HomeMy WebLinkAbout031-11 D. Eric McKechnie~" 2nUC r~
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TOWN OF NANTUCKET
BOARD OF APPEALS f
NANTUCKET, MASSACHUSETTS 0~~54
N
Date: August 12, 2011 -~
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
Owner/Applicant:
031-11
D. ERIC MCKECHNIE
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.
Edward S. Toole, 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
Assessor's Map 4231, Parcel 130.1
Book 602, Page 22 Plan 39-A
Commercial Downtown (CDT) 6 South Water Street
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, July
14, 2011, at 1:00 P.M., in the Public Safety Facility Community Room, 4 Fairgrounds Road,
Nantucket, Massachusetts, the Board made the following decision on the application of D. ERIC
McKECHNIE, C/O READE, GULLICKSEN, HANLEY & GIFFORD, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 031-11:
2. Applicant requests Special Permit relief pursuant to Nantucket Zoning Bylaw
Section 139-18 (parking) and Section 139-17.C.(5) (height limitations) in order to waive parking
required to construct an apartment above an existing first floor commercial structure, being one
of two condominium units located upon a lot non-conforming as to lot area and ground cover and
to allow the height of said structure to exceed the thirty (30) foot height limitation in the
Commercial Downtown zoning district. Said lot has approximately 3,319 square feet in a zoning
district that requires a minimum lot size of 3,750 square feet. To the extent necessary, the
Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-
33 (alteration of preexisting nonconforming structures) to complete such construction. The
Locus is situated at 6 South Water Street, is shown on Nantucket Tax Assessor's Map 42.3.1 as
Parcel 130.1, is shown on Plan File No. 39-A, and title is recorded at the Nantucket County
Registry of Deeds in Book 602, Page 22. The property is zoned Commercial Downtown.
3. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing from Applicant's attorney and
architect. The Planning Board found the matter not to be of planning concern. There was no
written opposition to Applicant's request, nor was any opposition presented at the public hearing.
4. Applicant wishes to add a two bedroom apartment above his existing single-story
commercial retail shop. In the course of construction, a crawl space will be placed beneath the
existing building. Since the Locus is within the busy downtown area, Applicant has agreed to
limit exterior work on the project to the off-season. The structure is one of two condominium
units existing upon apre-existing lot bounded by four streets, which is nonconforming as to lot
area, and contains structures non-conforming as to ground cover. Similar to most lots in the
downtown area, there is no parking on site, and none can be provided. There is on-street parking
immediately adjacent to the Locus. The existing structure has been in its current location and
configuration since at least the late 1800's. As is common with other structures in this historic
area, a small portion of the front of the structure and a step in front of each of the front doors
encroach onto a portion of the sidewalk. The structure is narrow in depth. Applicant's architect
explained to the Board that in order to meet building code requirements for residential ceiling
heights, yet still maintain the narrow depth of the building in order to satisfy Historic District
Commission ("HDC") concerns, the height of the structure as renovated will exceed 30 feet, but
will not exceed 32 feet. There are several other buildings in the immediate area where building
heights are well in excess of 32 feet.
5. The Board notes that Applicant's request meets one of the goals of the town's
master plan, in that it provides additional residential housing in the Commercial Downtown
District. The Board finds that parking is physically impossible to provide upon the Locus, and
that the granting of a special permit for parking relief is in harmony with the general purpose and
intent of the zoning by-law. The Board further finds that the proposed height of the renovated
structure is necessary and desirable in that it preserves the existing depth of this older structure, is
complementary and appropriate to the scale of the adjoining streetscape, and is not substantially
more detrimental to any adjoining properties, as the proposed structure will not substantially cast
shadows, nor result in loss of privacy, air circulation, sunlight, access, nor cause crowding. The
Board also finds that the proposed alteration of the nonconforming structure in accordance with
the HDC approved plans will not be substantially more detrimental to the neighborhood than the
existing nonconformities upon the lot.
6. By UNANIMOUS vote, the Board votes to grant the Special Permit relief as
requested, pursuant to §139-17.C(5) to exceed height limitation, §139-18 to waive any additional
parking requirements, and § 139-33 to the extent necessary to alter apre-existing nonconforming
structure on a nonconforming lot, to allow the proposed work.
7. The relief granted is subject to the following conditions:
a. The work shall be completed substantially in accordance with HDC approved
plans.
b. The height of the structure as renovated shall not exceed 32 feet.
c. There shall be no exterior construction during May 15t" and October 15t" of any
calendar year.
SIGNATURE PAGE TO FOLLOW
san McCarth
Kerim Koseatac
COMMONWEALTH OF MASSACHUSETTS
Nantucket, ss
On this ~~ da o ~ ~~' , 2011, before me, the undersigned notary public, personally
appeared ~w~ JYr ,proved to _. rtle_through__~atisfactory evidence of
identification, which were ,/ o ersonally known to mew be the person
whose name is signed on the preceding or attached oc~ument, an~c ac~edged to me that
h /she signed it voluntarily for its stated purpose.
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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APPLICATION
Fee: $300.00
File No. b ~/. II
Owner's name(s): D. Eric McKechnie
Mailing address: c/o Reade, Gullicksen. Hanley & Gifford, LLP PO Box 2669, Nantucket, MA 02584
Phone Number: (508)228-3128
Applicant's name(s): D. Eric McKechnie
E-Mail: mh@readelaw.com
Mailing Address: same
Phone Number: same E-Mail: same
Locus Address: 6 South Water Street
Assessor's Map/Parcel: 42.3.1-130.1
Land Court Plan/Plan Book & Page/Plan File No.: 39-A
Deed Reference/Certificate of Ticle: Bk 602. Page 22
Zoning District CDT
Yes (describe) 2 retail stores
Duplex _ Apartments 1 existing: 1 proposed
Uses on Lot- Commercial: None
Residential: Number of dwellings
Date of Structure(s): all pre-date 7/72 X or
Building Permit Numbers:
Previous Zoning Board Application Numbers:
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
1
State below or attach a separate addendum of specific special permits or variance relief applying for:
Applicant intends to construct an apartment above an existing first floor commercial structure, being
one of two condominium units located upon a lot non-conforming as to lot area. Applicant
requests a special permit pursuant to ~133-18 of the by-law to waive any parking required as a result
of such construction. No parking is currencly provided on-site, and none is proposed. Applicant
further requests, to the extent necessary, special permit relief under the provisions of ~139-33 of the
by-law to complete such construction.
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.
SIGNATURE?~ hie ~{&ttJ-u2- Owner'
SIGNATURE: : AJL,~M / ~:il,~y/Agent*
*If an Attorney or other 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:~ _/ _ Withdrawn:_/ ~ _ Decision Due By:_/ ~ _
Made:~ _/ _ Filed w/Town Clerk:~ _/_ Mailed:~ _/ _
2 Fairgrounds Road Nantucket Massachusetts 02554
508-228-7215 telephone 508-228-7298 facsimile
I ~/20/2011 16:29 FAX 5082~85630
READE GULLICKSE
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Town of Nantucket
RECEIVED
BOARD OF ASSESSORS
APR 2 0 2011
Zonin~ Board of Aoneals
TOWN OF
NAN'nJCKET. MA
UST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNERl?... .t;t:~~~.. .m ~&:.~f./j. ~.~. . ;"...... ..... . ..... . ..
c/o Reade, Gullicksen, Hanley & Gifford, LLP
MAILING ADDRESS...~. .X9.~:9Sl :,~. .~~Y.r.. ~~~~.'!-~~~~.r...~... .~~.~.~.t....
PROPERlY LOCATION.... .....t? ..~~ .~~.............
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ASSESSOR lv1AP/PARCEL.....,.. ..-:t./(. i-(................ :....... ....................,
SUBMITTED BY. .~~~~.~.~. .~':l1~~~.~.~~~1. ..~~n~~J..~. .C;;.~~~?~~... .......
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons whQ 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 3.00 feet of the
pl'Operty 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).
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Easy Peel Labels
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NIR Retail II, LLC
c/o New England Dev.
One Wells Ave
Newton, MA 02459
Thomas N. Katsapetes, Tr
Thomas N. Trust
P.O. Box 998
Middleton, MA 01949-2998
Town of Nantucket
16 Broad Street
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Six Old North Wharf, LLC
2483 Sea Island Yacht Club Rd
Rockville, SC 29487
Nantucket Atheneum Library
3 India St
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Deborah K. & William Lothian, Trs
Ten Easy Street Nominee Trust
P.O. Box 877
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Patience E. Killen, Trst
P.O. Box 1166
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David Masters, Jr. & Cielo
7 India St
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EMRE Corp
c/o Fog Island Cafe
P.O. Box 662
Bellevue, ID 83313
Andrew M. Willauer, etux
880 Sport Hill Rd
Easton, CT 06612
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Downeyflake, Inc.
P.O. Box 1444
Nantucket, MA 02554
Nantucket Dreamland Foundation
1270 Soldiers Field Rd
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Peter K. & Annette M. Hurd
251 Main St
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Darcy Creech
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Nantucket Atheneum Library
P.O. Box 808
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John F. Gifford, Tr
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86 Colbourne Ct.
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Robert W. Stark, Jr.
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Richard L. Buechel etal Trsts
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Pacific Club Inc.
P.O. Box 1227
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Lucille A. Jordon
P.O. Box 776
Nantucket, MA 02554
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Sens de chargement jJ / I~ ':xl- 1'/3 ;-
John A. Keane
& Carolin Montgomery
4 W Creek Rd
Nantucket, MA 02554
Deborah K. Lothian
P.1. Box 1166
Nantucket, MA 02554
Virginia F. Andrews
P.O. Box 1182
Nantucket, MA 02554
Lee H. Dunn & Tharon Sapp
P.O. Box 1846
Nantucket, MA 02554
NIR Retail LLC
New England Development
One Wells Ave
Newton, MA 02459
County of Nantucket
16 Broad St
Nantucket, MA 02554
John F. Gifford, Tr
86 Colbourne Cresant
Brookline, MA 02445
US Post Office
7 Federal St
Nantucket, MA 02554
Pearl Street Realty LLC
c/o Waine
P.O. Box 658
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St. Mary's Roman Catholic Church
6 Orange St
Nantucket, MA 02554
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Michael Scott Realty Corp.
Box 538
Nantucket, MA 02554
Nantucket Historical Assn
P.O. Box 1016
Nantucket, MA 02554
13 Center Street LLC
19 Center St
Nantucket, MA 02554
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R. L. Fashions of Massachusetts, LLC
c/o Lease Adm
9 Polito Avenue
Lindhurst, NJ 07071
Bell Atlantic/NE Telephone
Property Tax Dept-RM 3138
P.O. Box 152206
Irving, TX 75015-2206
Ann R. Teasdale
P.O. Box 157
Nantucket, MA 02554
Elizabeth P. Frazier
19 Center St
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Todd W. Winship, etal
P.O. Box 1264
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Marlin Capital Corp Trustee
c/o The Maury People
35 Main Street
Nantucket, MA 02554
Valentine Hussey Block LLC
P.O. Box 1135
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Union Lodge F. & A. Masons
P.O. Box 697
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Kevin F. Dale, Trustee
c/o Robert Young
77 Pol pis Rd
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Philip A. & Ruth E. Osley
12 Broad St
Nantucket, MA 02554
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c/o Bruce Delaney
P.O. Box 14425
Gainesville, FL 32604
Allan D. & Bonita L. Bell
P.O. Box 1056
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Albert E. & Judith A. Minucci
P.O. Box 194
Barnstable, MA 02630
Ralph L. Murray, Trustee
c/o Murrays Beverage Store
P.O. Box 1882
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Francis X. Farrell
4 Westmoor Lane
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Brewster Equities, LLC
c/o Robert L. Champion, Jr.
202 Beacon Street
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J. Arno Inc.
33A N Main St
Cranbury, NJ 08512
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Islander Realty Trust
P.O. Box 40064
St. Petersburg, FL 33743
9 Petticoat Row LLC
19 Center Street
Nantucket, MA 02554
Albert E. & Judith Minucci, Tr
Minucci Nominee Trust
P.O. Box 194
. .Barnstable,MA.Q2630
7 Petticoat Row LLC
19 Center Street
Nantucket, MA 02554
Joseph V. Arno Trst etal
c/o Ken Gullicksen
P.O. Box 2669
Nantucket, MA 02554
Lawrence M. & Michelle B. Maury
8787 Bay Colony Dr., Ste 904
Naples, FL 34108
Prisilla Mleczko, Tr
Together Realty Trust
3 Hinckley Lane
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Islack Corp. Trustee
So Water Assoc. Realty Tr
60 Wells Av Suite 100
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Ann R. Teasdale
P.O. Box 157
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John West & Kathleen Henry
Post Office Box 966
Nantucket, MA 02554
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