HomeMy WebLinkAbout101-07
TOWN OF NANTUCKET
BOARD OF APPEALS @
NANTUCKET, MASSACHUSETTS !!~554 ~
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Date: January 14 5 , 200_~
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To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Application No. :
101-07
Owner/Applicant:
NIR Retail, LLC
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
~~tJ)u;~?~~~ )
Michael J. O'Mara, Chairman /
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Old South Wharf, Nantucket
Assessor's Map 42.2.4, Parcels 2 & 14
Residential-Commercial
Lot 18, Land Court Plan 13642-E
Certificate of Title No. 21819
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals on
Friday, November 16, 2007, at 1:00 P.M., at 2 Fairgrounds Road, Nantucket,
Massachusetts, the Board made the following Decision on the Application in
Zoning Board of Appeals File No. 101-07 of NIR RETAIL LLC of 10 Amelia
Drive, Nantucket, MA 02554 in connection with property known as Old South
Wharf, Nantucket, Massachusetts.
2. The applicant is seeking a Special Permit and to modify a
previously granted special permit to the extent necessary so as to create an
additional retail space on the first floor of an existing structure. The applicant is
seeking special permits pursuant to the following Zoning Bylaw sections: 139-33
(preexisting, nonconforming uses, structures, and lots); and 139-18 (off-street
parking) and 139-19 (loading zone).
The site is located at 11 New Whale Street and Old South Wharf, shown
on Nantucket Tax Assessors Map 42.2.4 as Parcels 2 and 14, and shown on Land
Court Plan No. 13642-E as Lot 18.
3. Our Decision is based upon the Application and accompanying
materials, representations and testimony received at our public hearing. The
Planning Board made no recommendation finding that the Application did not
present any issues of planning concern. No abutter comment was received either
in favor of or against the application. One of the tenants in the building where
the new retail space would be created, The Ships Chandlery, spoke in favor of
the application at the public hearing and submitted a letter in support of the
application for the file.
4. Applicant, through counsel, represented that the building in which
the new retail space is proposed is now occupied by The Ships Chandlery on the
first floor and by the Anglers Club and one apartment on the second floor. The
applicant requests a Special Permit pursuant to Section 139-18B and 139-20C to
waive any additional parking spaces and loading zones that would be required
by dividing the first floor retail space currently occupied by The Ships Chandlery
into two retail stores, and Special Permit relief pursuant to Section 139-33A to
alter the pre-existing nonconforming structure. The first floor of the building
contains approximately 2520 square feet of retail space, and the proposal is to
create a new retail space of approximately 780 square feet from a portion of the
first floor of the building with the balance of the square footage of the first floor
to be leased to a separate tenant. The use of the second floor of the building as
an apartment and the Anglers Club will remain unchanged.
5. Old South Wharf's multiple commercial and residential uses in
multiple structures pre-date zoning. The retail use and size of the proposed two
retail spaces are consistent with the use and size of the other retail spaces located
on Old South Wharf. No on-site parking is proposed and none can be provided.
The proposed retail establishment will serve existing pedestrian traffic on Old
South Wharf and will not increase the number of people utilizing the Wharf.
There are readily accessible public loading zones in the immediate neighborhood
that will service the premises adequately.
6. The exterior changes proposed were limited to' the necessary door and
window changes and a handicap accessible ramp for the new retail space.
However, the Board expressed concern regarding whether the location of the
handicap accessible ramp on the side of the building would permit an adequate
passageway to the dock side of the building for fire and safety vehicles.
Accordingly, the Applicant agreed to eliminate the door on the east side of the
building and relocate the handicap accessible ramp from the east side of the
building as proposed to the wharf side of the building.
7. The Board considered the incremental impact of the proposed
change in use on the area in making this Decision. Given its location on Old
South Wharf and the fact that there is no increase in the square footage of the
retail use, just the addition of another tenant, the Board finds that the customers
are likely to be pedestrians who are already on the Wharf for other reasons.
Therefore, the Board finds that the division of the first floor of building currently
occupied by the Ships Chandlery into two retail spaces would be in harmony
with the general purpose and intent of the Zoning Bylaw, and the proposed
change in the number of tenants using the building would not be substantially
more detrimental to the neighborhood than the existing uses of the structure and
Old South Wharf. The Board also finds that compliance with the parking and
loading zone requirements would be physically impossible for the Applicant to
2
provide on site, and that a waiver of any required parking spaces or loading
zone would be in harmony with the general purposes and intent of the By-law
and not contrary to sound traffic and safety considerations. A grant of relief
would also be consistent with similar relief granted for other property in the
downtown commercial area of the Town. Given that the previous Decision in
ZBA File No. 037-92 for this property affected uses in a different structure on Old
South Wharf rather than this specific structure, no modification of the prior relief
was found to be necessary.
8. Accordingly, by a UNANIMOUS vote (5-0), the Board of Appeals
decided to GRANT the requested relief by SPECIAL PERMIT pursuant to
Nantucket Zoning Bylaw Section 139-33A, to allow the alteration of the existing
use of the building; and pursuant to Section 139-18 and Section 139-20 to waive
all required parking spaces and loading zone triggered by the division of the first
floor into two retail spaces, on the condition that the handicap accessible ramp
servicing the new retail space be sited on the wharf side of the building.
9. In separate action, by a UNANIMOUS vote, the Board waived the
site plan review required under Nantucket Zoning Bylaw Section 139-23 due to
the lack of significant exterior changes.
Dated: ~ !~ ,2008
(-
Lisa Botticelli
3
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss. January /1-:2008
On this /rday of Janu<RY' 2008, befOl:.e me, the undersigned Notary
Public, personally appeared ;)(ie,e ?t.J;U/M4 , who
is personally known to me, and who is the person whose name is signed on the
preceding or attached document, and who acknowledged to me that he/ she
signed it voluntarily for its stated purpose.
~~.
Notary Public: tif1t'~.f#t K .M,a7Y-t'
My commission expires: /1ttvt:A ~~I 3-
4
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO. / 01 ~07
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): NIR RETAIL LLC
Mailing address: c/o New England Development, One Wells Avenue, Newton, MA 02159
Applicant's name(s): Same
Mailing address: Same
Locus address: Old South Wharf and 11 New Whale Street Assessor's MapfParcel: Map 42.2.4. Parcel
2 and Map 42.2.4. Parcel 14
Land Court Plan/Plan Book & PagefPlan File No.: 21819
Date lot acquired: 6/22/2005 Deed Ref./Cert. of Title: 112300
Lot No.: 18 on Plan 13642-E
Zoning District: RC
Uses on Lot - Commercial: None_ Yes (describe) Retail Buildings. Restaurant, Private Club, Multiple rental
dwellings
Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72?_ or
Building Permit Nos: None Found for building for which relief is requested
Previous Zoning Board Application Nos.: 037-92 (for different building on the wharf
C of O(s)?
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
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See attached addendum
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties of perjury.
NI Retail -
SIGNATURE Applicant Attorney/AgentL
(If not owner 0 owner's attorney, please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
Application received on:_/_/_ By: Complete: Need copies?:
Filed with Town C1erk:_I_/_ Planning Board:_/_I_ Building Dept.:_/_I_ By:
Fee deposited with Town Treasurer:_/~_ By: Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:_/_/_ Mailed:_/~_ I&M:_/_I_ & _/_1-
Hearing(s) held on:_/_/_ Opened on:_/_/_ Continued to:_I_I_ Withdrawn?:_/_/_
DECISION DUE BY:_/_I_ Made:_/_I_ Filed w/Town Clerk:_/_/_Mailed:_/_I_
nVrT~T()N A PPF,A LEO?: 1 /
SUPERIOR COURT:
LAND COURT
Form 4/03/03
Addendum
Old South Wharf
Applicant seeks to create a new retail space in the first floor of the building
located on Old South Wharf now occupied by the Ships Chandlery on the first floor
and, Anglers Club and one apartment on the second floor. The applicant requests a
Special Permit to waive any additional parking and loading zones that would be
required in connection with that use pursuant to Section 139-18B and 139-20C, and
special permit relief pursuant to Section 139-33A to alter the preexisting nonconforming
structure.
The building is located on Old South Wharf, as shown on the attached plan, and
is currently utilized for retail use. (See Attachment A - GIS map). The current space
configuration of the first floor of the building is approximately 2520 square feet and is
leased by one tenant. (See Attachment B - current space configuration). The applicant
proposes to create a new retail space of approximately 780 square feet from a portion of
the first floor of the building with the balance of the square footage of the first floor to
be leased to a single tenant. (See Attachment C - proposed space configuration). The
use of the second floor of the building as an apartment and the Anglers Club will
remain unchanged.
The retail use and size of the proposed space is consistent with the use and size
of the other retail spaces located on Old South Wharf.
No on-site parking is proposed and none can be provided. The proposed retail
establishment will serve existing pedestrian traffic on Old South Wharf and will not
increase the number of people utilizing the Wharf. There are readily accessible public
loading zones in the immediate neighborhood that will service the premises adequately.
Given that there are no exterior changes proposed other than the addition of a
door and a handicap accessible ramp, the Applicant requests that the Minor Site Plan
Review provisions of Section 139-23 be waived. To the extent necessary, the Applicant
requests that the Board modify the previous relief granted in the Decisions in BOA File
Nos. 037-92 which also benefits the lot but applies to a different commercial building
and use.
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" Town of Nantucket Web GIS - Printable Map
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Page 1 of 1
Town of Nantucket Web GIS
42.2.41
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No property information available.
NOT A LEGAL DOCUMENT
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For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
Geographic Information System (GIS) database.
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I.lnda.
\' ene'iS:l will be down in the mOlTung with SOlTle 713,,\ tiles (for the October 19th meeting) t{)r vour
records, ] mcluded a copy of the :lgenda ..... but l'rn not sure if you want th:Jt or nor. I f not, just (Do'S it.
1 h;n e as"ll'11t.d t1k nurnbcr:i to aU of the new (for the NClvember 161h rnecLing.') /13/\ case:i as \vell. PH
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(:lilt Road hIOD.Of and elId South W:harfis 101-07, Arc there <Jlher applications that were tiled thaI \(llj
need numbers for? I f not, I'll be sending down another batch hecause there are nine (0) new files
lllchldll1g rhe t\,'O (2) referenced above.
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Leslie Woodson Snell, Alep
Senior Planner
-.. -..... -.... ....--........... -- -- -- -- ---.. -.. --- -... -_..... ---- -- -- -- --... -- --........ --- -- -- -........
NanlllCkel Planning Office
2 Fairgrounds Road
NaTltuckel,MA 02554
508.325.5385 telephone
508.228.7298 facsimile
hYQQQ~.on@.nantl.!ckeJ.-m.a_,ggy
1011 6/2007
Melissa D. Philbrick
PHILBRICK AND AVERY LLP
Post Office Box 148
Zero Main Street, Second Floor
Nantucket, Massachusetts 02554
Tel: (508) 228-5151
Fax: (508) 228-5155
Emily Avery
October 10, 2007
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BY HAND DELIVERY
Catherine Stover, Nantucket Town Clerk
T own and County Building
Broad Street
Nantucket, MA 02554
Re: Zoning Board of Appeals Applications
Dear Catherine:
Enclosed for your files are copies of the applications to the Zoning Board
for relief in connection with properties located at 47B Cliff Road and Old South
Wharf which were filed last week. The property at 47B Cliff Road is shown on
Assessors' Map 29 as Parcel 43.1 and is owned by H. Brooks Smith, Trustee of
Cliff Cottage Nominee Trust. The property at Old South Road is shown on
Assessors' Map as Parcel and is owned by NIR Retail LLC.
If you have questions, please give me a ca
Melissa D. Philbrick
enc.
cc: Leslie Woodson, Senior Planner
Melissa 0, Philbrick
PHILBRICK AND AVERY LLP
Post Office Box 148
Zero Main Street, Second Floor
Nantucket, Massachusetts 02554
Tel: (508) 228-5151
Fax: (508) 228-5155
Emily Avery
October 3, 2007
BY HAND DELIVERY
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Re: Old South Wharf, Nantucket
Dear Board of Appeals:
Enclosed on behalf of NIR Retail LLC are the original and four copies of
the Application for a Special Permit to create a new retail space in the first floor
of the building located on Old South Wharf now occupied by the Ships
Chandlery on the first floor and Anglers Club and one apartment on the second
floor and a waiver of the additional parking and any loading zone that would be
required in connection with that use,
Also enclosed is the $300 filing fee check, the certified abutters list and
two sets of mailing labels,
Please notice this Application for the November 16, 2007 hearing, and if
you have any questions, do not hesitate to give me a call.
Melissa D. Philbrick
enc,
cc: Douglass Karp, Kathy Burns & Henry Wyner (w / enc,)
Peter D, Corbett, Esq. (w / enc.)
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Use AverP TEMPLATE 5160@
~IR Retail LLC
/0 New England Development
)ne Wells Ave
~ewton. MA 02459
Rowland & Roberta Milton
15 Deer Run Road
Nantucket, MA 02554
Quaise Realty II LLC
P,O,Box 4400
Vail, CO 81658
Richard B & Emily S Wantz
235 Oak Ridge Ave
Summit, NJ 07901
Nantucket Island Products Co
PO Box 653
Nantucket, MA 02554
Marcia P Rubin
POBox 959
Nantucket, MA 02554
Eiri~lJl:ilta$ fa~ll:e5a pelE1r
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- . See Instruction Sheet:
- for Easy Peel Feature ,!
Nantucket Boat Basin LLC
P,O.Box 1139
Nantucket, MA 02554
David F, Muller
87 Chestnut Street
Boston, MA 02108
Thomas B, McGlinn
P,O,Box 1194
Nantucket, MA 02554
Paul D. Conti
37 Charles St
Boston, MA 02114
Richard J Etal McCready
c/o Winthrop Nantucket Nom Trust
POBox 9507
Boston, MA 02114
Nantucket Historical Assn
PO Box 1016
Nantucket, MA 02554
..
~ ~AVERY'@5260TM
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Nantucket Electric Co,
c/o Properties Dept
25 Research Drive
Westborough, MA 01582
Hector Milko Samper &
Nancy Leather
1385 Wood Valley Road
Mountainside, NJ 07092
Susan G & Herbert W Goodall
109 Teal Nest Court
Ponte Vedra, FL 32082
Gary E & Kelli A Trainor
6B Straight Wharf
Nantucket, MA 02554
Sherburne Associates
c/o Winthrop Management
PO Box 9507
Boston. MA 02114
l.finic;.ii'i'b.7 15 ,""'..:......
Easy Peel labels ~
Use AverP TEMPlATE 5160@
~IR Retail LLC
/0 New England Development
)ne Wells Ave
~ewton, MA 02459
Rowland & Roberta Milton
15 Deer Run Road
Nantucket, MA 02554
Quaise Realty II LLC
P,O,Box 4400
Vail, CO 81658
Richard B & Emily S Wantz
235 Oak Ridge Ave
Summit, NJ 07901
Nantucket Island Products Co
PO Box 653
Nantucket, MA 02554
Marcia P Rubin
POBox 959
Nantucket, MA 02554
H;~uei..tesfa:tll~~ a p@,le,j"
----........ '" '" "'- ~,..."--......."""'~.=-'O,_.'^'tIh
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,~Feed Paper
. See Instruction Sheet:
- for Easy Peel feature,!
Nantucket Boat Basin LLC
P,O.Box 1139
Nantucket, MA 02554
David F. Muller
87 Chestnut Street
Boston, MA 02108
Thomas B. McGlinn
P,O.Box 1194
Nantucket, MA 02554
Paul D, Conti
37 Charles St
Boston, MA 02114
Richard J Etal McCready
c/o Winthrop Nantucket Nom Trust
POBox 9507
Boston, MA 02114
Nantucket Historical Assn
PO Box 1016
Nantucket, MA 02554
..
~ \i\AVERY@5260™
Nantucket Islands Land Bank
22 Broad Street
Nantucket, MA 02554
Nantucket Electric Co.
c/o Properties Dept
25 Research Drive
Westborough, MA 01582
Hector Milko Samper &
Nancy Leather
1385 Wood Valley Road
Mountainside, NJ 07092
Susan G & Herbert W Goodall
109 Teal Nest Court
Ponte Vedra, FL 32082
Gary E & Kelli A Trainor
6B Straight Wharf
Nantucket, MA 02554
Sherburne Associates
c/o Winthrop Management
PO Box 9507
Boston, MA 02114
rnrieiii..h'5 i.... J:.......;.~ii"'"'
FEE: $300.00
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. /01 -or
---
Owner's name(s): NIR RETAIL LLC
Mailing address: c/o New England Development One Wells Avenue, Newton, MA 02159
Applicant's name(s): Same
Mailing address: Same
Locus address: Old South Wharf and 11 New Whale Street Assessor's MapfParcel: Map 42,2.4, Parcel
2 and Map 42,2.4. Parcel 14
Land Court Plan/Plan Book & Page/Plan File No.: 21819
Date lot acquired: 6/22/2005 Deed Ref./Cert. of TitIe: 112300
--
--
--
Lot No.: 18 on Plan 13642-E
Zoning District: RC
Uses on Lot - Commercial: None_ Yes (describe) Retail Buildings, Restaurant, Private Club, Multiple rental
dwellings
Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72?_ or
Building Permit Nos: None Found for building for which relief is requested
Previous Zoning Board Application Nos,: 037-92 (for different building on the wharf
C of O(s)?
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
See attached addendum
I certify that the infOl"mation contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties of perjury.
tfl/JNlJ Retai~ ~ -& - .#'
SI(;NATURE~~/'1~Y~~ Applicant Attorney/Agent IX-
(lfnot onncr obtowner's attorney, please enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE
\pplicatioll ,"eccived on:_/_/_ By: Complete: Nccd copies'?:
Filed nith Town Cledc_/_/_ Planning Board:_/_/_ Building Dept.:_/_/_ By:
Fee deposited with Town Treasu,"c,":_/_/_ By:
Waiver requcsted?:_Granted:_I_I_
Hearing noticc posted with Town C1et"k:_/_/_ \1aiIed:_/_/_I&M:_/_/_ & _/_/_
Hearing(s) held on:_I_/_ Opened on:_I_/_ Continued to:_/_I_ Withdrawn?:_/_I_
DECISION DUE BY:
1 /
Made:
1
Filed w/Town Clerk:
1 /
Mailed:
/
Addendum
Old South Wharf
Applicant seeks to create a new retail space in the first floor of the building
located on Old South Wharf now occupied by the Ships Chandlery on the first floor
and, Anglers Club and one apartment on the second floor. The applicant requests a
Special Permit to waive any additional parking and loading zones that would be
required in connection with that use pursuant to Section 139-18B and 139-20C, and
special permit relief pursuant to Section 139-33A to alter the preexisting nonconforming
structure.
The building is located on Old South Wharf, as shown on the attached plan, and
is currently utilized for retail use. (See Attachment A - GIS map), The current space
configuration of the first floor of the building is approximately 2520 square feet and is
leased by one tenant. (See Attachment B - current space configuration), The applicant
proposes to create a new retail space of approximately 780 square feet from a portion of
the first floor of the building with the balance of the square footage of the first floor to
be leased to a single tenant. (See Attachment C - proposed space configuration), The
use of the second floor of the building as an apartment and the Anglers Club will
remain unchanged,
The retail use and size of the proposed space is consistent with the use and size
of the other retail spaces located on Old South Wharf.
No on-site parking is proposed and none can be provided. The proposed retail
establishment will serve existing pedestrian traffic on Old South Wharf and will not
increase the number of people utilizing the Wharf, There are readily accessible public
loading zones in the immediate neighborhood that will service the premises adequately.
Given that there are no exterior changes proposed other than the addition of a
door and a handicap accessible ramp, the Applicant requests that the Minor Site Plan
Review provisions of Section 139-23 be waived, To the extent necessary, the Applicant
requests that the Board nlOdify the previous relief granted in the Decisions in BOA File
Nos. 037-92 which also benefits the lot but applies to a different commercial building
and LIse.
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