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HomeMy WebLinkAbout087-869V_ TOWN OF NANTUCKET 0 T%- T40 BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 October 9, 1986 Re: MICHAEL SCOTT REALTY CORPORATION (087 -86) Enclosed, please find notice of a decision of the BOARD OF APPEALS which has this day been filed with the Town Clerk. Any appeal from this action shall be made pursuant to Section 17 of Chapter 40A of the General Laws, and shall be;.-filed within twenty (20) days after this date. C William R. Sherman, Chairman BOARD OF APPEALS BOARD OF APPEALS TOWN OF NANTUCKET NANTUCKET, MASSACHUSETTS 02554 DECISION: The BOARD OF APPEALS, at a Public Hearing held on FRIDAY, OCTO- BER 3, 1986 at 1;30 p.m. in the Town and County Building, Nantucket, made the following Decision on the Application of MICHAEL SCOTT REALTY CORPORATION (087 -86) address 17 Main Street, Nantucket, MA 02554. 1. Applicant seeks a SPECIAL PERMIT pursuant to Zoning Code SECTION 139 -33A to alter and expand a commercial use non - conforming for lack of required off - street parking and loading facilities, and commercial structure non - conforming, e.g., as to setbacks and ground cover ratio. The premises are on two adjoining lots, subminimum in area, both owned by Applicant, respectively at 17 MAIN STREET and 2 SOUTH WATER STREET, Assessor's Parcels 42.3.1 -178 and 177 (Registry Book 146, Page 226 and Book 147, Page 310) in the Residential- Commer- cial zoning district. In the alternative, Applicant seeks relief by VARIANCE from the intensity regulations, SECTION 139 -16A and C as to ground cover ratio and setbacks. 2. Our findings are based upon the Application papers, viewings and plans, counsel's memorandum, representations and testimony received at our hearings of August 15, September 5 and October 3, 1986. We are able, at the outset, to find that commercial use as the Nobby Shop (with a second -floor dwelling unit) and the building on Lot 178 and the building on Lot 177 pre -date the advent of our zoning in 1972. Accord- ingly, relief is available under Section 139 -33A. Findings necessary to variance relief in the alternative were not made. 3. As set forth more fully in copsel's memorandum and shown on the plans marked our Exhibit "A ", we understand that the Nobby Shop now has 1366 SF of active retail use and 4218 SF of storage in the building on Lot 178. In addition to the dwelling unit on the second floor, there is an inactive one on the third floor which has been used for storage. On Lot 177 is the 605 SF one -story building formerly leased as the (087 -86) -2- Opera House restaurant covered patio. Since prior to the 1985 season, that use was intentionally abandoned, Sections 139 -33C and D, and remains so. (See our file 020 -86.) 4. Applicant proposes, per Exhibit A and counsel's memorandum, to replace that 605 SF building as well as 480 SF at the north end of Lot 178 with a 2 1/2 story addition integral with the 3 -story Nobby Shop building. The addition's footprint would be lessened by non - replacement of the patio to the extent it overlapped into the northerly abutting lot (leaving zero rear -yard setback), and leaving a 5 -foot side yard setback off Coal Lane. Side yard setback along South Water Street would remain zero. Proposed commercial use is restricted to one retail clothing establishment (e.g., the Nobby Shop) with retail space accessible to the public not to exceed 2495 SF, all on the first floor. In addition to the respective primary and secondary apartments, each for year -round use only, some space (not to exceed 1260 SF of the second floor) may be used for office purposes ancillary to the retail establishment, otherwise, for the apartment use. Storage space (base- ment) is to be 2660 SF. 5. With no proposed increase in employees, the same Nobby Shop use simply spaced out, and no second commercial or restaurant use, we find the proposed alterations and extensions of structure and use to be permissible expansions (the first since zoning) of a pre- existing non - conforming type, not substantially more detrimental to the neighbor- hood. A loading chute in the 5 -foot setback off Coal Lane will facili- tate off - street loading, absent the loading facility required by Section 139 -19. The same clientele and attendant traffic are expected. Non - conforming setbacks are made less, not more non - conforming. The new structure will conform not only (admirably) with Historic District aesthetic standards but also Massachusetts Building Code standards, especially as concern fire safety. (Applicant and other abutters and especially the Town could, to good advantage, also upgrade Coal Lane with brick paving, etc., for enhanced safety.) (087 -86) -3- 6. The additional parking spaces required, e.g., for the second dwelling unit, can properly be waived with the findings required b� Section 139 -18G including physical impossibility on this site. Two dwelling units are now permitted in the R -C district (4/86 ATM). The Planning Board's recommendaxion was favorable and no opposition was heard. 7. We further find that the proposed structural changes and uses, allowed in the R -C district, are in harmony with the general purpose and intent of the zoning chapter, ensured by the following conditions understood to be acceptable to Applicant: (a) The commercial use is limited to one retail clothing store with not to exceed 2495 SF retail space and ancillary non - public office space (1260 SF) and storage space (2660 SF); (b) The structure shall be in substantial conformity with Exhibit A, modified as need be for HDC approval; (c) The two apartment dwelling units shall be limited to year -round occupancy upon the conditions of Section 139- 7C(2)(g) for accessory apartments; and (d) Except for delivery chute and screened space for trash, propane cylinders and the like, the 5 -foot setback off Coal Lane along the new addition shall remain open. 8. Accordingly, by UNANIMOUS vote, this Board GRANTS to Appli- cant the requested SPECIAL PERMIT under SECTION 139 -33A, subject to the above - stated conditions, (alternative relief by variance, how- ever, being denied). Dated: Owtober 9, 1986 C Nantucket, MA 02554 William R. Sherman Dorothy D. Vollans C. Ma shall Beal ' NOTICE A Public Hearing of the BOARD OF APPEALS will be held on FRIDAY, AUGUST 15, 1986 at 1:30 p.m. in the TOWN AND COUNTY BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET, on the Appli- cation of MICHAEL SCOTT REALTY CORPORATION (047 -86) seeking 8l SPECIAL PERMIT under SECITON 139 -33 (alteration or extension of a pre- existing non - conforming structure or use) and /or in the alternative a VARIANCE under SECTION 139 -16 (intensity regula- tions) pursuant to SECTION 139 -32 of the Zoning By -Law. If granted, Applicant would be allowed to make alterations to a structure said to be pre- existing and non - conforming as to setbacks, ground cover and parking including an expansion of ground cover and a reallocation of interior space to provide, as follows: (1) the elimination of restaurant seating, (2) the alteration of two dwelling units, (3) the expansion of retail space and (4) the relocation of storage space. The premises are located at 2 SOUTH WATER STREET AND 17 MAIN STREET, LOTS 177 and 178 ASSESSOR'S PARCEL 42.3.1 and zoned RESIDENTIAL - COMMERCIAL. William R. Sherman, Chairman BOARD OF APPEALS AB -1 FEE $100.00 Case No. APPLICATION TO THE BOARD OF APPEALS Nantucket, Massachusetts To the Members of the Board of Appeals: The undersigned hereby applies for relief froth the terms of the (ZONING BY- LAW)(BUILDING CODE) on property described below: I.ocation of Property 2 South Water Street and 17 Main Street Lot No. 177,178 Plan No. 42.3.1 District is zoned for RC — Type of structure (Existing or Proposed) or proposed use: (rwtter's Name Michael Scott Realty Corporation Owner's Address_ 17 Main Street, Nantucket, MA 02554 When did you acquire this property? 1974 - Has application been filed at Building Department?—No Has any previous appeal been made? No Section of By -I.aw or Code from which relief is requested: Belief by Special Permit pursuant to §139-33 6r by VARIANCE under § 139 -32 for asking relief: Applicants prose to make alterations to a pre- existing structure and use, non - conforming as to setbacks, groundcover and parking, including an --expansion of ground cover and a reallocation of interior space to provide, as follows: (1) the elimination of restaurant seating, (2) the alteration of two dwelling units, (3) the expansion of retail space and (4) the relocation of storage space. SigAUr( ap J is their at'U�n y'- David J. Moretti ATTACH: (1) A list of the names and addresses of Vh abutting o.,ner and owner abutting the abutters. V (2) A check in the amount of $100.00 made pavable to thc• ;bwn of Nantucket. (3) Four copies of the application and a map or plan, showing the location of the property to be considered. (4) If the applicant is other than the oviner, pleasc: .indi.c :,te your authority to make this application. BOARD'S DECISION Application submitted to Board ION - - -- Advertising crates Hearing date(s) Decision of Board_ Decision filed with the Town Clerk 3n LS. 3lVN• !3M _ - - as ci lb � • e _ . 4y`� .r•OS aarx� 133L10 { !; 00 ' y33yLL • � i L y33tl1 MO7N11 - �t 0 W �fS1 S • ^ � e ' i s�� � : • . 'stiff' �•� .. ,} � �`i� - _ � ) J _: v a _ i row ��. 6�PfE4 ; 3ffvtl° r 04"c'►�' _f l rN3�0' E •,��, v-> '� -ice! . • y133n1S it IQ 3 W =c. �. _ • vn f ' ga-. - u i t a z ' 006 cot 7 _ TOWN 077 NANTUCKET BC'ARD OF 2% PP i.Al } ot par!- .s :n interest ir. tl..- *_per of tl,e petition c= Na ^ie 10IN . T . Awe7 -Y CORIMOWN r/ PA/ Gt1A --> T-- Property Address .�4 -14A Z >Gr%�E'si �T �nC� 1 �_%�?czI /) S, A77-VCIJ &A ZI S r 0) "'�LtL- 1 certify the foregoing is a list of persons who are owners of la a�-utting'the property, owners of land abutting the abutters, owney o= lane "directly opposite the property on any street or way, ar owr;. =« of land within 300 feet of the property, all as they appe c•n the most rccer_t applicable TAY list. ^ate Assessor ` Town of Nantucket A 0 IMAP & PARCEL NO. 4231 -174 4231 -212 4231 -213 4231 -130 4132 -176 i j 4231 -131 4231 -132 4231-076 4231 -077 4231 -0 78 4231-079 4231-081 4231-082 4231- 133 4231- 134 1 4231- 135 4231- 136 NAME f St. Mary's Roman Church i Grace Klingelfuss .., David H. & Ralph Murray Carrie Miller i Gwen W. Gaillard Pacific National Bank Tr. c/o EMRE Corp. Hardy's Inc. Sherburne Associates Sidney H. & Ann S. Killen Ann S. Killen XSherburne Associates Eric & Deborah McKechnie 7 William M. Punnett Jr. Pacific Club Inc. Sherburne Associates ,f Sherburne Associates Morgan J. Levine Trs. 4231- 179 William C. Euler Jr. 4 Andrew F. Oates Jr. 4231- 180 Islander Realty Trust c/o RS & FF Sylvia Trs. 4231- 181 N(- Sherburne Associates 4231- 182 Sherburne Associates 4231- 183 Four Winds Real Estate Trust c/o Morgan J. Levine 4231- 184 Anton & Bernadine R. Nieburg 4231- 185 / Ida & Lester C. Ayers page 1 U l� ADDRESS 3 Federal St. Nantucket, MA 02554 6455 S. Tropical Trail Merrit Island, FL 32952 23 Main St. Nantucket, MA 02554 1 Cambridge St. Nantucket, MA 02554 4 S. Water St. Nantucket, MA 02554 Macy Lane Nantucket, MA 02554 5 S. Water St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 Easy St. Nantucket, MA 02554 10 Easy St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 707 Hillview Rd. Malvern, PA 19355 Brookview Terr. Apt. 11J 289 Main St. Spotswood, NJ 08884 Main St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 Main St. Nantucket, MA 02554 3 Bear St. Nantucket, MA 02554 Main St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 Zero Main St. Nantucket, MA 02554 Beaver St. Nantucket, MA 02554 1 Salem St. Nantucket, MA 02554 6 Union St. Nantucket, MA 02554 MAP $ PARCEL N0. 4231 -186 ii ,j 4231 -187 ii 4231 -217 I 4231 -218 i jl 4231 -216 ii �I j� 4231 -219 i I' 4231 -188 �I i ii 4231 -189 I �j 4231 -209 ii 4231 -210 4231 -211 I I 4231 -208 4231 -169 �I i 4231 -170 NAME ADDRESS Nantucket Historical Assn. 2 Union St. Zero Main St. Nantucket, MA 02554 New England Tel. $ Tel. Co. 185 Franklin St. RM1104 c/o A. W. Eklund staff MGR. Boston, MA 02107 Nantucket Historical Trust Zero Main St. 02554 �i 4231 -074 i Nantucket, MA 02554 Sherburne Associates Zero Main St. j� it Nantucket, MA 02554 Union Lodge F & A Masons Main St. 1 E. York St. �. Nantucket, MA 02554 Sherburne Associates Main St. 48 =lain St. c/o Pacific National Bank Nantucket, MA 02554 Youssef Rizkallah Apt. 14 -B 15 Ridgewood Lane 215 W. 83 St. SC 02043 New York, NY 10024 Sherburne Associates Zero Main St. Nantucket, MA 02554 Robert Snow 47 Cypress St. RFD G Plymouth, MA 02360 Albert E. $ Judith A. P. 0. Box 194 Minucci Barnstable ULG. MA 02630 Robert E. $ Dorothy B. Quarter Mile Hill Tonkin Nantucket, MA 02554 Joseph V. Arno Box 1319 Nantucket, MA 02554 Lucille A. Jordan ET AL Polpis Road -- c/o Lucille A. Jordan Nantucket, MA 02554 >r.Sherburne Associates Zero Main St. Nantucket, MA 02554 I 4231 -172 ��--Dido. 4231 -173 Sherburne Associates Zero Main St. Nantucket, MA 02554 4231 -073 Nantucket Antheneum 3 India St. Ij Library Nantucket, MA 02554 �i 4231 -074 i Dido. it 4231 -017 --James K. $ Mary A. Glidden Milk St. j� it Nantucket, MA 02554 4231 -018 ,.— Barbara Andrews ET AL 1 E. York St. I Nantucket, MA 02554 4231 -019 Richard S. & Caroline 0. 48 =lain St. I Lovelace Essex, CT 06426 I 4231 -020 r, David Ewing 15 Ridgewood Lane Hilton Head, SC 02043 4231 -015 Dido. 4231 -016 .,,'Town of Nantucket Nantucket, MA 02554 4231 =0111 ,� Dreamland Theatre Inc. 17 S. Water St. Nantucket, MA 02554 4231 =0112 Dido. page 2 cy"3za/ MAP & PARCEL N0. 4231 -012 4231 -075 4231 -214 4231 -129 4231 -128 4231 -127 4231 -168 4231 -228 4231 -140 4231 -141 4231 -142 4231 -091 4231 -037 4231 -229 M Mary L. Reith et al c/o Dorothy M. Leichter Nantucket Electric Co. III --'-'-Sherburne Associates 4231 -0101 East Chestnut Realty Trust c/o Phyllis A. Parker Tr. 4231 -0102 Foster R. Herman 4231 -0103 _,- Leon & Rose Marty 4231 -0091 Charles L. Walsh c/o Twenty "one Federal 4231 -0092 it 4231 -0093 Downey Flake, Inc. 4231 -137 Nantucket Historical Assn. 4231 -024 Alexandra L. Punnett 4242 -028 Sherburne Associates c/o Harborview Shopkeepe m Wahington St. Nantucket, MA 02554 2 Fairgrounds Rd. Nantucket, MA 02554 it Zero Main St. Nantucket, MA 02554 4 E. Chestnut St. Nantucket, MA 02554 125 William St. S. Dartmouth, MA 02748 35 Hooper Farm Rd. Nantucket, MA 02554 21 Federal St. Nantucket, MA 02554 it Box 945 S. Water St. Nantucket, MA 02554 Nantucket, MA 02554 1228 Concordia Cir. Cranbury, NJ 08512 35 Main St. Nantucket, MA 02554 4242 -027 It .1 I certify the foregoing is a list of persons who are owners of land abutting the property and owners of land directly opposite the property on any street or way, and owners of land within 300 feet of the property, all as they appeal on the most recent applicable TAX list. l Date ssesor Town F6--f Nantucket NAME ADDRESS i Zelda Zlotin et al 15 S. Water St. c/o Green Coffee Pot Nantucket, MA 02554 Sherburne Associates Zero Main St. Nantucket, MA 02554 �--Sherburne Associates Zero Main St. U. S. Post Office 7 Federal St. Nantucket, MA 02554 Sherburne Associates Zero Main St. Nantucket, MA 02554 Boarding House of Nantucket 12 Federal St. Inc. Nantucket, MA 02554 Andrew Willauer 880 Sport AM Rd. Easton, CT 06612 �. Sherburne Associates Zero Main St. Nantucket, MA 02554 it it M Mary L. Reith et al c/o Dorothy M. Leichter Nantucket Electric Co. III --'-'-Sherburne Associates 4231 -0101 East Chestnut Realty Trust c/o Phyllis A. Parker Tr. 4231 -0102 Foster R. Herman 4231 -0103 _,- Leon & Rose Marty 4231 -0091 Charles L. Walsh c/o Twenty "one Federal 4231 -0092 it 4231 -0093 Downey Flake, Inc. 4231 -137 Nantucket Historical Assn. 4231 -024 Alexandra L. Punnett 4242 -028 Sherburne Associates c/o Harborview Shopkeepe m Wahington St. Nantucket, MA 02554 2 Fairgrounds Rd. Nantucket, MA 02554 it Zero Main St. Nantucket, MA 02554 4 E. Chestnut St. Nantucket, MA 02554 125 William St. S. Dartmouth, MA 02748 35 Hooper Farm Rd. Nantucket, MA 02554 21 Federal St. Nantucket, MA 02554 it Box 945 S. Water St. Nantucket, MA 02554 Nantucket, MA 02554 1228 Concordia Cir. Cranbury, NJ 08512 35 Main St. Nantucket, MA 02554 4242 -027 It .1 I certify the foregoing is a list of persons who are owners of land abutting the property and owners of land directly opposite the property on any street or way, and owners of land within 300 feet of the property, all as they appeal on the most recent applicable TAX list. l Date ssesor Town F6--f Nantucket