HomeMy WebLinkAbout027-00TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
To: Parties
Decision of
following:
~-{ / ~- 2 0 Uc7
in Interest and. Others concerned with the
the BOARD OF APPEALS in the Application of the
Application No.:
027-00
Owner/Applicant: KENNETH W. HOLDGATE, JR., DBA
HOLDGATE'S ISLAND LAUNDRY
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.
~ -~_ ~-~
William P. Hourihan, Chairman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMJT 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
Assessor's Map 55
Parcel 251
R-10
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
ZONING BOARD OF APPEALS
4 Vesper Lane
Plan Book 435, Page 100, Lot 2
Deed Ref. 139/178
At a Public Hearing of the Nantucket Zoning Board of Appeals held
at 1:00 P.M., Friday, April 7, 2000, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the
Application of KENNETH W. HOLDGATE, JR., DBA HOLDGATE"S ISLAND LAUNDRY,
of P.O. Box 869, Nantucket, MA 02554, Board of Appeals File No. 027-00,
the Board made the following Decision:
1. Applicant is seeking a MODIFICATION of a Decision in BOA File No.
008-83 which granted relief by Special Permit and Variance to remove and
reconstruct an ancillary structure that was used for storage in
conjunction with Applicant's commercial laundry business located on the
same Lot. Applicant now proposes to place a dwelling unit in the
existing second floor space. A conforming parking space will be provided
on site for the dwelling unit. To the extent necessary, Applicant also
seeks relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A to
alter and expand the pre-existing nonconforming use of the Premises to
include the dwelling unit. The Locus is nonconforming as to ground cover
ratio with the Lot containing about 32.7% in a district that allows a
maximum ground cover ratio of 20°~; as to parking; and as to setback with
the principal structure being sited at about 1.6 feet at its closest
point from the easterly side yard lot line, with a propane tank being
sited within the ten-foot rear yard setback area, and with the subject
garage structure being sited at about 6.1 feet at its closest point from
the northerly side yard lot line, in a district that requires a minimum
side and rear yard setback distance of ten (10) feet.
The Premises is located at 4 VESPER LANE, Assessor's Map 55,
Parcel 251, Plan Book 435, Page 100, Lot 2. The property is zoned
Residential-10.
2. The Decision is based upon the Application and materials
submitted with it and the testimony and evidence presented at the
hearing. The Planning Board made a favorable recommendation provided
Applicant seeks and obtains secondary dwelling approval from that Board.
There were no letters on file and no opposition expressed at the
hearing.
3. Applicant represented that the property was benefited by Special
Permit and Variance relief granted in the Decision in BOA File No.
O
008-83, which allowed the expansion and alteration of a pre-existing
nonconforming garage structure to provide for increased storage space
for equipment and trucks that were then stored outside. Said work was
completed under a duly issued Building Permit No. 3935-85 but has not
received a Certificate of Occupancy as the Permit stated that there be
"no habitation" of the structure. Applicant now asks the Board to modify
the original Decision by allowing a garage apartment to be constructed
on the second floor. There will be no expansion of the footprint aside
from the second means of egress which will meet all setback
requirements. The Locus also contains a commercial laundry business with
a separate dwelling unit located above the laundry. Applicant was
required to provide six (6) parking spaces in the rear of the property
in the original Decision and has done so, also providing another parking
space for the apartment as shown on the "As-Built Plot Plan", done by
Nantucket Surveyors, Inc., dated March 22, 1999, marked as Exhibit A,
and attached hereto.
4. Therefore, the Board finds that Modification of the Decision in
BOA File No. 008-83 and the grant of Special Permit relief, to the
extent necessary, would not constitute more of a detriment to the
neighborhood than the existing structure and uses on the Locus and
reconfirms the findings made in said Decision, and allow conversion of
the second floor of the garage structure to use as a dwelling unit.
5. Accordingly, by a unanimous vote, the Board GRANTS the requested
MODIFICATION and SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A,
to the extent necessary, to allow conversion of the second floor of the
garage structure to use as a dwelling unit upon the following condition:
- The parking plan shall be in substantial conformance with
the "As-Built Plot Plan', done by Nantucket Surveyors, Inc., dated March
22, 1999, marked as Exhibit A, and attached hereto.
Dated : May ~oZ. , 2000 1~ ~~ ~-, -~---
DECEIVED
I"UWN CLERK'S OFFICE
iRANTtJCKET, MA 02554
M ~Y 12 2000
Willia P Hourihan, Jr.
J~
Mich J. O'Mara
D. Neil P,~rent
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CLERK. XLcc~~..`~i
Edwar'd' Tool
Edw~'d Murphy
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON 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 7, 2000, in the Conference- Room, Town. Annex Buflding, 37 Washington Street,
Nantucket, Massachusetts, on the Application of the following:
KENNETH W. HOLDGATE, JR., DBA HOLDGATE' S ISLAND LAUNDRY
BOARD OF APPEALS FILE NO. (027-00)
Applicant is seeking a MODIFICATION of a Decision in BOA File No. 008-83 which granted
relief by Special Permit and Variance to remove and reconstruct an .ancillary structure that was used for
storage in conjunction with Applicant's commercial-laundry business. located. on tie same Lot. Applicant
now proposes to place a dwelling unit in the existing second floor space. A conforming pazking space will
be provided on site for the dwelling unit. Ta the extent necessary, Applicant also seeks relief by
SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-33A to alter and expand the pre-existing
nonconforming use of the Premises to inchuie the dwelling.unit... The Locus is nonconforming as to ground
cover ratio with the Lot containing about 32.7% in a district that allows a maximum ground cover ratio of
20%; as to parking; and as to setback with the principal structure-being sited at about L6 feet at its closest
point from the easterly side yazd lot line, with a propane tank being sited within the ten-foot reaz yazd
setback azea, and with the subject gazage structure being sited at_ahout f.l feet at its closest point from
the northerly side yard lot line, in a district that requires a minimum side and reaz yard setback distance of
ten (10) feet.
The Premises is located at 4 VESPER LANE,. Assessor's Map S5, Parcel 251, Plan Book
435, Page 100, Lot 2. The property is zoned Residential-1
William P. Ho Jr., Chairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. PLEASE CALL THE OFFICE AT (508) 228-7215 FOR FURTHER
ASSISTANCE.
~,~'"
~~;•; ~BoA Form 1-89 NANTIIC~T ZONINO $OA12D OP APPEALS
TOWN AND COIINTY $II2LpIN0 Dam
r1AN'~'IIC>;ET, 3D1 0255d -
• CASE No.~ __
APPT,IOA'PION POR R .r.Yr:p
.. owner ~ s name (s) : J~d.~..i~T/ `iJ. /~ /da ~T i ~ oI ~ ~ .s ~f o~~ss/~ ~ ..~rY~~s~Nalay
~•''~ Mailing address: /°_ ,cs~y ~C,4 ~ ~r/,,,.,,~ ~ F,,..~,~ ~,,,o oasss~
Applicant ~ s name:- i(~'~.~~~,~_r-~ f,~ ei~~~.i~ .ia
Mailing address: J°v sex ~G 9 ,r/.a~.T~~.T,,.~.f o~ssy
Location of lot: Asse$sor~& map and parcel number ~f.S--_ „7S/
street address: ~ ~ ~~ o ss~
Registry Land •ct 'Plan, or Plan Pile ~ <~ I,ot ~ ,
Date lot acquired: ~/~Zz Deed Ref/a9, ~?~ Zoning district .'P io
Uses on lot .commercial: None _ orrae:a,r ,r/or e - c~r~ MCD?
i x `sr ~ rqq~~pp~~
- number of: dwellings! duplex- apartments ~ ren~a r~otd~s_
Building date(s): all pre-8/72? or C of o?_
Building Permit appl gyn. Nos. ~39.~s- ~•s
Case Nos. all 8oA applications, lawsuits: ~g_,
State fully all honing relief sou ht and rsspaotive Code sections
and subsections, specifically what you propose cdmpared to present
and what grounds you urge for 8oA to make each finding per Section
139-32A ifs Variance, 139-ZOA if a S eaial Permit
p (and 139-33A
~8if to altar or extend a nanco~orming rise). If ap eal per 139-3~A
_ , attach decision or order appealed. OK to a~tach addendum .
~~ ~Qm~-fo ~ a / ~ ~CC~tSI?~~Q t~~~'IdYJ Uk,~vfo9~' ~Le~b:
3 Qw ~-2 ~ ~~ amt' ~ ~~ ~ -~~
o~,~~ z~2 Gc~a ~'z~t~--~ ~'-~~C~fc ah e~c~ a
Gern.c,~- c~ `~ZtQ ~Cor~. ~~ ~. ~
l( ~~ ~ on
~~" . ~ /N,'~ ~ ~ ~, _ ,• - -- - ~- - - din ~°
It s enal~dsed as
rt of his Application. orderl addendum2
Locus map- Site plan showing present +planne~c structures
Floor plans present proposs¢_ elevations (IiDZ appproved?-).
Listings lot area ~.'rontage setbacks GZ~ parking data
Assessor-certified adc}resssE• I~st d sets- ma~l~ labels 2 sets
~20o fee payable to Town o! Nantuakst ppragf cap' covenant
(Ii an appeal, ask Tom Clerk•to send~ldg Comr s record to SoA;T
I certify that the requested information submitted is substantially
complete and true to the bast of my knowledge, under the pains and
penalties of perjury.
SIGNATURE : ~,~
3(it not owner pr
Applicant ,~ Attorney/agent -
attorney, enclose proof oP authority)
FOR BoA OFFICE USE ~ C~` ,
Application copies recd: 4_~ or_ for 8oA on by r~"';G~~J\
one copy tiled with Town Clerk on ~/~ by ~'~~co:~plete?_/
one copy each to Planning Bd and $uilding Dept,~f~~ by C~G~-(J
5200 fee check giyeri Town)),,,,T//~~r~~easurer on 3,J~/~ by waived?_
.Hearing notice po~ted~o~~c~11 mailed„~/~ I & M~/~~, ~,~c~
Hearing (s) on-__/_„/_ aont ~ ~~ to_„/_/_, ~~_ withdrawn?_/,_/_
Decision due by~,,,_/_ made~~~ filed TC~/,,,J_ mailed,_/___/_
see related ca~s$a lawsuits other
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BOARD OF APPEALS
Nantucket, Massachusetts
DECISION:
At a meeting of the BOARD OF APPEALS
held on~Friday., March 18, 1983, in the
Town and County Building, in the matter
of the Application of KENNETH HOLDGATE, Jr.
the BOARD finds :
1. This is an application for a SPECIAL PERMIT under §7I
to expand and alter a prior, non-conforming commercial garage
and for a variance from X5,.1 (Ground Cover Ratio Requirement)
of the Zoning By-Law. The applicant wishes to expand a garage
at a commercial laundry to.provide for more storage space for
equipment and trucks. Property is located at 4 Vesper Lane
and is zoned R-1.
2. Based upon review of the•application, supporting docu-
ments, testimony at Public Hearing and submitted plans, the
BOARD finds that the applicant proposes to expand a garage ad-
jacent to a commercial laundry to provide for increased storage
space; that currently trucks and equipment are stored outside
the. premises, that this is the only commercial laundry of its
type on Nantucket, that literal enforcement of the Zoning By-Law
would cause the applicant a substantial hardship, that granting
the requested relief will not undermine the. intent~~and•spirit.t,
of the Zoning By-Law but will rather enhance the community by_'::,
ensuring that laundry equipment and trucks will be stored under
cover, not outside.
3. For the reasons set forth, the BOARD hereby GRANTS~a
SPECIAL PERMIT and VARIANCE on the express condition that the
applicant provide six (6) additional parking places, that he
store equipment now situated outside in the new storage facility
and that the proposed expansion of the garage be in cor~formity
with submitted plans, 'by unanimous vote.
BOARD OF APPEALS
Dated: Nantucket, Mass.
~reh , 1983
._... S
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THE COMMONWEALTH OF MASSACHUSETTS
/Y~TI~G~T' ~IR55~c,~ris ~ 7TS
City or Town
BOARD OF APPEALS
Date: ~i~/L ~ , 19 ~3
Certificate of Granting of Variance ar Special Permit
(General Laws Chapter 40A, Section 11)
9~0~ ~?JU PA6E ~5
The Board of appeals of the City or Town of /ViQ11/ 77JC/~'~T /Lf~
hereby certifies that a Variance bZSpecial Permit has been granted
To
N~~ ~v. ~~o~~T
~- f3
Address _ 7~ ~ ~eS~G/uS~P~, J~x.~2,~"
City or Town /V~~G~~~ /~/,¢ OlS3~
affecting the rights of the owner with respect to land or buildings at
USo2,e L.Qi1te.. /vl~i?7YC~~/ , /'~~ L
Z
And the said Board of Appeals furtlte ce; tifics that the uecision attachcu teretci is a true anu
correct copy of its decision granting said variancespecial permit, and that copies of said
decision, and of all plans referred to in the decision, have been filed with the planning board and
the city or town clerk. -
The Board of Appeals also calls to the attention of the owner or applicant that General Laws,
Chapter 40A, Section 11 (last paragraph) provides that no variance or special permit, or any ex-
tension, modification or renewal thereof, shall take effect until a copy of the decision bearing the
certification of the town or city clerk that twenty days have elapsed after the decision has been
filed in the office of the city or town clerk Viand no appeal has been filed or that, if such appeal has
been filed, that it has been dismissed or denied, is recorded in the registry of deeds for the county
and district in which the land is located and indexed in the granto;f index under the name of the
owner of record or is recorded and noted on the owner's certificate of title. The fee for such recor-
ding or registering shall be paid by the owner or applicant. '
Chair n
Clerk
FORM 1Gfd HOBBS dcWARREN. INC.. e[vis[u
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CURRENT ZONING MAP: R•-ta/pwa.. o~E,u~-(
MINIMUM LOT SIZE: t~°'O 'yF~
MINIMUM FRONTAGE: "-~ r---~~.
FRONTYARD SETBACK: AFT ~' ~~ Afgs
SIDE AND REAR SETBACK: ~~~ r ~~%'~``- sr .;y
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ALLOWABLE G.C.R.: ~'/~ ~r,.~ F?iCHaRO ~:.'
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EXISTING G.C.R.:4~2. ~,~•ro. ~~ EAf•~LE ~^
PROPERTY LINES SHOWN ARE •TAKEN FROM RECORDED T~~ 90. 294~a ~~~
DEED AND PLAN REFERED TO HEREON. BUILDINGS, MONUMENTS, Fs~~ FCISTER~SJQ~
ETC. ARE PLOTTED FROM FIELD MEASUREMENTS. 41 t
AI Q ~' I ~~ IM _
AS-BUILT PLOT PLAN
IN
NANTUCKET, MASSACHUSETTS
SCALE: ~ "= ?-O ~ DATE: 3 i z~) `~
DEED REFERENCE: ;~ .. ,;_;:; ',.. I^:': ~.,,!
PLAN REFERENCE::~_~~K-'ti~ %~- '~~~
ASSESSOR'S MAP ~:;~_. PCL: ~~:~' ~ ~-:
PREPARED FOR:
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
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TOWN, OF NANTUCKET
ZONING BOARD OF APPEALS
e°~'~o FcFi
..FFB 2 3 Ms's°~'S
/Vq Taw • ?000
~T~Ck OF
~T MA
LIST OF PARTIES M IN_,T/EREST M THE MATTER OF THE PETITION OF
PROPERTY OWNER:.~~..,r!,~~T~....~...f/..~,/~.~~:~,...../.ti .............
MA]LING ADDRESS:....~•••°...~°..X...~GS.~,n~%,u..~~j,~?~ oas-r/
PROPERTY LOCATION:...,...~,..r/„es~Q ~ ~,~t~/c~~, ~,~~
ASSESSORS MAP/PARCEL:.......~.~..~.~.~.~,-/:~~~ ...................................
Si UB M I TT E D BY:....~~~.t/,,.r%i-~l~/.:.~Y~./.~°%,~/.~~,~, ........................
SEE ATTACHED PAGES
I certify that the foregoing is a list of persons ~vho are o~mers of abuning property, o~~ners of lane
direeti~• opposite on any public or private street or ~vay; and abutters of the abutters and all other
land o~~rcrs ~~•ithin three hundred fete of the property line of owner's property, all as thc~• appear
on the most recent applicable tai; list. (M.G.L. c. 90A, Section 1 I Zoning Code Chapter 139,
Section 139.29D (2) ),
DATE
~~
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
02/25/00 TOWN OF NANTUCKET
13:39:26 OWNER'S MAILING AD DRESS LIST
Map Block Lot Owner's/Co-Owner's Name Mailing Address/Ci ty Sta te Zip P roperty Location
0055 0003 NANTUCKET COTTAGE HOSPITAL 0057 PROSPECT ST 0057 PROSPECT ST
NANTUCKET MA 02554
0055 0248 U S OF AMERICA 0020 VESPER LN
NANTUCKET MA 02554
0055 0248 ~S OF AMERICA 0020 VESPER LN
NANTUCKET MA 02554
0055 0247 UNIVERSITY OF MASS 100 CAMBRIDGE ST 0018 VESPER LN
C/O DEPT ENVIRONMENTAL MA NAGEM BOSTON MA 02 202
0055 0247 NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0016 VESPER LN
NANTUCKET MA 02554
/
0055 0249 VNANTUCKET COTTAGE HOSPITAL
Jl 57 PROSPECT ST 0010 VESPER LN
/
, NANTUCKET MA 02554
0055 0250 HOLDGATE KENNETH W JR TRUSTEE 0008 VESPER LN 0008 VESPER LN
HOLDGATE NOMINEE TRUST NANTUCKET MA 02554
0055 0336 SLIVINSKE JANELLE PO HOX 968 0021 W YORK LN
C\O NANTUCKET BANK NANTUCKET MA 02554
0055 0004 STEELE DIANE K ETAL 41 KEITH AVE 0023 W YORK LN
CRANSTON RI 02910
0055 0005 COLLATZ MILDRED P LIFE EST 0023 ATLANTIC AVE 0023 ATLANTIC AV
NANTUCKET MA 02554
0055 0006 *PORTER JOHN S IRENE B & STUART 21 ATLANTIC AV 0021 ATLANTIC AV
C/O ELLER IRENE NANTUCKET MA 02554
0055 00061 PORTER JOHN S & DOHERTY IRENE 21 ATLANTIC AV 0022 W YORK LN
NANTUCKET MA 02554
0055 0130 BLUM SYBIL 3207 BRUNER AV 0061 PROSPECT ST
BRONX NY 10469 3124
0055 013~NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0001 SURFSIDE RD
NANTUCKET MA 02554
0055 0131 NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0003 SURFSIDE RD
NANTUCKET MA 02554
0055 0132 WILSON GAIL & FIELD LAWRENCE PO BOX 152 0003 VESPER LN
~ NANTUCKET MA 02554
0055 01312 NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0001 VESPER LN
NANTUCKET MA 02554
0055 0253 WITT WILLIAM H & MARY F 5316 WORTHINGTON DR 0005 SURFSIDE RD
BETHESDA MD 20816
0055 01337~/~IANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0017 WILLIAMS LN
/ NANTUCKET MA 02554
0055 X
0133N NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0024 ATLANTIC AV
NANTUCKET MA 02554
0055 0133 NANTUCKET COTTAGE HOSPITAL 57 PROSPECT ST 0026 ATLANTIC AV
NANTUCKET MA 02554
0055 0252 DZCURCIO ROBERT A & CATHERINE PO BOX 1451 0002 VESPER LN
NANTUCKET MA 02554
0055 0254 HAMILTON ETHEL A TRUSTEE 80 ORANGE ST 0007 SURFSIDE RD
7 SURFSIDE NOMINEE REALTY TR NANTUCKET MA 02554
0055 0258 RYDER CLIFFORD L & AMELIA T 0135 ORANGE ST 0011 SURFSIDE RD
NANTUCKET MA 02554
0055 0257 R DER RICHARD C 0015 SURFSIDE RD 0013 SURFSIDE RD
NANTUCKET MA 02554
0055 0255 RYDER RICHARD C 0015 SURFSIDE RD 0009 SURFSIDE RD
NANTUCKET MA 02554
PAGE 1
MUA5750 9.3
,.
i 02/25/00
TOWN OF NANTUCKET
13:39:26 OWNER'S MAILING ADDRESS LIST
Map Hlock Lot Ow
ner's/Co-Owner's Name Mailing Address/City State Zip Property Location
/
0055 0256 ~ ~iCDER-tZICHARD C
/
~ 0015 SURFSIDE RD 0015 SURFSIDE RD
\V
'
/` NANTUCKET MA 02554
0055 0261 CHASE NANCY & MINSTRELL NORMA 6 COBBLE CT 0005 COBBLE CT
TRUSTEES NANTUCKET MA 02554
0055 0260 CHASE SUSAN 170 ORANGE STREET 0003 COBBLE CT
NANTUCKET MA 02554
0055 0262 CHASE NANCY & MINSTRELL NORMA 6 COBBLE CT 0008 COBBLE CT
TRUSTEES NANTUCKET MA 02554
0055 0137 *NANTUCKET TOWN OF 0016 BROAD ST 0010 SURFSIDE RD
NANTUCKET MA 02554
0055 0265 AUSTIN RICHARD C & MAYBELLE M PO BOX 193 0019 SURFSIDE RD
NANTUCKET MA 02554
0055 02452 MURRAY BRADFORD P 7 ANNA DR 0007 ANNA DR
NANTUCKET MA 02554
0055 02453 MURRAY ROBERT DEAN 0005 ANNA DR 0005 ANNA DR
NANTUCKET MA 02554
0055 02454 MURRAY BRADFORD P & 5 ANNA DR 0003 ANNA DR
ROBERT DEAN NANTUCKET MA 02554
0055 0134 DAMS SARAH L PO BOX 584 0013 WILLIAMS LN
NANTUCKET MA 02554
0055 0259 RYDER RICHARD C & NANCY G 0015 SURFSIDE RD 0017 SURFSIDE RD
NANTUCKET MA 02554
0055 03332 ADAMS MARK R & KATHY A 0066 PROSPECT ST 0066 PROSPECT ST
NANTUCKET MA 02554
PAGE 2
MUAS750 9.3
NUMBER OF RECORDS = 38