HomeMy WebLinkAbout073-00
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: November ~~ ~ 20 00
Application No.:
Owner/Applicant:
073-00
JOSIAH BROQgS
To: Parties
Decision of
following:
in Interest and. Others concerned with the
the BOARD OF APPEALS in the Application of the
REUNION LLC, BETH N. BROOKS, AND
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.
~~
Micha J. O'Mara, Chairman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET
ZONING BY-LAW §139-30I (SPECIAL PERMITS); §139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
Map 42.3.1 6 Union Street
Parcel 185 Deed Book 614, Page 3
NANTUCKET ZONING BOARD OF APPEALS
DECISION:
The Board of Appeals at a Public Hearing held on Friday, September 8,
2000, and Friday October 12, 2000, both at 1:00 p.m. in the Conference Room of
the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts,
made the following Decision on the application (073-00) of REUNION LLC,
BETH N. BROOKS and JOSIAH BROOKS, of 79 Union Street, Nantucket, MA
02554.
1. Applicant ISseeking relief by SPECIAL PERMIT under Nantucket
Zonig By-law Sections 139-18B (parking requirements); 139-20C (loading zone
requirements); 139-33A (alteration/expansion of apre-existing nonconforming
structure/use); and to the extent necessary, Modification of the Special Permit
granted in the Decision in BOA File No. 115-98. In BOZ File No.115-98
conversion of the northern portion of the 16-room guest house to retail use was
allowed as well as a waiver of additional parking and loading zone
requirements. Applicant now proposes to convert a portion of the southern part
of the main building from use as a guest house and manager's quarters to use as
retail on the first floor and asingle-family dwelling on the upper floor.
Applicant also proposes to demolish the existing accessory building which is
nonconforming as to setback and which contains the laundry and storage
facilities for the guest house, and create a parking space in that location. The
eight (8) remaining guest rooms would be eliminated as a result of this
conversion. A waiver of the one (1) additional parking space required above the
nine (9) spaces previously grandfathered, and eight (8) waived, and one being
provided on site, is being sought. The Premises is located at 6 UNION STREET,
Nantucket, Massachusetts, Assessor's Map 42.3.1, Parcel 185 and shown on plan
recorded in Plan File 51K at the Nantucket Registry of Deeds. The property is
zoned RESIDENTIAL -COMMERCIAL.
2. The Board's decision is based upon the application and materials
submitted with it, plans, and representations and testimony received at the
hearings on September 8, 2000, and October 12, 2000. Several neighbors attended
the hearing, and expressed concerns about loading activity in connection with
the proposed change in use. Applicant presented a revised site plan with an
expanded parking area which, will not conforming to loading space size
requirements under the By-law due to a large tree, could accommodate small
delivery vans, if required, in response to these concerns. The Planning Board
recommended that the requested relief be granted, waiving all parking
requirements under the By-law.
3. Based on the existing uses and the proposed changes which trigger
one (1) additional parking space, the Board finds that the project does not create
a Major Commercial Development. No new commercial space is being created
and less than 20 new parking spaces are required for this project. An annotated
copy of the plan prepared by Nantucket Surveyors and dated July 27, 2000,
showing the proposed demolition of the accessory building and the creation of a
parking area was submitted by the Applicant and approved by the Board
pursuant to the Minor Site Plan Review requirements of Section 139-23. A
reduced copy of the approved site plan is attached hereto as Exhibit A.
4. No structural expansion of the building is proposed, and therefore
none of the pre-existing dimensional non-conformities will be impacted. Interior
renovations are planned to effectuate the change of uses. The existing open area
on the lot is in excess of the 20% required in Section 139-16E and is found by the
Board to be valuable as green space given the density of the buildings in the
surrounding area.
5. The BOA found in File 115-98 that the use of the Premises as a sixteen
room guest house with a manager's apartment without the provision of on-site
parking or loading facilities pre-dates 1972 and is validly grandfathered as to the
rune parking spaces that would be required by Section 139-18 for such uses. The
uses approved in that prior decision, together with the remaining eight guest
rooms and manager's apartment, required a total of seventeen parking spaces to
comply with Section 139-18. The proposed change of use brings the required
number of parking spaces to nineteen according to Section 139-18. The parking
area shown on the site plan, which is accessed from Washington Street via the
existing curb cut, provides one new conforming parking space on the property.
The Applicant accordingly needs a waiver of the one additional parking space
required as a result of the change of use. The Applicant maintains that the use of
the existing open space near Salem Street for parking would have a significant
and adverse effect on the scenic and historic integrity of the neighborhood and
be contrary to sound traffic and safety considerations. The Applicant proposes
to limit the number of retail tenants in the building to a maximum of two in the
building as a whole.
6. The Applicant is relying on the general availability of loading areas in
the downtown commercial area as eliminating the need for an on-site loading
zone. In response to neighbor concerns, the parking area was enlarged to
provide some on-site space for small delivery vehicles to pull off the street
during the peak season if needed. The Board notes that there is no parking
permitted on Union Street in front of this building and delivery service will take
advantage of the public loading zones established for other commercial uses in
the area. Both the proposed retail and residential uses are permitted uses in this
R-C zone.
7. The Board finds that it is impossible to provide parking spaces or a
loading zone on the site other than the parking area shown on the attached site
plan given the configuration of the streets surrounding the premises in a manner
that would be consistent with sound traffic and safety considerations, that the
uses proposed are consistent with the commercial downtown area, and that the
waiver of the additional parking space and the loading space required is not
substantially more detrimental to the neighborhood than the existing
circumstances and will be in harmony with the intent and purpose of the Zoning
By-law.
8. Accordingly, by a unanimous vote, the Board hereby GRANTS a
SPECIAL PERMIT (i) to waive the additional one (1) parking space required by
Section 139-18 and the loading zone required by Section 139-20 for the
conversion of the remainder of the first floor of the retail use (b) to alter the pre-
existing nonconforming structure/use and (c) to modify the Special Permit
granted in the Decision in BOZ File No. 115-98, all on the following conditions:
a) that there will be no more than two (2) tenants for the retail space in
the building as a whole, and any retail use shall be limited to the first
floor;
b) that there will be no alteration to the fenestration of the southerly
portion of the building's Union Street facade or to the entrance to the
building facing Union Street so as to preserve a less commercial
appearance of that portion of the building;
c) that the second floor office and storage space in the northerly portion
of the building approved in BOA File No.115-98 shall be ancillary to
the retail uses;
d) that the use of those portions of the southerly portion of the building
not converted to the first floor retail use approved hereby shall be
Dated:
limited to single-family dwelling use and use as a guest house shall
cease;
e) that the parking area will be accessed from Washington Street, not
from Union Street, substantially as shown on the site plan attached
hereto as Exhibit A; and
f) that any exterior displays of merchandise will not be in any yard area
or on the Union Street entrance stairs.
November ~, 2000
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CURRENT ZONING: RES.-COMM~
MINIMUM LOT SIZE: 5,000 S.F.
MINIMUM FRONTAGE: 40 FT.
FRONTYARD SETBACK: NONE
SIDE AND 'REAR SETBACK: 5 FT.
ALLOWABLE G.C.R.: 46 2%t
EXISTING G.C.R.: 42,8%t
PROPOSED G.C.R.:
PROPERTY ONES SHOYM ARE TAKEN FROM RECORDED
M® ANED7DP. /~iRE PLA~TTED~ FROMFlEELD.D~MBEASUREAIENTS.NU-
I HERESY CERTIFY TO THE BEST OF MY KNOWLEDDE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
tADATLD WITHIN TNC O ZONE AQ D ,i'LlNGATCD
ON 1HE 'FlRM' MAP OF COMMUNITY N0. 2D023D;
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PLOT PLAN TO ACCOMPANY
Z.B.A. APPLICATION
~ IN
NANTUCKET, MASSACHUSETTS
SCALE: 1'=20' DATE: JULY 27, 2000
DEED REFERENCE: OD.BK.601,PG.214
PLAN REFERENCE: PL. FILE 51-K
ASSESSOR'S REFERENCE:
MAP: 42.3,1 PARCEL: 185
PREPARED FOR:
BETH N. BROOKS do
JOSIAH BROOKS
NANTUCKET 6URVEYORB INC.
5 WINDY WAY
NANTUCKET, MA. 02554 _ w^
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ALLOWABLE G.C.R.: 46 29'f
EXISTING G.C.R.:
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I^"t PLOT PLAN TO ACCOMPANY
Z.B.A. APPLICATION
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NANTUCKET, MASSACHUSETTS
SCALE: 1'20' DATE: JULY 27. 201
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, DEED REFERENCE: DD.8K.601,PG21
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ASSESSOR'S REFERENCE:
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BETH N. >aR00K5 do
kii uke J051AH BROOKS
NANTVOKCT 6URVEYORB INC.
5 WINOY WAY
NANTUCKET. MA. 02554
N-fi40
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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,
SEPTEMBER 8, 2000, in the Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, on the Application of the following:
REUNION LLC, BETH BROOKS AND JOSIAH BROOKS
BOARD OF APPEALS FILE NO. (073-00)
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Sections 139-
18B (parking requirements); 139-20C (loading zone requirements); 139-33A (alteration expansion of a
pre-existing nonconforming structure/use); and to the extent necessary, Modification of the Special
Permit granted in the Decision in BOA File No. 115-98. In BOA File No. 115-98 conversion of the
northern portion of the 16-room guest house to retail use was allowed as well as a waiver of additional
parking and loading zone requirements. Applicant now proposes to convert a portion of the southern
part of the main building from use as a guest house and manger's quarters to use as retail on the first
floor and as asingle-family dwelling on the upper floor. Applicant also proposes to demolish the existing
accessory building which is nonconforming as to setback and which contains the laundry and storage
facilities for the guest house, and create a parking space in that location. The eight (8) remaining guest
rooms would be eliminated as a result of this conversion. A waiver of the one (1) additional parking
space required above the nine (9) spaces previously grandfathered, and eight (8) waived, and one being
provided on site, is being sought.
The Premises is located at 6 UNION STREET, Assessor's Map 42.3.1, Parcel 185, Plan File
51-K The property is zoned Residential-Commercial.
1 I
Michael J. O'Mara, Ch
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE
FORMATS. FOR FURTHER ASSISTANCE, PLEASE CALL THE OFFICE AT
(508) 228-7215.
BoA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING Date
NANTUCKET, MA 02554 ~~-~
Case No. _
APPLICATION FOR RELIEF
Owner's name(s):Reunion LLC, a Massachusetts limited liability company
Mailing address: c/o Beth Brooks, 79 Union Street,
Nantucket,Massachusetts 02554 ~ ~
Applicant's Name:
Mailing Address:
Lot Location: Assessor's map and parcel number
Street Address:
Registry:
Y ~
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WUU
Date lot acquired: 03/09/99 Deed Book 614 Paae 3
Zoning district R-C
Uses on lot - commercial: None or guesthouse/ retail MCD?
- number of: dwellings duplex apartments 1 rental rooms 8
Building date(s): all pre-8/72? X or
C of O?
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B1dg.Permit appl.Nos:
Case Nos. all BoA applications, lawsuits: 115-98
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-30A X if a Special Permit (and 139-33A
X if to alter or extend a nonconforming use). If appeal per 139-31A
& B attach decision or orders appealed. OK to attach addendum2.
See Addendum A attached.
Items enclosed as part of this Application: order addendum x
Locus map x Site plan x showing present x +planned x structures
Floor plans present- proposed_elevations_ (HDC approved pending)
Listings lot area x frontage x setbacks x GCR x parking data x
Assessor-certified addressee list 4 sets x mailing labels 2 sets x
$200 fee payable to Town of Nantucket x proof3 'cap' covenant
1(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of pe y.
R i n LL
SIGNATURE: By: ~-1-~-r~~ Attorney/Agent X
By its Attorney, Melissa D. Philbrick
3(If not owner or owner's attorney, enclose proof of authority)
FOR Bow OFFICE USE
Application copies recd: 4 (,/ or for BoA on _/ /~
One copy filed with Town Clerk on_~CKJby
One copy each to Planning Bd and Building Dep~t~~/w/~
$200 fee check given Town reasurer on ~/~/~!"by
~j ,~,,`` ~j rr~ /,1
Hearing notice posted D W maileds /2J/ 11&M /
by
complete? V
Y
/waived? _
~~/~
Hearing (s) on_/_/_ cont' d to_/_/_, _/_/_ withdrawn?_/_/_
Decision due by_/_/_ made-/_/_ filed TC_/_/_ mailed-/_/_
See related cases lawsuits other
Addendum
6 Union Street `~~~ ?j3 ~- ~`
din re uire e s ursuant t
Applicant seeks a waiver of parking and loa g q p
Section 139-18B and 139-20C in connection with its proposed conversion of the
remaining portion of the guest house use and the manager's apartment to retail use on
the first floor and asingle-family dwelling on the second floor.
The property at 6 Union Street was formerly known as Ayers Guest House and,
from prior to 1972 through 1998, the main building was used as a 16-room guest house
with a manager's apartment and the separate structure was used as a laundry and
storage facility. In 1998 a Special Permit was granted to waive parking and loading
requirements so as to permit the conversion of the northern portion of the building to
retail use (ZBA File No. 115-98). The lot contains approximately 7,820± square feet of
area and fronts on Union, Salem and Washington Streets as shown on the attached plan.
The existing structures are non-conforming as to setback but comply with ground cover
and open space requirements. There is no parking currently provided on the lot.
The applicant now proposes to convert the southern portion of the main building
from the existing guest house and manager's apartment use to retail on the first floor
and a single family dwelling on the upper floor. The applicant also proposes to
demolish the existing accessory building which is non-conforming as to setback and
which contains the laundry and storage facilities for the guest house, and create a
parking space in that location, as shown on the attached plan. The eight remaining
guest rooms will be eliminated as a result of this conversion. No changes to the
northerly portion of the structure, which was converted in 1999 to the uses permitted in
ZBA File No. 115-98, are proposed. Other than the demolition of the accessory
building, only interior renovations are planned. Retail and residential uses are
permitted uses in this R-C zone. However, the change in use triggers the requirement
of one additional parking space over and above the 9 spaces previously grandfathered,
the 8 spaces previously waived, and the one parking space being provided (see attached
parking calculation).
The green space on this lot in the downtown area is important for the
neighborhood's scenic and historic integrity. Given the vehicular traffic on the streets
surrounding the property and the long, narrow shape of the lot, any attempt to provide
on-site parking would be impractical and contrary to sound traffic and safety
considerations. There are readily accessible public loading zones in the immediate
neighborhood that will service the premises adequately.
The Applicant also requests that the attached plan be approved under the Minor
Site Plan Review provisions of Section 139-23.
PARKING REQUIREMENTS CALCULATION
6 UNION STREET
EXISTING PRIOR TO ZBA FILE NO. 115-98:
Use
Manager's Apartment
Guest Rooms (16)
Grandfathered spaces
APPROVED IN ZBA FILE NO.115-98:
Use
Manager's Apartment
Guest Rooms (8)
Retail (approximately 1,400 square feet)
Storage (approximately 1,000 square feet)
Office (approximately 400 square feet)
Max. number of employees on a peak shift
for the retail and ancillary office uses (3)
Parking Required
1
8
9
Parking Reauired
1
5
7
1
2
1
17*
*Nine spaces grandfathered and eight spaces waived
PROPOSED:
Use Parking Reauired
Single-family dwelling 1
Southerly portion of building:
Retail (approximately 1,275 square feet) 6
Storage ancillary to retail (approx. 400 sq. feet) 0
Max. number of employees on a peak shift
for the retail use (3) 1
Northerly portion of building:
Retail (approximately 1,400 square feet) 7
Storage (approximately 1,000 square feet) 1
Office (approximately 400 square feet) 2
Max. number of employees on a peak shift
for the retail and ancillary office uses (3) 1
19*
*Nine spaces grandfathered, eight spaces previously waived,
one space provided, and one space requested to be waived
~ xP~ ~ -_
BOA FOP.M 2/89
NANTUC[!ET zOrrli~rG BOAP.D OF APPEALS
TO'rrt•r AND COUNTY BUILDING
irFS1TUCY:ET, [>IA 02554
ASSESSOP,' S LIST OF PP.P.TIES IN IrrTEP.ES~
I~ ~ / ~f
PROPERTY OGrNER : ~~i/ ~l ~ ~ ~S lGt~~l 17~d~C~
APPLICANT FOR P.ELIEF (SAt~1E? ~} ~ -
F.DDRESS OF PROPERTY: ~'1/h/'t- ~f • _ ._ _. __
ASSESSOR'S NL~P/PP_RCEL : ~o?• 3 • J - / ~~ _
LIST OF PAP,TIES INCLUDING P.DDRESSES
*(OR SEE ATTACHED ):
C a ~P~ti~
BpgR p pCElt/~~
qSS~~ S~~RS
AUK O 1 2000
NANTV N CJ,~
CKET~ N1A
I certify that the foregoing (or the attached ) lists all persons,
natural or legal, who are o~•~ners of abutting property, o•.~a ors of land
directly opposite on any public or private street or way; and abutters of
the abutters and all other land owners within three hundred feet of the
property line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per h1.G.L. c. 40A, §11 and Zoning Co~~:
Chapter 139, §139-29D(2)~.
8wa-~~ ~C a ' ~~
Date Assessor's Office
Town of Nantucket
*1`10TE: Applicant (Petitioner) should include with the lo~ for cahich zo:~ i ~.
relieL is sought, any commonly-owned abutting lots which r.~ight become
involved in the zoning matter. List map and parcels for each abutter.
Submitted by: htelissa D. hilbric AtL-ornev
Date: ~-/-~,.d d _
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CURRENT ZONING:
MINIMUM LOT SIZE:
MINIMUM FRONTAGE:
FRONTYARD SETBACK:
SIDE AND REAR SETBACK:
ALLOWABLE G.C.R.:
EXISTING G.C.R.:
PROPOSED G.C.R.:
RES.-COMM.
5,000 S.F.
40 FT.
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FND.
PROPERTY LINES SHOWN ARE TAKEN FROM RECORDED
DEED AND PLAN REFERRED TO HEREON. BUILDINGS, MONU-
MENTS, ETC. ARE PLOTTED FROM FlELD MEASUREMENTS.
I HEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE
THAT THE PREMISES SHOWN ON THIS PLAN ARE
LOCATED WITHIN THE C ZONE AS DELJNEATED
ON THE "FlRM" MAP OF COMMUNITY N0. 250230;
MASS. EFFECTIVE: 7-2-92 BY THE FEDERAL
EMERGENCY MANAGEMENT AGENCY.
N.B. 207-16
~~~ PLOT PLAN TO ACCOMPANY
1~~~9J Z.B.A. APPLICATION
IN
NANTUCKET, MASSACHUSETTS
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SCALE: 1'=20' DATE: JULY 27, 2000
DEED REFERENCE: DD.BK.601,PG.214
PLAN REFERENCE: PL. FILE 51-K
ASSESSOR'S REFERENCE:
MAP: 42.3.1 PARCEL: 185
PREPARED FOR:
BETH N. BROOKS &
JOSIAH BROOKS
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET, MA. 02554
N- 6402
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