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HomeMy WebLinkAbout053-14 26 Washington StFee: $450.00 TOWN OF NANTUCKETriy BOARD OF APPEALS ,h NANTUCKET, MA 02554 APPLICATION SFP p 3 2014 D �- RECEIVED H1 29 Fn ? QS FUCt;ET T0V /114 CLERK File No. Je-3 -14 Owner's name(s): TACKS, LLC Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP 6 Young's Way, Post Office Box 2669, Nantucket, Massachusetts 02584 Phone Number: 508 - 228 -3128 E -Mail: air @readelaw.com Applicant's name(s): Same Mailing Address: Same Phone Number: Same E -Mail: Same Locus Address: 26 Washington Street Assessor's Map /Parcel: 42.3.2 -23 Land Court Plan 9434 -F, Lot 3 Certificate of Title: 25266 Zoning District Residential- Commercial (RC). and Harbor Overlay District (HOD) Uses on Lot- Commercial: Yes (describe) Retail store Residential: Number of dwellings' One Duplex Apartments Date of Structure(s): all pre -date 7/72 Yes Building Permit Numbers: 3924 -85; 6854 -89; 7323 -90; 9089 - 92;12856- 95;12609 -95; 236 -04; 321 -12 Previous Zoning Board Application Numbers: 041 -92; 032 -00 2 Fairgrounds Road Nantucket Massachusetts 02554 508 - 228- 7215...t.e.1 e.,p,bua,ne 50:8. - 2.2:8.. - 72,98. fa,csimi,l.e F: \Apr \r M1E \Raahingtan St \26 Aashingte ZRA app.do State below or attach a separate addendum of specific special permits or variance relief applying for: The applicant proposes to alter the pre- existing structure upon locus, containing a retail store on the first floor and a dwelling unit on the second floor, by adding a second dwelling unit on a portion of the first floor, increasing the height of the dwelling unit on the second floor, and elevating the structure so that the first floor will be at an elevation which will comply with present building code requirements for structures lying within an area subject to coastal flooding. The structure now has an elevation above mean grade, as measured under the Nantucket Zoning By -law, of 25.2± feet; the proposed alterations would increase the elevation above mean grade to 34.4± feet. The existing structure is nonconforming as to northerly side yard setback, being sited as close as 4.9 feet from the lot line, with 5 feet being the minimum under the Nantucket Zoning By -law in the RC zoning district. The total parking requirements under By -law §18.D for the proposed uses upon the locus will be nine spaces, as follows: Use Spaces required Duplex, 4 bedrooms 3 Retail, 965 sq. ft. 5 Retail employees, 3 1 The applicant proposes to provide five conforming parking spaces (one handicapped), three of which will extend into adjoining property owned by the applicant. Accordingly, the applicant requests relief by Variance from the maximum height of 30 feet above mean grade, under By -law §139 -17.A, and relief by Special Permit from the parking requirements., allowing the provision of parking as shown upon the plans submitted herewith, under By -law §139 -18.B. 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: TACS3, LLC Owner* By SIGNATURE: / G Apphean /Attorney /Agent A thur I. Reade, Jr. 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. - 721.5, te.le xho,me. 5.08.,,22 -�- 72,x,8, fa.csAm.i,l.e r: \Wpr \rRISEIE \FUhiugtoa St \26 W— hingtoa ZEh app.do Town and County of Nantucket X ,�y ,�! �1yX0A 2 423 2232 42322Yf _. — 4232 23.3 z:)epiemoer o, LU 14 Property Information Property ID 42.3.2 23 Location 26 WASHINGTON ST Owner TACK3 LLCu MAP FOR REFERENCE ONLY NOT A LEGAL DOCUMENT The Town makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map. 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SUBMITTED BY.....,, Reade, Gullicksen, Hanley & Gifford, LLP 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 I 1 and Zoning Code Chapter 40A, Section 139 -29B (2). �20i DA'MV Assmok,s OFFIC TOWN OF NANTUCKET C 0 y N 0 0 a v V a d N F. 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E U z S F 7 N z v C a N O a m U U m m 41 W a Q a a a x a W F W S W (pp U F Q F B H E a 0 o a w a a b a m � E El y F F o 0.5 5 F W F F . aZZ I N m N N N m m m m m N N N N a m m m m Q 4 O N W Cn N a N O O m 0 N r-1 D) __ rw. F W H W H fG WW �W�]7 F F F W a W W a 0 PNm z H u v °o H Q N N N N H a H m x w�D E zH `J FC m ro z ro u m c s 0 0 U N z v C a N O a m U U m m 41 W a Q a a a x a W F W S W (pp U F Q F B H E a 0 o a w a a b a m � E El y F F o 0.5 5 F W F F . aZZ I N m N N N m m m m m N N N N a m m m m Q 4 O N W Cn N a N O O m 0 N r-1 D) __ rw. �apNTUC�iFj ` Cho y gpAAAi����� TOWN OF NANTUCKET RECEIVED BOARD OF APPEALS Fp , ;. I "8 NANTUCKET, MASSACHUSETTS 02554_ ( L i T V.'leIt 1N VLE:, I � Date: December 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 53 -14 Current Owner / Applicant: TACK3, LLC 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 42.3.2, Parcel 23 26 Washington Street Certificate of Title No. 25266 DECISION: Land Court Plan 9434 -F, Lot 3 Residential - Commercial (RC) and Harbor Overlay District (HOD) 1. At a public hearing of the Nantucket Zoning Board of Appeals, opened on Thursday, October 9, 2014, continued to Thursday, November 13, 2014, continued to and closed on Thursday, December 11, 2014, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of TACK3, LLC, c/o Reade, Gullicksen, Hanley, & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, Ffle No. 053 -14: 2. Applicant is requesting Variance relief pursuant to Zoning Bylaw Section 139 -32 from the maximum height provisions found in Section 139 -17.A. Specifically, applicant proposes to increase the ground cover of the structure, adding a second dwelling unit without increasing the total number of bedrooms now existing (four), and elevating the structure so as to comply with the new code requirements for first floor elevation. The existing structure is conforming as to elevation above mean grade, which is approximately 25.2 feet as computed under the Nantucket Zoning Bylaw. The applicant proposes to increase that elevation to approximately 34.4 feet, and accordingly requests relief to exceed thirty (30) feet, the maximum allowed elevation above mean grade. Applicant further requests Special Permit relief pursuant to Section 139 -18.D to waive the off - street parking requirements associated with the proposed uses pursuant to the provisions of Section 139 -18.B. As modified during the course of the hearing process, the applicant's proposed uses would require a total of eight parking spaces. The applicant proposes seven parking spaces, each of which has certain nonconformities, and accordingly the applicant request Special Permit relief with regard to the parking requirements in order to validate the proposed parking plan. (Relief relating to construction of a new garage structure, and possible retail use of the commercial unit was withdrawn by the applicant during the public hearing process.) The Locus has a lot area of 8,257 square feet in a zoning district which requires a minimum lot size of 5,000 square feet. The existing structure is nonconforming as to northerly side yard setback, being sited as close as 4.9 feet from the lot line in the RC zoning district where the minimum setback distance is five (5) feet. This setback nonconformity will be eliminated as a result of the proposed renovation, foundation, and addition. The Locus is situated at 26 2 Washington Street, is shown on Nantucket Tax Assessor's Map 42.3.2 as Parcel 23, and as Lot 3 on Land Court Plan 9434 -F. Evidence of owner's title is registered as Certificate of Title No. 25266 in the Nantucket County District of the Land Court. The site is zoned Residential Commercial (RC) and is located in the Harbor Overlay District (HOD). 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. Except for the presentation by the applicant's legal representative, accompanied by survey and architectural consultants, there was no support nor opposition presented at the public hearing. 4. As originally presented at the first and second public hearings, the applicants proposed a retail use on the first floor of the structure, which (although a permitted use in the RC zoning district) raised concern among Board members as to the intensity of use and thus pressure upon the limited parking available on the site. Board members also questioned the feasibility of the parking that was proposed, and felt that the proposed garage would exacerbate the parking problem by making the spaces unusable as a practical matter. Accordingly, the applicant withdrew the proposed retail use, in favor of office use to be limited to a management office for the residential units on locus and upon the adjacent property owned by the applicant, and removed the garage. The revised configuration is shown on plan entitled, "Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Application in Nantucket, MA ", prepared by Blackwell & Associates, Inc., dated September 15, 2014, revised December 10, 2014 (the "Blackwell Plan"), attached herewith as "Exhibit A ". 5. As noted above, the number of parking spaces required for the uses now proposed upon locus is eight (five for 965 square feet of office space, and three for four bedrooms in the residential duplex). The parking aisle meets the requirement of 20 feet in width. Seven spaces are shown on the Blackwell Plan, as follows: Three of these spaces comply with the minimum dimensions of 9' x 20'; however, a portion of each of these spaces is located upon the adjacent property also owned by the applicant. Three of these spaces are 9' x 17'. One space is 7' x 17'. The Board noted, however, that the applicant is providing the maximum amount of parking that can possibly be provided upon the site, and that parking relief has been granted in the past in Board of Appeals File No. 032 -00. 6. The Board further noted that the reconfiguration of the building, as shown on the Blackwell Plan, will eliminate the existing setback nonconformity and will be dimensionally conforming with the requirements of the Zoning Bylaw. 7. As explained by the applicant's engineer, the proposed increase in the height of the structure is the result of the combination of FEMA floodplain and velocity zone requirements and the Massachusetts Building Code. The existing structure is 21.7 feet in height above the first floor; placing it on a foundation as now required would increase its height to 32.7 feet above grade. The applicant represents that minimal changes to ceiling heights, as well as change in the roof pitch to conform to guidelines of the Nantucket Historic District Commission ( "HDC ") result in an increase of height of the structure by an additional 1.7 feet, to approximately 34.4 feet above mean grade. In light of the fact that the HDC has approved the building as proposed (subject to minor changes), and the actions of the applicant in reducing intensity of use by eliminating the retail use and garage, a majority of the Board determined that the increase in height as requested would be reasonable. It was also noted that the Nantucket Conservation Commission had issued a favorable Order of Conditions for the project as proposed. 8. Accordingly, by a MAJORITY vote of four members in favor and one (Koseatac) opposed, the Board of Appeals made the following findings and decision: (a) With respect to the increase in height of the structure above mean grade, the Board finds that owing to circumstances relating to the soil conditions and topography of locus (specifically, its location in the FEMA flood hazard and velocity districts), and especially affecting locus and the structures thereon but not affecting generally the Residential - Commercial zoning district, a literal enforcement of the provisions of Bylaw Section 139 -17.A, limiting elevation above mean grade to thirty (30) feet, would involve substantial hardship to the applicant, and that desirable relief, as requested, may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the Bylaw. (b) On the basis of the above finding, the Board granted relief by Variance pursuant to Bylaw Section 139 -32 to enable the elevation above mean grade of the structure upon locus, as shown upon the Blackwell Plan, to be increased up to approximately 34.4 feet above mean grade. (c) With respect to parking, the Board found that the parking layout as shown upon the Blackwell Plan would be in harmony with the general purpose and intent of the Bylaw, that full compliance with the parking requirements of Bylaw Section 139 -18 is physically impossible for the applicant to provide, and that the granting of relief would not be contrary to sound traffic, parking or safety considerations. (d) On the basis of the above finding, the Board granted relief by Special Permit pursuant to Bylaw Section 139 -18.1) to allow the applicant to provide seven parking spaces, dimensioned as described above and as shown upon the Blackwell Plan, to serve the uses upon locus as described above. 9. The relief hereby granted is subject to the following conditions: (a) No exterior construction shall take place between Memorial Day and Labor Day of any given year. 4 (b) The commercial space in the building shall be used exclusively as a management office for the residential units upon locus and upon the adjacent land owned by the owner of locus, situated at 3 Commercial Street and 24 Washington Street, in the absence of further relief from this Board (or the Planning Board, depending upon jurisdiction). (c) In the event that locus shall ever come into separate ownership from the portion of the adjacent land shown as 3 Commercial Street and 24 Washington Street into which certain of the parking spaces extend, an easement shall be reserved by the owner of locus to enable the parking spaces which extend into the adjacent land to continue to exist. SIGNATURE PAGE TO ......... ................ Assessor's Map 42.3.2, Parcel 23 26 Washington Street Certificate of Title No. 25266 Dated: December 1 Y , 2014 County of Nantucket, ss Land Court Plan 9434 -F, Lot 3 Residential - Commercial (RC) and Harbor Overlay District (HOD) ._��J Susan McC by erim Koseatac opposed) Michael Angelastro COMMONWEALTH OF MASSACHUSETTS On the 17 • day of ! Cet Aki- , 2014, before me, the undersigned notary public, personally appeared M ( Ck OLD ZT . 0' M aw 04— , 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. Pau 0 Ofici4f Signature and Seal of Notary Public Mv-commission e'ff"L D. 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