HomeMy WebLinkAbout084-08 Fifty-Four Centre Street LLC
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
Co
APPLICATION
Fee: $300.00
File No.!l!fttjJ
Owner's name(s): FIFTY-FOUR CENTRE STREET LLC
Mailing address: PO BOX 453, SIASCONSET, MA 02564
Phone Number: 508-257-4538
E-~fail:DBOYCE@NANTUCKET.NET
Applicant's name(s): David Boyce
Mailing Address: (Same)
Phone Number: (Same)
E-Mail: (Same)
Locus Address: 54 CENTRE STREET
Assessor's Map/Parcel: 42 .4.3-30
Land Court Plan/Plan Book & Page/Plan File No.:2006-1
Deed Reference/Certificate of Title: 1004-64
Zoning District ROH
Uses on Lot- Commercial: None
Residential: Number of dwellings
Yes (describe) ART GALLERY
o Duplex Apartments
Date of Structure(s): all pre-date 7/72 X or
Building Permit Numbers:
Previous Zoning Board Application Numbers: 009-06
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
Print Form
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State below or attach a separate addendum of specific special permits or variance relief applying for:
('k 0 Wfi&9tjJ 0 dbQfLlKf2vm)
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.
SIGNATIJREA~~ ~.. ~er
SIGNATURE:
Applicant/ Attorney / Agent*
*If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency.
OFFICE USE ONLY
Application received on:_ / _/ _ By~ Complete=-- Need Copies:_
Filed with Town Clerk:_/ _/ _ Planning Board:_/ _/ _ Building Dept.:_/ _/ _ By:_
Fee deposited with Town Treasurer:_/ _/ _ By:_ Waiver requested:_
Granted:_/ _/ _ Hearing notice posted with Town Clerk:_/ _/ _ Mailed=--/ _/_
I&M _/ _/ _ &_/ _/ _ Hearing(s) held on:_/ _/ _ Opened on :_/ _/_
Continued to:_/ _I _ Withdrawn:_1 _/ _ Decision Due By:_1 _1_
Made:_/ _/ _ Filed w/Town Clerk=--/ _/ _ Mailed:_/ _/_
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
ADDENDUM
Applicant is seeking a MODIFICA nON of the SPECIAL PERMIT relief granted in the
BOA Decision No. 009-06 ("Decision"), that allowed conversion of the use of a pre-
existing, nonconforming structure to an art gallery. Special Permit relief was granted
pursuant to the following Nantucket Zoning By-law Sections: 139-8B(2) (neighborhood
service establishment); 139-33A (alteration/expansion of a pre-existing, nonconforming
structure/use); 139-18 (parking requirements); and 139-20 (loading zone requirement).
Applicant is now proposing to change the use of the structure from the art gallery to a
conforming use, a single-family dwelling, and to install a kitchen within the structure,
without expanding the footprint. The intensity of use would be reduced as would the
parking requirement. The loading zone would no longer be required. Paragraph 6,
Condition "e" of the Decision specifically states that "The Special Permit.....does not
authorize any other use upon the premises except as an art gallery without further relief
from this Board." Applicant is seeking to have all conditions of said Decision waived
with the voluntary abandonment of the art gallery use in favor of a conforming residential
use. Parking will be provided on site for the dwelling.
The property is located at 54 CENTRE STREET, is shown on Nantucket Tax Assessor's
Map 42.4.3 as Parcel 30, is shown on Plan 2006-1, and is registered at the Nantucket
County Registry of Deeds in Book 1000, Page 64. The property is zoned Residential-Old-
Historic.
Applicant no longer wishes to operate the art gallery that was approved in the
aforementioned Decision. Applicant proposes to install a full kitchen and convert the
structure back to a single-family dwelling, a use that historically was present in the
structure prior to the conversion into a guesthouse annex of the Jared Coffin House,
located across the street. The kitchen had been taken out at that time prior to the
Applicant's purchase of the structure on January 6, 2006.
The single-family dwelling use is a conforming use allowed as a matter of right under the
Nantucket Zoning By-law. Applicant received the opinion of the Zoning Enforcement
Officer on Monday, November 17, 2008 that the language contained in the
aforementioned condition prevented the Applicant from voluntarily giving up the
commercial use of the structure and returning the use to a permitted use. He asked that
the Applicant return to the ZBA for relief.
Applicant is therefore before the ZBA seeking a modification of the Decision with the
nullifying of all conditions of relief related to the commercial use with the voluntary
abandonment of the use allowed by the Decision in order to convert the use to the single-
family dwelling. Special Permit relief to change the use of a structure within the setback
areas on a subminimum lot was previously granted in the Decision pursuant to Nantucket
Zoning By-law Section 139-33A.
Town of Nantucket Web GIS - Printable Map
Page I of I
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.4.3 30
54 CENTER ST
FIFTY FOUR CENTRE ST
LLC
PO BOX 453
SIASCONSET, MA 02554
01/06/2006
$2,250,000
01000/0064
0.08 acres
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.
Town of Nantucket, Massachusetts
Map Composed
11/18/2008
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=86... 11/18/2008
Town of Nantucket Web GIS - Printable Map
Page 1 of 1
Town of Nantucket Web GIS
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.4.3 30
54 CENTER ST
FIFrY FOUR CENTRE ST
LLC
PO BOX 453
SIASCONSET, MA 02554
01/06/2006
$2,250,000
01000/0064
0.08 acres
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.
Ali information is from the Town of Nantucket
Geographic Information System (GIS) database.
Town of Nantucket, Massachusetts
Map Composed
11/18/2008
Copyright 2005 Town of Nantucket. MA. All rights reserved. Developed by AppGeo
http://host.appgeo.comlnantucketma/PrintableMap.aspx?Preserve=Width&Map Width=4 3... 11/18/2008
Town of Nantucket Web GIS - Printable Map
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
42.4.3 30
54 CENTER ST
FIFTY FOUR CENTRE ST
LLC
PO BOX 453
SIASCONSET, MA 02554
01/06/2006
$2,250,000
01000/0064
0.08 acres
Page 1 of 1
Town of Nantucket Web GIS
NOT A LEGAL DOCUMENT
"~
).
'~
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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Town of Nantucket, Massachusetts
Map Composed
11/18/2008
Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo
http://host.appgeo.comlnantucketmalPrintableMap.aspx?Preserve=Width&Map Width=21... 11/18/2008
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PLOT PLAN
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sCALE: 1-= 20' FEBRUARY 2, '2006
HARRY R., FELDMAN,' INC. ' LAND' SURVEYORS
112 SHAWMUT AVENUe 80STON, MASS 02118
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EXISTING #54
3,306 S.F.
97.31 FT
5.9 FT
5.8 FT
OFT
'43%
30:1: FT
Bk: 01022 Pg: 52
TOWN 'OF NANTUCKET
BO'ARD OF APPEALS
NANTUCKET,' MASSACHUSETTS 02554
-II_U
Bk: 1022 Pg: 62 Page: 1 of 8
000: 8P 06118/2008 09:27 AM
Date:
~/l ~~ ,2061&
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 dayts 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.
ee: 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); fi139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
Bk: 01022 Pg: 53
NANTUCDT ZONING BOARD OF APPEALS
1 Bast Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.4.3, Parcel 30
54 Centre Street
Residential-Old Historic
Plan 2006-1
(no lot number)
Deed, Book 1000, Page 64
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, commenced on Friday, February 10, 2006, and continued
March 10, 2006 and then without further discussion to April 7,
2006, at which time the hearing was concluded, 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 F7~-POOR ~.M8 STRBBT, LLC, c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 009-06:
2. The Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law 5139-8.B (2), for an art gallery as a
neighborhood service establishment in the Residential-Old
Historic district. The Applicant is also seeking relief by
SPECIAL PERMIT under Zoning By-law 5139-33.A, for the alteration
of a pre-existing, nonconforming structure or use. The Applicant
proposes to change the use of the existing building upon the
locus, which contained six hotel guestrooms used as an annex to a
nearby inn by the former owners, to contain an art gallery, a use
allowed in this district by special permit, without any expansion
of the ground cover or further expansion of the structure other
than to meet handicap access issues. The Applicant proposes to
convert the first and second floors of the structure to use as an
art gallery, with about 2,400 square feet of gross floor area,
which under Zoning By-law S139-18. C, would require 12 parking
spaces for the art gallery and one space for employees (with up
to four workers at peak shift), for a total of 13 spaces. The
Applicant requests relief by SPECIAL PERMIT under Zoning By-law
S139-18.B(2), for waiver of all 13 spaces. No spaces are
currently provided on site. In addition, to the extent
necessary, the Applicant requests relief by SPECIAL PERMIT under
Zoning By-law S139-20.C, for relief from off-street loading
requirements. The locus is nonconforming as follows: as to
easterly side yard setback, with the structure being sited as
close as about 0.3 feet to the easterly lot line, and as to
southerly rear yard setback, with the structure being sited as
close as about 2.3 feet from the southerly lot line, with the
minimum side and rear yard setback in this zoning district being
five feet: as to ground cover, with the lot containing a ground
cover ratio of about 43%, with the maximum for an undersized lot
in this zoning district being 30%; as to lot area, containing
about 3,306 square feet of area, with the minimum in this zoning
1
Bk: 01022 Pg: 54
district being 5,000 square feet; as to use as a lodging house,
in a residential zoning district; and as to off-street parking
and loading, with no spaces currently provided on-site. The
locus is conforming to all other dimensional requirements of the
By-law. The locus is situated at 54 CENTRB SftBB'l', Assessor's
Map 42.4.3, Parcel 30, is shown upon plan recorded with Nantucket
Deeds as Plan 2006-1, and is situated in a Residential-Old
Historic zoning district
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 matters of planning concern
were presented. There were numerous expressions of both support
and opposition presented at the public hearing, by correspondence
and by appearances in person and by counsel. Opponents expressed
concern about commercial expansion in an historic residential
district, and about attendant parking and traffic problems.
Supporters (including both of the immediately contiguous abutters
as well as other abutters and area residents) expressed their
view that the proposed art gallery would be less detrimental to
the neighborhood than a continuation of the present nonconforming
use as a hotel annex and would be a posi ti ve addition to the
neighborhood.
4. Applicant, through counsel and personal testimony,
represented that the entity holding title to the property is a
limited liability company of which the principals are members of
the Boyce family. Sara Boyce has operated an art gallery under
the name of ~Brigham Galleries" in another location on Nantucket
for several years, and the Boyce family has purchased the locus
in order to move the business there. Applicant further stated
that she had made every effort to contact property owners in the
neighborhood through letters, faxes and personal contact,
including those opposed to the change in use and that she had
received substantial support. Under Zoning By-law Sl39-8.B(2),
the use of property in the Residential-Old Historic, and other
residential, zoning districts for ~neighborhood service
establishments" with floor area not exceeding 3,000 square feet,
is permitted subject to the granting of a special permit by the
Board of Appeals; the list of examples of neighborhood service
establishments contained therein expressly includes "art
gallery". The Applicant therefore seeks relief under this
provision. Evidence was presented by those familiar with the
business that Ms. Boyce's art gallery operation has been well-
managed and will be low- key wi th a minimal impact upon the
neighborhood. Further, the conversion of the locus to this use,
allowed as an exception by special permit, from the existing
nonconforming use, would eliminate the nonconformity as to use.
No exterior change in the structure is proposed except as to
provision of handicapped access. Applicant further stated that
the property was situated in an area that also contained several
2
Bk: 01022 Pg: 55
pre-existing nonconforming uses with several guesthouses and a
restaurant on the same street. The property was also immediately
adjacent to the Residential-Commercial Downtown zoning district
and across the street from a large hotel complex that contained a
restaurant open until 1:00 A.M. and her business would not have a
negative impact on the area.
5. Applicant further represented that with regard to
parking and loading zone relief, under both Zoning By-law ~139-
18.B(2) and ~139-20.C, in addition to the granting of relief
being in harmony with the general purposes and intent of the
Zoning By-law, the standard for a grant of relief is that
compliance with the parking and loading zone requirements is
found to be physically impossible to provide, or have a
significant and adverse effect on the scenic or historic
integrity of the neighborhood, or be contrary to sound traffic
and safety considerations. Applicant stated that she had
contacted the FedEx and UPS about delivery patterns in the area
and was told that they generally parked within the adjacent
commercial district of the downtown area a block from the
Applicant's property and delivered to all customers in that area
at one time and thus the gallery would not specifically generate
any additional trips to the area resulting in no increase in
deliveries. Applicant also stated that her gallery was largely
patronized by people on foot and was not necessarily a business
that would generate any additional vehicular traffic. A neighbor
on Academy Lane attended the hearings, and specifically stated
that he was in support of the application, provided that no
parking or loading areas be provided on-site: he expressed the
view that the existing garden area would be far more beneficial
to the historic neighborhood than an area cleared for parking and
would create a safety hazard with backing out onto the narrow
lane. In any event, provision of all of the required parking and
loading zone requirements would clearly be physically impossible.
6. Based upon the foregoing presentation, the Board of
Appeals took the following actions, each by a UNANIMOUS vote, and
subject to the conditions set forth in Paragraph 7, below:
(a) Made the finding that the proposed art gallery use
as a neighborhood service establishment would be in harmony with
the general purpose and intent of the Zoning By-law, and GRANTED
relief by SPECIAL PERMIT under Zoning By-law ~139-8.B(2), for the
art gallery as proposed by the Applicant:
(b) Made the finding that the provision of the
required on-site parking space and loading zone would be
physically impossible, and would have a significant and adverse
effect upon the scenic and historic integrity of the
neighborhood, and GRANTED relief by SPECIAL PERMIT under Zoning
By-law ~139-18.B(2) and ~139-20.C, respectively, for the waiver
of all on-site parking and loading zone requirements for the
3
Bk: 01022 Pg: 56
proposed use as an art gallery with about 2,400 square feet of
gross floor area and up to four employees; and
(c) To the extent necessary, made the finding that
changing the use within a nonconforming structure as proposed
would not be substantially more detrimental to the neighborhood
than the existing use.
7. The relief hereby granted is subject to the following
conditions:
(a) The hours that the art gallery is open to the
public shall commence not earlier than 10: 00 A.M. and end no
later than 8:00 P.M. seven days a week;
(b) The entire building shall be occupied by one
business entity;
(c) The maximum staff of the art gallery shall be four
persons upon the premises at peak shift;
(d) The reputation of Sara Boyce and the business
operated by her having been an inducement to the Board of Appeals
for the granting of relief, the Special Permit hereby granted is
personal to her, and shall authorize use as an art gallery only
by a business owned or managed by her, in the absence of further
relief from the Board of Appeals; and
..1jtl$ljl~.f;"'.'SIl~*_l': \'f~t'. for a
. . . Dot. Ilutho'rt't:e" another
rf art. qal:t~rYWit~flt::'luY
rie1.QhborhOOcl .servic,
use upon the premise,
.1ft'froDFU<..89a1:d .,
j
Dated: April~, 2006
e
M~ Q~~ara
10ta1.n'1WJ 2D DA YI RA VI! PJ.AIIB) /IIIW.
1RBt6 -oN WAS fUE1) IMn1EOFPDC1I1BI
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MAY 1 8 2006
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Edward C. Murphy
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A TreST: A TRUE COpy
NANTUCKET TOWN CLERK
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BOOK fooo, PAGE 064-
PlAN REF.FRENCE:
PlAN NO. 2006-1
PL9T'PLAN
/54 CCNTER STREET
.NANTUCKET, ,MASS.
SCALE: . '.,. - 20' ffSRUARY 2, 2006
. HARRY R. ,FE:LDMAN, INC.. .,' LAND. SURVEYORS
.112 SHAWMUT AVENUE ,'. BOSTON, MASS 0211 B
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Zoning Board of Appeals
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER. ... .r./1'~' . C,. i>!c.~l.,~d.. . . .LJ .< . . .. . 0~:: 0.:'1 is 0,( <.oR i '< ,,>>~ yv )
MAILING ADDRESS. ...... . .r 0. .. . . .r.~..$. . .. . .. . . .-;?:'.~:f.~\~: .~:~~... ./1(1:,
PROPERTY LOCATION..,..... .?::(, .,C~->;<fr.:';.,S-i.~-::.~~...t............
ASSESSOR MAP/PARCEL........... .'!...~. ..f:-l.../.--l. .?.",..................
SUBMITTED BY. . ., . .,'Y I.l. ':" ~1J. . ., . . t1:1. . ~ ., ., ~ .C? t:l ~., ., . . ., . ., . ., . ., . ~.~? ~'! ~.1 Y
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SEE ATTACHED PAGES
I certify that the foregoing is a list of all 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 owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
J2IHY !.Y: ,;{(Jd r
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ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: December 24 ,2008
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following:
Applica tion No. :
084-08
Owner/Applicant:
Fifty-Four Centre Street, 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.
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Michael J. O'Mara, Chai~an
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
Map 42.4.3
Parcel 30
ROH
54 Centre Street
Plan No. 2006-1
Deed Book 1000, Page 64
DECISION
1. At a public hearing of the Nantucket Zoning Board of Appeals ("ZBA"), on
Thursday, December 11,2008 at 1:00 P.M., in the Conference Room in the Town Annex
Building, 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following
Decision on the Application of FIFTY-FOUR CENTRE STREET, LLC, with an
address of PO Box 453, Siasconset, MA 02564, Board of Appeals File No. 084-08, the
Board made the following Decision:
2. Applicant is seeking a MODIFICA nON of the SPECIAL PERMIT relief granted
in the BOA Decision No. 009-06 ("Decision"), that allowed conversion of the use of a
pre-existing, nonconforming structure on a nonconforming lot to an art gallery. Special
Permit relief was granted pursuant to the following Nantucket Zoning By-law Sections:
139-8B(2) (neighborhood service establishment); 139-33A (alteration/expansion of a pre-
existing, nonconforming structure/use); 139-18 (parking requirements); and 139-20
(loading zone requirement). Applicant is now proposing to change the use of the structure
from the art gallery to a conforming use, a single-family dwelling, and to install a kitchen
within the structure, without expanding the footprint. The intensity of use would be
reduced as would the parking requirement. The loading zone would no longer be
required. Paragraph 6, Condition "e" of the Decision specifically stated that "The Special
Permit.....does not authorize any other use upon the premises except as an art gallery
without further relief from this Board." Applicant is seeking to have all conditions of said
Decision waived with the voluntary abandonment of the art gallery use in favor of a
conforming residential use. Parking will be provided on site for the dwelling.
The property is located at 54 CENTRE STREET, is shown on Nantucket Tax
Assessor's Map 42.4.3 as Parcel 30, is shown on Plan 2006-1, and is registered at the
Nantucket County Registry of Deeds in Book 1000, Page 64. The property is zoned
Residential-O ld- Historic.
3. 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, finding that the Application did not present any issues of planning
concern. Other than the presentation by the Applicant there was no comment from the
public at the public hearing and there were no letters on file.
4. Applicant represented that the locus is nonconforming as to setbacks with the
structure being sited as close as about 0.3 feet from the easterly side yard lot line and as
close as about 2.3 feet from the southerly side yard lot line, with the minimum side and
rear yard setback in this zoning district being five feet; as to ground cover, with the lot
containing a ground cover ratio of about 43%, with the maximum for an undersized lot in
this zoning district being 30%; as to lot area, with the lot containing about 3,306 square
feet of area, with the minimum in this zoning district being 5,000 square feet; and as to
off-street parking and loading, with no spaces currently provided on-site. The existing
nonconformities are shown upon the as-built "Plot Plan", prepared by Robert G.
Applegate, professional land surveyor, dated February 2, 2006, and attached to the
Decision as Exhibit A.
5. Applicant represented that it no longer wishes to operate the art gallery that was
approved in the aforementioned Decision. Applicant now proposes to install a full
kitchen and convert the structure to a single-family dwelling, a use that historically was
present in the structure prior to the conversion into a guesthouse annex of the Jared
Coffin House, located across the street, many years ago. The kitchen had been taken out
at that time prior to the Applicant's purchase of the structure on January 6,2006.
6. The single-family dwelling use is a conforming use allowed as a matter of right
under the Nantucket Zoning By-law in this district. However, Applicant received the
opinion of the Zoning Enforcement Officer on Monday, November 17, 2008, that the
language contained in Paragraph 6, Condition "e" of the Decision, prevented the
Applicant from voluntarily giving up the commercial use of the structure and returning to
a permitted use by right. He asked that the Applicant return to the ZBA for a
modification.
7. Applicant is therefore before the ZBA seeking a modification of the Decision
through the nullifying of all conditions of the previous relief related to the commercial
use, the art gallery, with the voluntary abandonment of that commercial use in order to
convert the use to the conforming use as a single-family dwelling. Special Permit relief to
change the use of a structure within the setback areas on a subminimum lot was
previously granted in the Decision pursuant to Nantucket Zoning By-law Section 139-
33A.
8. Therefore, based upon the foregoing, the Board finds that the proposed
conversion of the structure from a use permitted by Special Permit to a use allowed as a
matter of right, a single-family dwelling by installing a full kitchen, would constitute a
decrease in the intensity of use, parking and loading zone requirements and in the
nonconforming nature of the locus. The Board also finds that said change in use, on the
subminimum lot, would not be substantially more detrimental to the neighborhood than
the existing nonconformities. The elimination of a commercial use allowed by Special
Permit to a conforming use should be encouraged and supported by the modification,
particularly in the Residential-Old-Historic zoning district.
9. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the
requested MODIFICATION of the SPECIAL PERMIT granted in BOA Decision No.
009-06 to allow the change in use from art gallery to single-family dwelling, and to
install a full kitchen. The Applicant hereby voluntarily abandons the commercial use
allowed in the Decision and thus the conditions contained in the aforementioned Decision
are no longer in full force and effect that pertain to the commercial use of the structure.
No further conditions are imposed herein related to conversion of use to the single-family
dwelling.
SIGNATURE PAGE TO FOLLOW
Dated: December l ~ , 2008.
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Burr Tupper
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Mark Poor
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COMMONWEALTH OF MASSACHUSETTS
Nantucket, SS. ~kv B , 2008
On this ~ day of ~, 2008, before me, the undersigned Notary Public,
personally appeared / Lfr~ mr , 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 signed it voluntarily for its stated
purpose.
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