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HomeMy WebLinkAbout057-14 14 East StreetRECEIVE.iJ> RVx 29 ff1 j C �EP 1 8 2014 TOWN OF NANTUCKET -T GV"; ,$'Y! -s L`z BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $450.00 File No:S?.-/ Owner's name(s) Deborah Killen Lothian Tr. , Lobster Pot Nominee Trust, U/D /T dated 10/17/94, Document 66213 Mailing address: c/o Cohen & Cohen Law PC Phone Number:-508-228-0337 E- Mail:_ Steven e,CohenLe ag I.net Applicant's name(s): Jonathan Raith (or nominee) Mailing Address: Post Office Box 786, Nantucket, MA 02554 Phone Number: 508- 228 -0337 E- Mail:_ Steven @CohenLe a� l.net Locus Address: 14 East Street Deed: COT16514 Assessor's Map/Parcel: 42.3.1 -13 Zoning District: CDT LC Plan: Lot B1 on LC Plan 7301 -C, Lot A on LC Plan 7301 -B and a 3rd parcel described in COT 1189 and shown on LC Plan 7301 -B Uses on Lot - Commercial: See attached Residential: See attached Date of Structure(s): 1930 with 1960's additions. Building Permit Numbers: 10477 -93 (shin) 12677 -95 (repairs), 13727 -96 new windows), and 149 -12 (shingle). Previous Zoning Board Application Numbers: None 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 325 -4150 telephone 508 - 228 -7298 facsimile Relief annlied for: Except as provided herein, the locus, 14 Easy Street, is a dimensionally conforming lot of 4522 + /- SF in the Commercial Downtown (CDT) Zoning District. The locus contains a two story structure of approximately 2,032 + /- SF, which is a 44.9% Ground Cover Ratio where 75% is allowed in the District. The rear of the structure is as close as 4.4 +/- feet to the rear lot line, where a 5' setback is required. However, this nonconformity pre -dates the adoption of the Nantucket Zoning Bylaw. The locus also contains a slight encroachment of the shed from the abutting property to the north, which is over the property line. Applicant proposes to demolish the rear portion of the structure and to rebuild it in substantially the same place, but to eliminate the rear setback encroachment, and to also make other changes to the structure in portions that are not in the setback. Pursuant to 139- 33A(1)(c), this change does not need relief, as it will render the structure compliant with all dimensional requirements. The roof peak of the structure is 30.0 + /- feet, compliant with the bylaw. The alterations may require the applicant to increase the height of the structure to meet flood zone requirements or otherwise. Pursuant to 139- 17(c)(5) Applicant seeks Special Permit relief to exceed the Maximum height otherwise allowed, likely to about 35 feet. Prior to zoning, the structure was previously used as a commercial facility on the ground level and had four apartments on the second floor. Currently the first floor houses an antiques shop and a home goods /closing shop. For many years that second floor been used for mixed use residential and commercial purposes. The second floor is used for a law office, administrative offices for the Town of Nantucket (CPC), a therapist/counselor, and one residential apartment. No assertion of grandfathering is made for the four apartments, although Applicant notes that they would be allowed by right under 139 -2 (see definition of Apartment). To the extent necessary, and Applicant asserts that it is not, Applicant seeks relief under 139 -33 to alter the use of a preexisting nonconforming structure in manner that would have up to three commercial spaces on the first floor and grounds of the locus and two apartments on the second floor. The locus currently has an unscreened and non - dimensionally compliant driveway and parking area in the front, which requires backing onto Easy Street (a busy road at one of the busiest portions of the steam -ship and truck route). The Applicant considers it potentially dangerous and adverse to traffic and safety considerations and plans to eliminate it. Although the structure may benefit from substantial grandfathering on this issue, the recent elimination of the parking requirement for commercial uses and apartments in the CDT district under 139 -18 and the elimination of the loading zone in 139 -20 renders this analysis moot. The Locus has substantial brick sidewalks, patio, and parking, such that it may not meet the 20% open space requirement of 139- 16(E). There is about 736 + /1 SF of open space, which is about 16.26 %. With a 452 + /- credit allowed for the brick, the open space would be about 26.27 %. This brick work pre -dates that zoning by -law and is grandfathered. Applicant proposes to alter this brickwork and to add more. To the extent necessary that the application requires relief under 139- 316(E) or 139- 33(A), applicant seeks such Special Permit relief. I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalti of perjury. SIGNATURE: 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 - 325 -4150 telephone 508- 228 -7298 facsimile 2.4.2'52.4 kT sa r P v 42.42r,54�1 #�s =r1 42.4.202,. � ; , �, = ,'� ;� � ' 42 4 G 1i� ,*•�; � +'"���� ''ry-- +'42.4 2 14 24264 4 4.2 1,03 &atAgyf' 42321D� �11�►\ 42.4�2,�1` 03'� _424S2f59 . i • * ��� � ,, �"�z t ��� A 9 y� , � � �` 'ti'' �'�1 a2T4T2'�87� a2!4.z 89 '� � 42 4 2 tz ',, r �� ti • '• T. 1 ;'2 tot f� . 424 P GD �.2 95 421'4 2,97 �.- t42 42;92+ 14 26 - 42.4 1 ,y 42 4 2 90 42 4 2 76 42;4 ..2 74s s 42 4 2 65 Yf x 1 yl r` � �_�* 4 2 18 424-2,73 r2 71 r 42`4.2.7 ' j to ?42 4 2 30 '" r � t 2!4 +2 23 (.,„ - 4242 42 424.227�� �r' 424220 A 42 483' 31 cam}, S�42.3 260 b +2t41 1i "42W 42 3 1 8` l� OF • • 42f3.1 257 t' 'c6 42.3.1 7 y 1 � •4 y1 6 _�-_ � _ ��"- - 42.3.1`9:2, 42.3.1 a 2 1,. 42:3.1 262 ,w'✓ a" r r 42 3.1 i�'j ­j 1 9r3 42 3�1r10.3 § 42 3r1�72. 42:3 1 9 1. - a• ' 42 3:1 17 ©'42! ]251 t :riy 9 42 3 1 �76r.. 42 0'1.78 42 3.1.28 �?t 3 42.31yy68 42 3 169 ,42 3 1 71 42.3.1 74 ' �' 42 .1p27 ` e "0. 42.31 fi8.1 +' 42 3 1 "7U 42.3 1 126 .12 3 1 73 2:3:1 24 (i s 42 i.1 81 y a .w;a• 6. t�s 4�3�1 127 r`- 4231 130 r 4231.80' 423Fi••31 8 42:3.1 8b i4 42 3 1 122 2 tr ,y - r M• t , �, t, 1442 3 1+ 79, � r � "5423 1 T•139 "' , f ^ J,} , .r+ '�� �' �42.3!1 123 =, r r' "i y►' i }� `t 42 3:1270 * r4 3 1 136. 0 42 3 1;+175 BFI � •, r k ^ a-r � _� 4 3 1,129" .,«��t T•..° u- t.'.`�".r�rr- �,,'sg4.sm�,�„�, � : \ _. �' � 423 -1135 ,�y�a+"..,^ ��0*��' to ..� 42 3tit 11286 f 2 3�1 • 42 3 1:134 L ,7" 4 178 1 1641-, 42 f t 1�8 }� 42.3L7 174 42.3 1 133 r ^ �., ,,.•i 1 - +�� �. 42�3h 17.2 '�'� '`it' ,`42.31 87 � ��k {. . •,+� 42A1.165' �k, e 1 42.3.1 20 sr 742 3 1 1x73• 142 3 1 212 r + I 14Uµ '+ 2(3`1201_.s, 423112U5` x / i r s i•, ZA /•: t , . f't 423 •i 184' a 5� 42.3 t 42:3 1p202 .! s42 VIA, 9 7 • POEM'. ri rri ��1' y i i I 42 +3.1 182 x 5f ,42.2.4,14 t 42:3'1221 4213 °1215 423.186 42.3,12291 4231'R9 }� �. 4231 141 � *t 42 3 1 183 w �� r . • 1f 42:3.'11i�184.. Yk , 42 3 1 t93a 42 3.1j�189s 42 3.1 t 7 1 t X23 4111-0 lA 42.311 2.1 Ei IL -;1t r. t •� y. 42.3.1 194. ,: 42� 158 x Q11; 0 , . X 41.3.1 91 ii�r1 42:3.1 188 42.3 1 "19 5' 2.3 <� w1�J• re�0 �';�oa.42:3.,1219 ± r . i S.� ,4�1•y142 {: 42. 3 1 37 NANTUCKET HARBOR .STREET K"Z x'60 uoijeoijddy sjeaddy jo paeo8 6uiuoZ Y {{ °o y C O 0- O d c +I o LL. Q ti J h h II N_ W rn ` a � V 41 I S J 4�. V! k5 0, N p6'2� 0 uLLi Cf),; N c +I 0 LL o Q o r r LL N � t0 Or k- Z j O_ * LL O ~ N LL O Cl) W w w N� *~0� O � W U W Q > _ $ p w O W Z U > LU O ZO tC S N Z Q CL DO w F o a N 'fin � O W O w 7 v V CL O O LL O O 0 Z H O J J rz Q W Q F F t w ¢ Q 0 F- - a Cf),; N c +I 0 LL o Q o Grp, (k/ RECEIVED BOARD OF ASSESSORS SEP 11 2014 TOWN OF NANTUCKET, MA Town of Nantucket Zoning Board of Appeals LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF; lour La �Q� PROPERTY OWNER,,, p ,,,,,,,,,,,,,,,„ MAILING ADDRESS ........C. . �✓D... �IC?!(� ..... . ............ . PROPERTY LOCATION... ?. . , .. ... ....... . ASSESSOR MAP/PARCEL ..... O�: �J.:. ......;' ..... .3 ............... ............. SUBMITTED BY, , SS ..R�/.. Q,! -� 61A 4AW G. ........... SEE ATTACHED PAGES I certify that the foregoing is a list of all persons who 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 300 feet of the property 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). . t0! 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Ca f s TOWN OF NANTUCKET BOARD OF APPEALS r NANTUCKET, MASSACHUSETTS 02554 s r Date: November 18, 2014 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 57 -14 Current Owner: Deborah Killen Lothian, Trustee of LOBSTER POT NOMINEE TRUST (u /d /t dated October 17, 1994 and registered as Document No. 66213) Applicant: JONATHAN RAITH (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 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.3.1, Parcel 13 14 Easy Street Commercial Downtown (CDT) DECISION: Certificate of Title No. 16514 Lot B1; Land Court Plan 7301 -C Lot A; Land Court Plan 7301 -B Parcel east of Easy St.; Land Court Plan 7301 -B 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, October 9, 2014, at 12:30 P.M., 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of Jonathan Raith, as contract purchaser of 14 Easy Street from Deborah Killen Lothian, Tr., of the Lobster Pot Nominee Trust (u/d/t dated October 17, 1994 and registered as Document No. 66213), c/o Cohen & Cohen, Law PC, 34 Main Street, P.O. Box 786, Nantucket, MA 02554, File No. 57 -14: 2. Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw ( "Bylaw ") Sections 139- 33.A(1), 139- 17.C(5) and, to the extent necessary, 139- 16.E(3), in order to alter and extend a pre- existing non - conforming mixed -use structure. The proposed alterations consist of a demolition of a portion of the rear of the structure, which will eliminate the rear yard setback encroachment, additions to the north and south side of the structure, elevation of the structure to meet building code requirements applied in coastal flood zones, and additional brick hardscaping. Applicant is requesting additional relief from the maximum allowable height of thirty (30) feet pursuant to Section 139 - 17.A and, to the extent necessary, from the 20% open space requirement pursuant to Section 139 -16.E. The Locus, a dimensionally conforming lot with an area of approximately 4,522 square feet, contains a two story structure of approximately 2,032 square feet, having a ground cover ratio of 44.9% where 75% is allowed. The structure is pre- existing nonconforming with respect to setbacks, being sited as close as 4.4 feet from the rear yard lot line, where a five (5) foot setback is required. The premises also contain a slight encroachment of the shed from the abutting property to the north, which is over the property line.The Locus is situated at 14 Easy Street, is shown on Nantucket Tax Assessor's Map 42.3.1 as Parcel 13, as Lot B1 on Land Court Plan 7301 -C and Lot A and a parcel of land lying east of Easy Street as shown on Land Court Plan 7301 -B. Evidence of owner's title is registered as Certificate of Title No. 16514 in the Nantucket County District of the Land Court. The site is zoned Commercial Downtown (CDT). 3. Our decision is based upon the application and accompanying materials, representations, and testimony received at our public hearing. There was no Planning 2 Board recommendation on the basis that no matters of planning concern were presented. There was no opposition, written or oral, to the application. 4. Attorney Steven Cohen represented the Applicant at the hearing. Attorney Cohen explained to the Board that the proposed demolition and reconstruction of the rear portion of the structure within substantially the same footprint would result in an elimination of the rear yard setback intrusion, and therefore does not require relief pursuant to Bylaw Section 139- 33.A(l)(c), because said alteration will render the structure dimensionally compliant. Attorney Cohen requested Special Permit relief pursuant to Section 139- 17.C(5), in order to exceed the maximum allowable height of thirty (30) feet. In order to comply with flood zone building code requirements, the building will be raised and set back down on a new "waterproof' foundation. Architect Matthew MacEachem further explained to the Board that the front section mass of the structure will be altered such that the ridge section will be slightly higher. After discussion with the Board, applicant specifically requested an increase in height to up to thirty -two (32) feet rather than the thirty -five (35) feet originally sought. Additionally, Attorney Cohen requested approval of a change of use, to the extent necessary, pursuant to Section 139- 33.A(1) to alter the use of a pre - existing nonconforming structure. The resulting mixed used would consist of a commercial use on the first floor and grounds of the locus and a residential use (two apartments) on the upper floors. Attorney Cohen further proposed that the existing parking area be eliminated so that it may be used as patio space. This request is based on the recent elimination of the parking and loading zone requirements for commercial uses and apartments in the CDT district pursuant to Sections 139 -18.A and 139 -20. Lastly, Attorney Cohen requested Special Permit relief, to the extent necessary, from the open space requirement in Section 139 -20.E. However, it was revealed that, despite the installation of additional brick hardscaping, the 20% open space ratio requirement will be met and therefore no relief is necessary. 5. Therefore, the BOARD makes a specific finding that: a) The structural alterations proposed for the rear section, currently pre - existing nonconforming as to setback distance, do not need relief pursuant to Bylaw Section 139 - 33A(1)(c) as they will render the structure compliant with all dimensional requirements. b) The demolition, alteration and additions to other areas of the structure and the alteration to the brick hardscaping do not require zoning relief. c) The elimination of the parking does not require relief, as parking is no longer required pursuant to Section 139 -18.A. d) A proposed height in excess of thirty (30) feet is allowed pursuant to Section 139- 17.C(5) because it is necessary to preserve the historic portion of the structure, is complementary and appropriate for the scale of the structures in the area, as has been approved by the Historic District Commission, and is not detrimental to the adjoining properties. 3 e) The change in use — from commercial on the first floor and mixed use on the upper floors to all commercial on the first floor and grounds and residential on the upper floors — does not require relief, because the proposed alteration will render the structure dimensionally compliant and therefore conforming, and is not otherwise detrimental to the neighborhood. f) The open space, as proposed, does not require relief, to the extent that it is compliant with the 20% requirement in Section 139- 16(E). 6. Accordingly, by a majority vote of FOUR in favor and ONE (Koseatac) opposed, the Board grants relief by SPECIAL PERMIT for the relief requested, to the extent necessary, with following the conditions: a) There shall be no exterior construction for the approved work between Memorial Day and Labor Day of any given year. b) The height of the structure shall not exceed thirty (32) feet, as defined by the Bylaw. c) The Applicant shall provide for 20% open space, as defined in the Bylaw. SIGNATURE PAGE TO FOLLOW Assessor's Map 42.3. 1, Parcel 13 Certificate of Title No. 16514 14 Easy Street Lot B 1; Land Court Plan 7301 -C Commercial Downtown (CDT) Lot A; Land Court Plan 7301 -B Parcel east of Easy St.; Land Court Plan 7301 -13 Dated: Nrle+n W 1-7;, , 2014 Lisa Botticelli Iferim Koseatac (opposed) M oor COMMONWEALTH OF MASSACHUSETTS County of Nantucket, ss On the 7 day of t4 CAM tL- , 2014, before me, the undersigned notary public, personally appeared U S CL 130 -} GC. I k; , 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. Offici V Signature and Seal of Notary Public My commission expires: LYNELL D. VOLLANS Notary Public Commonwealth of Massachusetts My Commission Expires December 28, 2018