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
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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