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HomeMy WebLinkAbout124-98TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December ~~ 19 98 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 12~-98 Owner/Applicant: MICHAEL L. ASHER AND PETER BRAVERMAN, TRUSTEES OF WINTHROP NANTUCKET NOMINEE TRUST AND FOR ARNE M. JENSEN, TRUSTEE OF R. ALBERT HALL TRUST Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket Town Clerk. An Appeal from this Decision may be taken pursuant to Section 17 of Chapter 40A, Massachusetts General Laws. Any action appealing the Decision must be brought by filing an complaint in court within TWENTY (20) days after this day's date. Notice of the action with a copy of the complaint and certified copy of the Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. c~ r~~ ale W. Waine ~ 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. ZONING BOARD OF APPEALS 37 Washington Street Nantucket, Massachusetts 02554 Map 42.3.2, 25B and 25C Washington Street Parcels 21.2 and 21.3 Land Court Plan No 10710-I, Lots? & 8 Zoned Residential Commercial Certificate of Title No. 17,520 At a Public Hearing of the Nantucket Board of Appeals held at 1:00 P.M., Friday, December 11, 1998, in the Conference Room of the Town of Nantucket Annex Building, 37 Washington Street, Nantucket, Massachusetts 02554, on the Application of MICHAEL L. ASHER AND PETER BRAVERMAN, TRUSTEES OF WINTHROP NANTUCKET NONIlIVEE TRUST of P.O. Box 356, Nantucket, Massachusetts 02554, for themselves as owners and for ARNE M. JENSEN, TRUSTEE OF R. ALBERT HALL TRUST of c/o Paul S. Jensen, Esquire, P.O. Box 3097, Nantucket, Massachusetts 02584, contract purchaser, (Board of Appeals File No. 12~F 98) the Board made the following decision: 1. The Applicant (Arne M. Jensen, Trustee of R. Albert Hall Trust) is seeking relief by SPECIAL PERMIT under Zoning By-law §139-18(2) & (3) waiving up to eight (8) of the maximum required eighteen (18) on-site parking spaces for a proposed structure containing up to 2530+ SF of retail/office use on the first floor and up to 2 dwelling units, or up to 2530+ SF of ancillary storage on the second floor. Also SPECIAL PERMIT relief is being sought under the Zoning By-law §139-20C waiving the loading zone requirement to allow deliveries from a portion of rear parking area. Ten (10) parking spaces are proposed behind the building with access by easement from Coffin Street. The proposed structure will meet all other zoning requirements. The premises is located a 25B and ZSC Washington Street, Assessor's Map 42.3.2, Parcels 21.2 and 21.3, Land Court Plan No. 10710-I, Lots 7 and 8. The property is zoned Residential Commercial. 2. The decision is based upon the Application, a proposed site plan and other material submitted with it and the testimony and evidence presented at the hearing. The Planning Board made a favorable recommendation. A number of abutters, through their attorney, expressed no objection to the project provided that no restaurant, food service or sale of food is allowed on the premises. Another abutter wrote to encourage the Board to minimize the parking waiver. The direct abutter to west spoke at the hearing and raised no objection but was concerned about the impact on adjacent wetlands. 3. The Applicant, through his attorney, presented plans to construct a building on this conforming vacant lot in the downtown commercial district. The new building would be oriented toward Washington Street and have a ground cover of up to roughly 2508 square t a • d Halal feet, with four (4) retail or office units totaling up to 2350_+ square feet nn the first floor and two (2) residences or accessory storage units totaling up to 1539± square feet of on second floor. Allowing far as many as seven (7) retail employees at peak. shift, these uses would require a maximum of sixteen (1b) parking spaces under the Zoning By-law. Ten (10) parking spaces to rear of the structure are proposed, with access from Coffin Street by easement over an adjacent lot. Thus a waiver of six (b) parking spaces is being requested. Also a waiver of the loading zone requirement is being sought by the Applicant who proposes to use a portion of rear parking isle for commercial deliveries. 4. The project is situated near the rnair! commercial district between the town parking lot and the proposed bus terminal where many people travel on foot. The project is designed to encourage pedestrians with a new wide brick sidewalk and storefronts close to Washington Street. The property lies within the downtown Parking Permit District where the Board may waive up to 100% of the required parkin,8 by Special Fermit. The Board finds that compliance with parking requirements would be contrary to the historical development of the downtown commercial district and would encourage additional car traffic in this area, which is contrary to sound traffic and safety considerations, and that the requested waiver of six (6) spaces is consistent w1th the general purpose and intent of the Zoning By-law. The Board further finds that utilizing the parking isle adjacent to the rear of the buildinp, for deliveries is in harmony with the general purpose and intent of the Zoning By-law and that a separate loading zone would unnecessarily increase the paved area of the lot which would have a significant adverse impact on the scenic and historic integrity of the neighborhood. 5, Accordingly by a [NAlv'LwIOUS vote, the Board hereby GRANTS the requested SPECIAL PERMIT relief pursuant to zs 139-18B, to waive up to six (b) parking spaces for the project and under § 139-20C to waive the loading zone requirements subject to the following conditions (a) the structure shall be set back at least ten (l 0} feet from the existing curb of Washington Street and may contain up to 2350± square feet of retail or office space on the first floor and up to 1539± square feet of accessory storage or up to two (2) residences on the second fluor; (b} a brick sidewalk of suitable width shall be constructed along Washington Street between the existing curb and the structure; (c) no restaurant, food service establishment or sale of readily consumable food shall be allowed on the premises; (d) the first floor units may be used as either retail or off ce from time to time without further relief from this Board; and l~`d ki8~ 13?i~fllf~JN 9©:LZ 8b6ti-T2-~~~ (e) the second floor units may be used as either residences or for accessory storage without further relief from this Board. Dated /~ o~ ~ w lXJ C c~' a e W. Waine ~~ -~ William P. Hourihan, Jr. RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 DEC 2 1 1998 ~~'IME: ~~'. ~ .p nn CLER ~ 1~CJ T°"'VVN ~-~i Nl~r~~TLT~KET --=BONING ::30~I~- -OF APPS--_ =- - _..~--- _ 37 ~;ASHII~TGTON STREET' _: -- NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A P~zblic Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, DECEMBER 11, 1998, in the CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the Application of the following: MICHAEL L. ASHER AND PETER BRAVERMAN, TRUSTEES OF WINTHROP NANTUCKET NOMINEE TRUST, FOR THEMSELVES AS OWNERS AND FOR ARNE M. JENSEN, TRUSTEE OF R. ALBERT HALL TRUST BOARD OF APPEALS FILE N0. -al -98 Applicant (Jensen) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-18(2) and (3) (Parking Requirements), waiving up to ten (10) of the required eighteen (18) on-site parking spaces for a proposed structure that would contain up to 2530+ square feet of first-floor retail space and up to two (2) dwelling units, or up to 2530+ square feet of ancillary storage, on the second floor. SPECIAL PERMIT relief is also sought under Nantucket Zoning By-Law §139-20C waiving the loading zone requirement. Ten (10) conforming parking spaces will be provided to the rear of the proposed structure with access by easement from Coffin Street. The proposed structure would meet all other dimensional zoning requirements. The Premises is located at 25B and 25C WASHINGTON STREET, Assessor' Map 42.3.2, Parcels 21.2 and 21.3, Land Court Plan 10710-I, Lots 7 and 8. The property is zoned Residential-Commercial. RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 NOV 2 4 1998 TIME: CLERK: ~~-- Dale W. Waine, Chairman THlS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTFR~V~4TIVE FORMATS FOR _ ASS~ISTANC:~ BALL (.6ORT ~~8=721 ~. ~_--. _ ._ .-- Date Case No ~- ~~ NANTUCKET ZONING BOARD OF APPEALS 39 WASHINGTON STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF Owner's name(s): Michael L. Asher and Peter Braverman, Trustees of Winthrop Nantucket Nominee Trust Mailing address: Box 359, Nantucket, MA 02554 Applicant's name(s). Arne M. Jensen, Trustee of R. Albert Hall Trust Mailing address: c/o Paul S. Jensen, P.C., Box 3087, Nantucket, MA 02584 Location of lot: Assessor's Map and Parcel 42.3.2 - 21.2 & 21.3 Street address: 25B and 25C Washington Street Registry LCPL, Plan Book or Plan File #: LCPL 10710I Lots: 7 & 8 Date lot acquired: 9/25/96 Deed Ref.: LC Cert. 17,520 Zoning District: RC Uses on lot: Commercial: None X or MCD?: Residential: None X or #dwellings duplex apartments rental rms Building Dates: All pre-8/72? or C or O? Case Nos. Building Permit Applications. Lawsuits State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose as compared to present and what grounds you urge for BoA to make each finding per Section 139-32A _, if Variance, 139-30A _, if a Special Permit (and 139-33A if _, nonconforming use). If appeal per 139-31 A & B _, attach decision or order appealed. Ok to attach addendum. See Addendum Items enclosed as part of this Application: order addendum X Locus map X Site plan showing present and planned X structures, Floor plans present and proposed X elevations X (HDC approved? No) Listings lot area X frontage X setbacks X GCR X parking data X Assessor Certified addressee list 4 sets mailing labels 2 sets RECEIVES $200 fee payable to Town of Nantucket X proof cap covenant TOWN CLERK'S OFFICE (If an appeal, ask Town Clerk to send Bldg Comr's record to BoA) NANTUCKET, MA 02554 NOV 2 4 1998 I certify that the request information submitted is substantially complete and true to the best of m k l d y now e ge, under the pains and penalties of perjury, TIME: 3' G'S n ''~ ~1~ -S . ,~-~ ~ _ A licant A 'r tt~rney/aaent~ ~,~ ~(; Signature (if not owner or owner's attorney, enclose proof of authority) Application copies recd 4 ~ or for BoA n / by _~~2~ One copy filed with Town Clerk on/~y Comple(fte? One copy each to,Planning J~rd arySl Build Dept on lL l a by _[~~~ $200 fee check given Town Treasurer on by a Hearing Notice posted on /2 / mailed ~ [&M / / ~ /a Decision due by i / made / / filed TC / / mailed / / See related cases _ lawsuits_ other Addendum The Applicant is seeking Special Permit relief under the Zoning By-law § 139-18(2) & (3) waiving up to eight (8) of the maximum required eighteen (18) on-site parking spaces for a proposed structure containing up to 2530 SF of retail use on the first floor and up to 2 dwelling units, or up to 2530 SF of ancillary storage on the second floor. Also Special Permit relief is being sought under the Zoning By-law § 139-20C waiving the loading zone requirement. Ten (10) conforming parking spaces will be provided behind the building with access by easement from Coffin Street. Deliveries will occur in morning with trucks temporarily using a portion of the rear parking area. Retail use is allowed by right in this district and the proposed structure will meet all other zoning requirements. 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S 000 ~ k ' C ~iy S~~ ^Ie ea ~~_ ~\ O • O 2'89 NANTUCKET ZONING TOWN .AND BOARD OF APPEALS COUNTY BUILDING NA?Vi UCKET, MA 02554 ASSESSORS LIST ~ PROPERTY ``,,,,.,.,~ O' PARTIES IN INTEREST OWNER : ~`~`'"'~`~`~ `T . lvtcC ~. ~~ ~• APPLICANT ~ ~~9PX FOR RELIEr (SAMt, ~" nLOttit~(h ADDRESS --) ~r(JS~ OF PROPERTY; ASSESSORS 25 $ ~ ZSC WA LIST OF PARTIES IMCLUD - ~~ 2~•2 5 2~• ING ADDRESSES*(OR SEE ATTACHED ) I certify that all persons the foregoing natural or le al (or the attached) lists property owners or g who are or private t or land directly o owners or abutting stree pposite all other land way; and abutters of cn any puQlic propert owners within three hundred the a:'utters and address) ab ne of Owner's pear propert feet of the filer on the most r y' as they ( and their M.G.L. c• 40A ecent atiplicable Section 139_29D (2~)Section 1? Zonin tax list g Code C•"-apter 139, ~ y ~~ Date _ p.ssessors Office `NOTE: town or Nantuckzt Applicant {petitioner ror which zonin ~ s~ould abuttin g relief inc'ude with the g lots w is sought, any com,-nonl lot tratter. ~ r'cP~ard~i5ht b Y-oti'ned Lis_ eco:~E involved in the Zoninc pz_cels fo.- each zbt~tter. 09/04/98 TOWN OF NANTUCKET 14 55:33 OWNER'S MA[LING ADDRESS LIST Map Block Lot Ouner's/Co-Ouner's Name Mailing Address/City State Zip Property Location 4223 000 1 KOTALAC RICHARD E JR 0032 WASHINGTON S7 0032 WASHINGTON S7 NANTUCKET MA 02554 4223 0002 *NANTUCKET TOWN OF 0016 BROAD ST 0034 WASHINGTON ST NANTUCKET MA 02554 4223 0003 NANTUCKET TOWN OF 16 BROAD S7 0036 WASHINGTON ST NANTUCKET MA 02554 4223 0004 NANTUCKET TOWN OF 16 BROAD STREET 0038 WASHINGTON S7 NANTUCKET MA 02554 4223 0005 NANTUCKET TOWN OF 16 BROAD STREET 0040 WASHINGTON ST NANTUCKET MA 02554 4231 0098 BERRY MAX N & HEIDI L 2716 CHESAPEAKE ST NW 0005 COFFIN ST WASHINGTON DC 20008 4231 0099 BERRY MAX N TR 2716 CHESAPEAKE ST NW 0015 WASHINGTON ST MUFFET REALTY TRUST WASHINGTON DC 20002 4231 0097 LOPES NELLIE $ JOSEPH M PO BOX 1131 0017 WASHINGTON S NANTUCKET MA 02554 4231 0096 LOPES JOSEPH & NELLIE PO BOX 1131 017A WASHINGTON S NANTUCKET MA 02554 4231 0095 ARTISTS ASSOCIATION PO BOX 1104 0019 WASHINGTON S OF NANTUCKET NANTUCKET MA 02554 4231 0041 WHELDEN LARRY 8 TR PO BOX 454 0003 COFFIN ST NANTUCKET MA 02554 4231 0040 AMERICAN LEGION PO BOX 265 0021 WASHINGTON ST BYRON L SYLVARO P057 q 82 NANTUCKET MA 02554 4231 0039 WHELDEN LARRY B TR PO BOX 454 0023 WASHINGTON ST N L T NOMINEE TRUST NANTUCKET MA 02554 4231 0038 +NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0003 COMMERCIAL ST C/0 NE DEVELOPMENT NEWTON MA 02159 4231 0091 NANTUCKET ELECTRIC COMPANY PO BOX 470 0005 CANDLE ST WESTBOROUGH MA 01581 4231 0092 NANTUCKET ELECTRIC COMPANY PO BOX 470 0001 CANDLE ST WESTBOROUGH MA 01581 4231 0093 NANTUCKET ELECTRIC COMPANY PO BOX 470 0002 COMMERCIAL ST WESTBOROUGH MA 01581 4231 0094 SHERBURNE ASSOCIATES PO BOX 359 0002 COMMERCIAL S7 NANTUCKET MA 02554 4231 0230 *NANTUCKET ELECTRIC COMPANY 2 FAIRGROUNDS RD 0006 COMMERCIAL ST NANTUCKET MA 02554 4231 0231 *NANTUCKET ELECTRIC CO 2 FAIRGROUNDS RD 0004 COMMERCIAL ST NANTUCKET MA 02554 4231 0037 NANTUCKET ELECTRIC COMPANY PO BOX 470 0010 NEW WHALE S7 WESTBOROUGH MA 01581 4224 0011 NANTUCKET ELECTRIC CO PO BOX 470 0012 NEW WHALE ST WESTBOROUGH MA 01581 4224 0010 GATTO MARY CATHERINE 13 COMMERCIAL WHARF 0013 COMMERCIAL Wf NANTUCKET MA 02554 ' 4224 0009 ROULAND MILTON & ROBERTA 0015 DEER RUN RD 001 COMMERCIAL Wf NANTUCKET MA 02554 4224 0008 WALKER DAVID BROOKS 14 PLUMLEIGH DR 0000 NEW WHALE SI N DARTMOUTH MA 02747 4224 0007 WALKER DAVID 8 14 PLUMLEIGH DR 0017 COMMERCIAL W N DARMOUTH MA 02747 PAGE 2 nUAS750 g_5 NUMBER OF RECORDS = ~? 09/04/98 TOWN Of NANTUCKET PAGE 1 14 S5 33 OWNER'S MAILING ADDRESS LIST MUAS750 8 5 Map Block Lot Ouner's/Co-Ouner's Name Mailing Address/City State Zip Property Location ~~\`l~ 4232 0017 +DUNHAM DANIEL T & THOMAS E 14 UNION ST 0014 UNION ST NANTUCKET MA 02554 4232 0018 BACKUS HARRIET W PO BOX 266 0007 COFFIN ST C/0 ROBY OAVIO M LYME NH 03768 4232 0019 BACKUS HARRIET W & JAMES A PO BOX 266 0009 COFFIN ST C/0 ROBY DAVID H LYME NH 03768 4232 0073 EBERT MICHAEL & HARKLESS CATHE 12815 KANES RD 0016 UNION ST LONG GREEN VALLEY GLEN ARN MD 21507 4232 0074 BIGGS JUDITH A 0136 OLD WESTFORO RD 0018 UNION ST CHELMSFORD MA 01824 4232 0075 RUTTENBERG MARGARET B $ JOHN C 8 HOLLY ROAD 0020 UNION ST NEWTON MA 02168 4232 0076 *OTTAVIANO JOSEPH JR & MARY L 251 [HESWOLD LANE 0018 COFFIN ST HAVERfORD PA 19041 4232 0077 HALBERSTAM DAVID & JEAN 0027 W 67TH ST 0012 COFFIN ST NEW YORK NY 10023 4232 0079 NOYES ROBERT K & GRACE T 0010 COFFIN ST 0010 COFFIN ST NANTUCKET MA 02554 4232 0080 NOYES ROBERT K & GRACE T 0010 COFFIN ST 025R WASHINGTON ST NANTUCKET MA 02554 4232 0081 NOYES GRACE TUTTLE & ROBERT K 0010 COFFIN S7 0027 WASHINGTON ST NANTUCKET MA 02554 4232 00821 RAVANIKE REALTY GROUP 0030 BERKSHIRE RD 0033 WASHINGTON ST C/0 ZISSI BARBARA WINCHESTER MA 01890 4232 00822 MCMORROW RICHARD M & URSULA M PO BOX 731 0029 WASHINGTON ST NANTUCKET MA 02554 4232 00823 BARRETT PETER J & CLARA H 0010 MARTINS LN 0031 WASHINGTON ST HINGHAM MA 02043 4232 0141 PARKER JULIA W TRUSTEE 253 MEADOWBROOK ROAD 030R UNION ST JWP NANTUCKET NOMINEE TRUSTE WESTON MA 02193 4232 0178 FEIN SHERMAN E & MYRA N 224 LONGMEAOOW S7 033C WASHINGTON ST LONGMEADOW MA 01106 4232 0138 CLIFFORD CLARK M & MARGERY K 9421 ROCKVILLE PIKE 0022 UNION ST BETHESDA MD 20814 4232 0083 *NANTUCKET TOWN OF 0016 BROAD ST 0338 WASHINGTON ST NANTUCKET MA 02554 4232 0024 NANTUCKET TOWN OF 16 BROAD STREET 0035 WASHINGTON ST NANTUCKET MA 02554 6232 0021 PRESERVATION INSTITUTE NANTUCK PO BOX 115701 0008 COFFIN ST GAINESVILLE FL 32611-5701 4232 00211 MCCREADY RICHARD J ETAL TRUTS PO BOX 359 0006 COFFIN ST WINTHROP NANTUCKET NOM TRU ST NANTUCKET MA 02554 4232 0022 •NANTUCKET COMMERCIAL ST LLC ONE WELLS AVE 0024 WASHINGTON ST C/0 NEW ENGLAND DEVELOPMEN T NEWTON MA 02159 4232 0023 PARDI RICHARD J ~ ELIZABETH 0026 WASHINGTON ST 0026 WASHINGTON ST NANTUCKET MA 02554 4232 00231 MARIA MITCHELL ASSOCIATION 0002 VESTAL ST 0028 WASHINGTON Si NANTUCKET MA 02554 4232 00232 ZISSI VANGEL R & BARBARA J TR 30 BERKSHIRE RD 030A WASHINGTON ST C & J REALTY TRUST WINCHESTER MA 01890 4232 00233 BARRETT PETER J & CLARA H 0010 MARTINS LN 0308 WASHINGTON ST HINGHAM MA 02043