffic and safety
considerations, Special Permit relief from strict compliance with the screening requirement
for parking areas would also be in harmony with the general purpose and intent of the By-law
and would not have an adverse impact on or be contrary to sound traffic and safety
considerations.
,
6. Accordingly, by a unanimous vote, the Board GRANTS the requested SPECIAL PERMIT
relief under Nantucket Zoning By-law S139-18B waiving five (5) of the required ten (10) on-
site parking spaces and under Nantucket Zoning By-law S 139-20 validating the existing
loading zone that lies within the required five (5) foot setback and is encroached upon by a
bulkhead and a proposed stair, and under Nantucket Zoning By-law S 139-19A waiving the
screening requirements the existing parking areas, to allow the use of the existing structure
for up to a twenty-eight (28) seat restaurant on the first floor, with one (1) dwelling unit on
the second floor, upon the following conditions:
A. The restaurant is limited to serving dinners nightly and brunch on Sunday.
B. The dwelling unit shall be used in conjunction with the restaurant use.
C. The parking area shall be screened to the extent feasible from the surrounding streets by
plantings and/or landscaping structures that shall not interfere with sight lines from
vehicles exiting the Premises onto Chin's Way or Pleasant Street.
D. The four (4) nonconforming parking spaces adjacent to northwest side of the building and
partially situated within the unpaved portion of the Chin's Way shall maintained.
7. Accordingly, by a vote offour (4) members in favor (Waine, Hourihan, Sanford, Parent) and
one (1) opposed (Toole), the Board APPROVED a revised site plan under Nantucket Zoning
By-law S139-23.
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET, MA 02554
FEB 1 5 2000
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MAR-05-2003 10:49 AM
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THE N \" ITJCKET TRUST
266 BEACON STREET, 2"" FL.
BOSTON, MA 02116
4617) 262-1315 TeJephone
(617) 262-4376 Faainlile
baJ~onl@tiac.nct e-mail
_.._-~-.-._.
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March S, :> I .. ..
Linda Willi.i" ,.. I.BA Administrator
Town ofN"\":d:kct
Zoning Bot i.j l :: ~ Appeals
1 Chestnut "q ,_~,\
Nantucket \1 ,\ I1:Z5S4
RE: 130 Pk1'11lI Street. Nantucket
Dear Ms. \\ i~i;;qll:":
Plea.... I '.' ildvised that the Nantucket Trost is aware that our tlDllDt; S'foaIia Restaurant, is
applying for .,1' ;:Illendrnent to the zoning permit for 130 Pleasant Street, Nantucket, in order to
accommodu t r '.,~. ~~'out service during the luncheon hours. The Nantucket Trust strongly
supports an(i . I. ," 'mmends such an amendment.
Very truly your~
~~I~
Barbara Rubin, Trustee
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Town of Nantucket
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ZONING BOARD OF APPEALS
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LIST OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
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, .' . / .Liz-<J I .
PROPERTY O~ER-. ., ............ ..... ... ........ .... ........... . .
MAILING ADDRESS.........................., ')7...........................'..........
PROPERTY LOCA nON ...../..?.9.. ....~... ... ~....
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ASSESSORS MAPIPARCEL...... ..~..S::-:-:......................................... ~
APPLlCANT.........../bY.Y........... ....... ................. .........~~-7'/ 1
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land direct1~ 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 139-29D (2) .
DATE'
R'S OFFICE
Town of Nantucket
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