HomeMy WebLinkAbout035-14 8 Flint RoadTOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
APPLICATION
Fee: $300.00
MAY 1 3 2014
BY:: $i - --
?_ `r R ,
File No. 5- 1
'I e- 1','1 : i;
Owner's name(s): Kenneth C. Coffin, Inc.
Mailing address: PO Box 90, Siasconset, MA 02564
Phone Number: E -Mail:
Applicant's name(s): Christopher B. Lewis
Mailing Address: PO Box 2126, Nantucket, MA 02584
Phone Number: 508- 325 -1610 E -Mail: ackfcb @gmail.com
Locus Address: 8 Flint Road Assessor's Map /Parcel: 69 -339
Land Court Plan /Plan Book & Page /Plan File No.: Lot 200, Land Court Plan 26984 -8
Deed Reference /Certificate of Title: 11346 Zoning District. RC -2 (by virtue zoning freeze)
Uses on Lot- Commercial: None_ Yes (describe) 1 proposed
Residential: Number of dwellings 1 proposed Duplex Apartments
Date of Structure(s): all pre -date 7/72 _ of
Building Permit Numbers:
Previous Zoning Board Application Numbers: ZBA 050 -84; Planning Board 4-84
2 Fairgrounds Road Nantucket Massachusetts 02554
508- 228 -7215 telephone 508- 228 -7298 facsimile
State below or attach a separate addendum of specific special permits or variance relief applying for:
See attached addendum
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: Owner*
SIGNATURE" �S Anglican_ t /A{tomey /Agent*
*If an Agent is xepz senting the Owner k the Applicant, pleAsse provide a signed proof of agency.
OFFICE USE ONLY
Application received on.—/—/— By: Complete:_ Need Copies:_
Filed with Town Clerk:–/–/– Planning Boaxd:JJ_ Building Dept:JJ_ By:_
Fee deposited with Town Treasurer._/_ /_ By:_ Waiver requested:_
Granted:—/—/— Heating 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Continued to:_ /_/_ Withdrawn:_ /_/_ Decision Due By:_ /_/_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_/_/_
Fairgrounds Road Nantucket Massachusetts 02554
508- 228 -7215 telephone 508- 228 -7298 facsimile
ADDENDUM
Applicant is requesting Special Permit relief to the extent necessary to build a
commercial structure with second story dwelling unit upon the Premises, substantially in
accordance with the proposed plan submitted herewith. The Premises has the benefit of a
zoning freeze until 2017, and is subject to the RC -2 zoning regulations in effect upon
October 12, 2007. Special permit relief is as requested, under the following sections of
the 2007 zoning code as follows:
Pursuant to Section139 -9 for storage and warehousing, including properly screened open
storage of goods and materials; for light manufacturing; and for fabrication of component
parts for off -site construction and use;
Pursuant to Section 139 -18, 139 -19 and 139 -20, to waive strict compliance with parking
and aisle width requirements, to waive certain screening regulations, including screening
for loading zones within 30' of a residential area, and to waive strict compliance with the
dimensional requirements for off - street loading zones.
The Applicant intends to construct a commercial building with a garage workshop and
office space on the first floor, and a two- bedroom dwelling unit on the second floor. Four
parking spaces are required, and four are proposed in a stacked configuration. A loading
zone is also proposed. The lot is located at the dead end of Flint Road, and portions of
the lot along the north and west sides consist of a very high, thickly vegetated
embankment. The embankment makes it difficult to site fully compliant parking spaces,
aisle widths, and loading zones. Natural screening is provided by the embankment, and
there is immediately adjacent to the locus a wide roadway turning "T ", which will
facilitate vehicular passage to the Premises.
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NOTES
PARKING
N
1.
OMER: KENNEY4 C, COFFIN, INC.
PROPOSED
2 SPACES
2,
DEED REF: CERT /11346
1.4 SPACES or I SPACE
3.
PLAN REF: LCO /26964 -6 (LOT 20D)
I SPACE
TOTAL SPACES:
W
E
4.
LOWS DOES NOT FALL MPH N A SPECIAL FLOCS
SCALE
"'Pow
n4q'�z
HAZARD ZONE AS SHONM ON FEMA FLOOD INSURANCE
.l0 40 60
RATE MAP COMMUNITY PANEL N. 250230- DD09 -D
�
dated 07/02/92.
m
5.
LOT SUBJECT TO ZONING SEE
IIME OF OVAL
y
doted
LCC 2'26984 -8 anE SUFIDINSION APPROVAL EOIeE NOV.
IV
16, 2010.
6.
TOPOGRAPHICAL INFORMArPON TAKEN MOM 'GRADING
V
PI-AN' doted ALY 14, 2DDB prepared by MEUER k
ASSOCATES.
5,
ZONE: RC -2
RFQUIREQ PROPOSED
LOT AREA: 5.000 e.0 5,4703 Sf.
FRONTAGE: 40' 45.05'
FRONT YARD: 10 SOY
SIDE /REAR YARD: 5' 16.0'/6.5'
GROUND COVER: 505 0'.) 225
OPEN AREA: 205(.) 415
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PARKING
SUMMARY:
2 BDRM APARTMENT:
REQUIRED
I SPACE Pr BEDROOM
PROPOSED
2 SPACES
288 s. J. OFFICE SPACE:
1 SPACE per 200 s.f.
1.4 SPACES or I SPACE
880 s.f. SHOP SPACE:
1 SPACE per 900 s.L
I SPACE
TOTAL SPACES:
4 SPACES
4 SPACES
up
PLAN
SCALE
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e d n 20
.l0 40 60
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2 Q � vD dM g pROp .
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r6. p' 8806FT
ASAP
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PROPOSED SITE PLAN
1
IN NANTUCKET. MASSASHUSETTS
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CHRISTOPHER B. LEWES
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PROPOSED SITE PLAN
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IN NANTUCKET. MASSASHUSETTS
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PROPOSED SITE PLAN
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IN NANTUCKET. MASSASHUSETTS
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property Information
property In
6910
Location
ARROWHEAD DR
Owner
KENNETH C COFFIN INC
MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
The Town makes no clams and no warrantes
: it red ssi or implied concerning the validity or
1.o ache GIS data prevented on this map.
Parcels fical tl Deoamher, 2013
BOARD OF APPEALS,_
NANTUCKET, MASSACHUSETTS:- - 0254. "
Date: June 23, 2014,— 1
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the followin -
W
Application No: 035 -14
Current Owner /Applicant: KENNETH C. COFFIN, INC., as Owner, and
CHRISTOPHER B. LEWIS, as Applicant/Contract
Purchaser
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.
Eleanor W. Antonietti,
Zoning Administrator
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 - 325 -7587.
NANTUCKET ZONING BOARD OF APPEALS
Two Fairgrounds Road
Nantucket, Massachusetts 02554
Assessors Map 69, Parcel 339
8 Flint Road
Commercial Industrial (Cl)*
( *Zoning Freeze for RC -2 District until October 15, 2017)
DECISION:
Certificate of Title No. 11346
Land Court Plan No. 26984 -8
Lot 200
1. At a public hearing of the Nantucket Zoning Board of Appeals (Board) on
Thursday, June 12, 2014, at 1:00 p.m., at 4 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following decision on the application of KENNETH C. COFFIN, INC. as
Owner, and CHRISTOPHER B. LEWIS, as Applicant and Contract Purchaser, PO Box 2126,
Nantucket, Massachusetts 02584, File No. 035 -14.
2. The applicant is requesting relief by Special Permit to the extent necessary to
build a commercial structure with second story dwelling unit upon the Premises, substantially in
accordance with the proposed plan submitted for review with the application, pursuant to
Nantucket Zoning By -Law Sections 139 -30 and 139 -7A, for storage and warehousing, including
properly screened open storage of goods and materials, for light manufacturing, and for
fabrication of component parts for off -site construction and use. To the extent required, Special
Permit relief under Sections 139 -18, 139 -19 and 139 -20 of the by -law is also requested to waive
strict compliance with parking and aisle width requirements, to waive certain screening
regulations, and to waive strict compliance with the dimensional requirements for off - street
loading zones. The property, situated at 8 Flint Road, is a 5,470 square foot vacant lot located
within the Coffin Subdivision off Arrowhead Drive, and is shown on Nantucket Tax Assessor's
Map 69 as Parcel 339, and as Lot 200 on Land Court Plan No. 26984 -8. Evidence of owner's
title is recorded on Certificate of Title No. 11346 on file with the Nantucket County Registry
District of the Land Court. Locus lies within an area currently zoned Commercial Industrial (CI);
however, the locus and the lots created by the Coffin Subdivision are subject to a "zoning freeze"
under the RC -2 Zoning District which expires on October 15, 2017.*
[ *The Zoning Use Chart under Section 139 -7A, as amended, provides that interior or exterior
storage or warehousing is a permitted use in the Cl Zoning District but requires a special permit
for such use in the RC -2 Zoning District.]
3. Our decision is based upon the application and accompanying materials, and
representations and testimony received at our public hearing. There was no Planning Board
recommendation on the basis that no matters of planning concern were presented. There was no
opposition, written or oral, to the application.
4. The applicant was represented by Attorney Marianne Hanley at the hearing. The
applicant, under contract to purchase the premises from Kenneth C. Coffin, Inc., proposes to
construct a 1,168 square foot workshop /garage, with ancillary office space and a second story
two bedroom apartment. The applicant submitted a proposed site plan showing the planned
improvements. The lot, located adjacent to a turning "T" at the end of a dead end road in an
industrial area, is bordered on its northerly and westerly boundary lines by steep walls of
vegetation. These walls, remnants of a gravel pit formerly located on the property, present
topographical issues uncommon to the majority of the other lots within the subdivision. There is
a small outdoor storage area on the lot, and the 20% open space requirement will be met. There
are four parking spaces provided, and an off - street loading zone. Although the configurations of
and access to the parking and loading zone are slightly different than those required under the
by -law, adequate access, parking and off - street loading facilities have been provided for the
proposed uses upon the premises.
5. The Board recognized that the intention of the developer of the Coffin
Subdivision was to sell lots within the subdivision for commercial and industrial uses and, in
fact, other lots in the Coffin Subdivision had been previously conveyed to persons and
businesses for commercial and industrial uses. Therefore, the Board found that applicant's
proposed use of the locus was in harmony with the general purpose and intent for commercial
and industrial uses of lots within the Coffin Subdivision. The Board determined that granting the
special permit relief to the extent required, and the plan provided, shall be approved.
6. Accordingly, by UNANIMOUS vote of the sitting Board, the Zoning Board of
Appeals grants the Special Permit and finds that the improvements upon the premises for the
proposed uses are in harmony with the general purpose and intent of the by -law, would promote
and be consistent with the scenic integrity of this commercial area, and would not be contrary to
sound traffic or parking and safety considerations. More specifically, the Board finds that the
requested waivers meet the requisite criteria for granting of Special Permits pursuant to the
following sections of the Nantucket Zoning Bylaw:
■ 139 -30.A Special permits
The Zoning Board of Appeals is the special permit granting authority in
this instance and may impose conditions, safeguards, and limitations
intended to ensure that the use or structure is in harmony with the general
purpose and intent of this chapter.
■ 139 -7.A Use Chart
Contractor shop, Light manufacturing, Interior or exterior storage or
warehousing are all uses allowed through granting of a special permit.
• 139 -18.A Off street parking requirements
A waiver is granted to allow a stacked or tandem parking configuration
as well as relief from the aisle width requirement. Relief from the
requirements of Sections 139- 18.A(4) &(5) may be granted pursuant to
139 - 18.1)(1) which states, "[ ... ] (b)That full compliance is physically
impossible for the applicant to provide, or, if physically possible, would
have a significant adverse effect upon the scenic or historic integrity of
the neighborhood; and (c) The granting of relief would not be contrary to
sound traffic, parking, or safety considerations;[...] ".
• 139 -19 Screening of parking areas, driveways, off - street loading
facilities
Relief from full compliance with the screening requirements may be
granted pursuant to 139 -19.G which states, "[ ... ] (b)That full compliance
is physically impossible for the applicant to provide, or, if physically
possible, would have a significant adverse effect upon the scenic or
historic integrity of the neighborhood; and (c) The granting of relief
would not be contrary to sound traffic, parking, or safety considerations."
■ 139 -20.A Off - street loading facilities
As amended by Article 62, unanimously passed at the 2014 Annual Town Meeting:
Off street loading facilities are not required in any district, except as may
be determined by the special permit granting authority during review of a
use permit. The special permit granting authority shall determine the size
and location of any required off - street loading facilities.
The Special Permit relief, as specified above, is subject to the following conditions:
a. The proposed commercial building, parking, loading zone, and open
space shall be in substantial compliance with the plan entitled
"Proposed Site Plan in Nantucket, Massachusetts ", prepared by
Bracken Engineering, Inc., dated May 12, 2014, a reduced copy of
which is attached hereto and marked as "Exhibit A."
b. Vegetative screening shall be installed along the southerly lot line,
commencing at a point four (4) feet from the boundary line at the
front of the lot adjacent to Flint Road, and continuing along the
southerly lot line to a point sixteen (16) feet from the rear lot line.
SIGNATURE PAGE TO FOLLOW
Assessors Map 69, Parcel 339
8 Flint Road
Commercial Industrial (CI)*
( *Zoning Freeze for RC -2 District until October 15, 2017)
Dated: SIV V k 7-2>_,2014
Nantucket, ss
Certificate of Title No. 11346
Land Court Plan No. 26984 -8
Lot 200
Kerim Koseat
kjeott 1 hayer
COMMONWEALTH OF MASSACHUSETTS
On the 7,2>YCL_ day of GU Ylj-- , 2014, before me, the undersigned notary public
personally appeared V 9 V i A/► V= b V.CA+e4 C_ , one of the above -named
members of the Zoning Board of Appeals of Nantucket, Massachusetts, personally known to me
to be the person whose name is signed on the preceding document, and acknowledged that he
signed the foregoing instrument voluntarily for the purposes therein expressed.
Notary Public: lt� LYNELL D. VOLLANS
Notary Public
My Commission Expires: Commonwealth of Massachusetts
My Commission Expires
December 28, 2018
NOTES:
ZONE: RC -2
REQUIRED PROPOSED L
1. OWNER: KENNETH C. COFFIN, INC.
5,000 s.f. 5,470± s.f.
2. DEED REF: CERT #11346
40' 45.05'
3. PLAN REF: LCC #26984 -8 (LOT 200)
10' 50'±
4. LOCUS DOES NOT FALL WITHIN A SPECIAL FLOOD
w E
HAZARD ZONE AS SHOWN ON FEMA FLOOD INSURANCE
50% (Max) 22%
RATE MAP COMMUNITY PANEL No. 250230- 0009 —D
20% (Wnd) 41%
dated 07/02/92.
PARKING SUMMARY:
5. LOT SUBJECT TO ZONING AT TIME OF CREATION. SEE
a
LCC #26984 -8 and SUBDIVISION APPROVAL dated NOV.
N
16, 2010.
1 SPACE per 200 s.f. 1.4 SPACES or 1 SPACE
880 s.f. SHOP SPACE:
V
6. TOPOGRAPHICAL INFORMATION TAKEN FROM "GRADING
4 SPACES 4 SPACES
PLAN" dated JULY 14, 2008 prepared by WELLER &
ASSOCIATES.
S
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49 HERRING POND ROAD 19 OLD SOUTH ROAD
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554
(tel) 508.833.0070 (tel) 508.325.0044
(fax) 508.833.2282 www.brackenong.com
PROPOSED SITE PLAN
IN NANTUCKET, MASSASHUSETTS
Prepared for:
CHRISTOPHER B. LEWIS
FLINT ROAD (off ARROWHEAD DRIVE)
MAP 69 PARCEL 10 (portion of)
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ALAN M.
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No. 37732
AFGfSTEREp
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PLAN SCALE
0 4 8 12 ?6 20 30 40 60
1 inch = 20 feet
Date: Drawn: Checketl: Job:
MAY 12, 2014 RMM /DLH DFB /AMG 0000 -000
I`E � EI 12) 1 I h r
ZONE: RC -2
REQUIRED PROPOSED L
LOT AREA:
5,000 s.f. 5,470± s.f.
FRONTAGE:
40' 45.05'
FRONT YARD:
10' 50'±
SIDE /REAR YARD:
5' 16.0'/6.5'
GROUND COVER:
50% (Max) 22%
OPEN AREA:
20% (Wnd) 41%
PARKING SUMMARY:
REQUIRED PROPOSED
2 BDRM APARTMENT:
1 SPACE per BEDROOM 2 SPACES
288 s.f. OFFICE SPACE:
1 SPACE per 200 s.f. 1.4 SPACES or 1 SPACE
880 s.f. SHOP SPACE:
1 SPACE per 900 s.f. 1 SPACE
TOTAL SPACES:
4 SPACES 4 SPACES
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49 HERRING POND ROAD 19 OLD SOUTH ROAD
BUZZARDS BAY, MA 02532 NANTUCKET, MA 02554
(tel) 508.833.0070 (tel) 508.325.0044
(fax) 508.833.2282 www.brackenong.com
PROPOSED SITE PLAN
IN NANTUCKET, MASSASHUSETTS
Prepared for:
CHRISTOPHER B. LEWIS
FLINT ROAD (off ARROWHEAD DRIVE)
MAP 69 PARCEL 10 (portion of)
t
SH OF Mqs
s"`'s�
ALAN M.
XID w
No. 37732
AFGfSTEREp
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ow!
46 �
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—4Q
3B
PLAN SCALE
0 4 8 12 ?6 20 30 40 60
1 inch = 20 feet
Date: Drawn: Checketl: Job:
MAY 12, 2014 RMM /DLH DFB /AMG 0000 -000
I`E � EI 12) 1 I h r