HomeMy WebLinkAbout099-85fV ; , -VOWN OF NANTUCKET
BOARD OF APPEALS
NAN "l i ('KE'I -, !\IA., St�Cj-it I - l��rS 0-25;4
November ZL, 1985
Re: BROCK BUILDING TRUST (099 -85)
Fnclosed, please find notice of i decision of the BOARD
OF APPEALS which has this day Ueen filed with the Town
Clerk.
Any :appeal. From this action hall be r,ia(je pursu,!nt to
Section 17 of Chapte. +0 -,f the Cetieral Laws, -wf1 shall
be filed within twenty {20) days after this date.
William R. Sherman, Chairman
BOAP OF APE'L'Al.
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
At a Public Hearing of the BOARD OF APPEALS held on FRIDAY,
EMBER 8, 1985 at 1:30 p.m. in the Town and County Building, Nantuc
in the matter of the Application of BROCK BUILDING TRUST (099 -85),
address 53 Main Street, Nantucket, MA 02554, the Board finds:
1. Applicant seeks a SPECIAL PERMIT to alter a pre- existing,
conforming structure under the provisions of Zoning By -Law SECTION 1.1
139 -33, also for relief from any additional off - street parking requir
ment pursuant to SECTION 139 -18G. The property is located at 53 MAIN
STREET, Lot 223 on Land Court Plan 16137 -A in the RESIDENTIAL- COMMERCI
zoning district.
2. Based upon the Application papers, testimony and representa-
tions, including those of John Brock, and a schedule he furnished of
off - street parking spaces, we find that the 3 -story structure pre -exi
ed the mid -1972 en2ctment of Zoning. While changes since have occuA7� d`1
in the specific uses, all have been in the general category, eithe
"retail stores and services" or "offices ", for which one space is quir ed per 200 SF of gross floor area (or related storage, discuss
below). w
3. In a proposed remodeling per drawings accompanying this Ap
cation and of record with its Building Permit and involving perhaps
25% structural change, further changes will occur in usages on the f
and second floors, also the basement floor, ;hey remain in the same
general category; hence, we find no off- street parking requirementff
these floors beyond what is "grandfathered ".
4. For purposes of Section 139 -33, the uses on the first, second
and third floors and in the basement are all conforming in the R -C
district. Hence, we need consider in detail only the impact of the pro-.
posed structural changes on the third floor and the possibility
r
(099 -85)
-2-
of a resulting increase in intensity of use, giving rise to an increase
in required parking spaces. Specifically, the load - bearing capacity of
the third floor will be substantially increased. Miscellaneous office
storage will be replaced by the architectural office of a principal of
the Applicant Trust, with no more than one regular employee. (A dormer
to the rear will be added, technically an enlargement of the building
but not one material to the parking requirement since it is positioned
above a stairwell for light and not to accommodate an intensified use.)
5. Assuming that the prior office storage was properly cate-
gorized to entail one parking space per 900 SF and replaced by office
use at one per 200 SF with one employee, the noted schedule would in-
dicate a net increase of 6 required spaces. In fact, the architectural
office is simply being relocated from the second floor, making doubtful
any impact whatsoever on the demand for off - street parking spaces. Add-
itionally, a persuasive argument might be made that the existing third
floor use is not as undemanding upon parking as is a typical one per
900 SF warehouse -type use.
6. Nonetheless, because of our high sensitivity to the parking
problem on Main Street, Applicant's representative was questioned
closely. The determination was made that a waiver of any required in-
crease in off - street parking would meet the conditions of recently
amended Section 139 -18G when no more than one employee is assigned to
the third floor. Specifically, the provision of off - street parking is
here physically impossible, and relief here is in harmony with the
general purpose and intent of the zoning chapter. (Our finding with
respect to such harmony is also applicable to relief asked under Section
139 -33 with our further finding that the proposed structural alterations
are not substantially more detrimental to the neighborhood than the
present structure.) Such relief is recommended by the Planning Board,
and no opposition was heard.
7. Accordingly, this Board, by UNANIMOUS vote, GRANTS to Appli-
cant the requested relief by SPECIAL PERMIT under SECTION 139 -33 and
139 -18G to affect the proposed alterations subject to the noted condi-
tion limiting the assiznment of employees to only one on the third floor.
(099 -85)
Dated: November 29., 1985
Nantucket, MA 02554
-3-
✓� IvO�IQ rs�ich as
William R. Sherman
/W iv i a� 7-01 w N
Dorothy D.Vollans
C. Ma shall Bea e
• NOTICE
A Public Hearing of the BOARD OF APPEALS will be held on
FRIDAY, NOVEMBER 8, 1985 at 1:30 p.m. in the TOWN AND COUNTY
BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Applica-
tion of BROCK BUILDING TRUST (099 -85) seeking a SPECIAL PERMIT
under Zoning By -Law SECTION 139 -33 and SECTION 18G to alter an
existing non - conforming use (e.g., absense of off - street parking)
by relocating present office functions within the interior space
including active office use of certain storage area: The pro-
perty is located at 53 MAIN STREET, LOT 223, PLAN NO. 16137 -A
and zoned RESIDENTIAL - COMMERCIAL.
William R. Sherman, Chairman
BOARD OF APPEALS
AB -1
FEF. $100-00 Case No
APPLICATION TO THE BOARD OF APPEALS
Nantucket, Massac hi.iset''
To the Members of the Board of Appeals:
The undersigned hereby applies for relief from the terms cf
k"(N �N` BY -T,AW) (BUI.LDINC CODE) on property described below:
Lecation of Property 53 Main Street
Lot No. 223-
_ Plan No. 161 -A (Land Court__ Plan No.)
District is zoned for
Residential - Commercial
Type of structure (Existing
or Proposed) or proposed use:
Existing Office
Ov. ner' s Name Brock
Building Trust
Ow.ier. ' s Address 53 Main Street, Nantucket, MA 02554
P:h n did you acquire Phis
property? 1962
Has application been filed
at Building Department?
Yes
Has any previous appeal been
made ?_ No
Section of By -Law or Code
from which relief is requested:
139 -33
139 -18G
Reason for asking relief:
We are proposing to relocate various
existing functions
of this office building within
existing spaces. Because of the structural
changes
and changes from office storage to active office space. Carl Borchert
and Steven
Butler has requested a Special
Permit.
ATTACH: (1)
a
(2)
c
(3) F
t
(4) I;
yc
S' Jq7ature of applicant
;ses of each abutting owner
Jl_ and owners within 300 feet.
00 made payable to the TLwn
and a map or plan showing
be considered.
the owner, please indicate
.ication.
BOARD'S DECISION
Application submitted to Board ls-W
Advertising dates
Hearing date (s)
Decision of Board
Decision filed with the Town Clerk
Attached: Drawings Nos. A2, A3, A8
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