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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
-Au~ u~T J 0 ,200 t
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
OLi/-O}
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Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in 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 an complaint in 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.
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Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING. TO NANTUCKET
ZONING BY-LAW 9139-301 (SPECIAL PERMITS); g139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
37 Washinqton Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1
Parcel 144
8A Union Street
Plan Book 16, Page 42, Lots 1
and 2
Deed Ref. Book 689, Page 23
RC
DECISION:
1. At a Public Hearing of the Nantucket Zoning Board of
Appeals held at 1:00 P.M. Friday, June 8, 2001, in the Conference
Room, Town Annex Building, 37 Washington Street, Nantucket,
Massachusetts, on the Application of CARDINAL TITLE HOLDING
COMPANY, ROBERT C. ECHELE, TRUSTEE, c/o Patricia A. Halsted,
Attorney, Four North Water Street, Nantucket, Massachusetts
02554, Board of Appeals File No. 041-01, the Board made the
following Decision:
2. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning Bylaw Section 139-33A (alteration/expansion of a
pre-existing nonconforming structure/use); Section 139-33E(2) to
increase the ground cover ratio beyond 30%, the maximum allowed
for subminimum lots of record; Section 139-18 (Parking
Requirements); and Section 139-20 (Loading Zone). Applicant
proposes to alter a single-family dwelling, by removing the
primary living section of the structure, retaining a portion of
the northerly side of the dwelling, and elevating that portion a
maximum of two (2) feet, raising the roof from a height of about
12 feet to about 14 feet, without increasing the nonconforming
setback distance of about one (1) foot from that lot line. In
addition, Applicant proposes to construct a new structure,
incorporating the remaining section of the house, which would
increase the ground cover ratio from the present about 29% to
about 40% on this about 2,964 square-foot lot. A portion of the
first floor, about 805 square feet, would be used for commercial
purposes, an allowed use as a matter of right in this district,
and the second floor would be used as a single-family dwelling
unit, with the remaining portion of the first floor being used in
conjunction with the residential use. Parking relief is also
asked for, as the Lot configuration precludes provision of more
than one (1) on-site space, which is accessed from Washington
Street (the Locus has frontage on Union Street as well).
Further, Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning Bylaw Section 139-20 to waive the loading zone
requirement.
The Premises is located at 8A UNION STREET, Assessor's Map
42.3.1, Parcel 144, Plan Book 16, Page 42, Lots 1 and 2. The
property is zoned Residential-Commercial.
3 . OUr
accompanying
Decision is
materials,
based upon the Application and
and representations and testimony
received at our public hearing. The
recommendation as the matter was not of
were no letters received from abutters.
expressed at the hearing.
Planning Board made no
planning concern. There
There was no opposition
4. The Applicant, through counsel, represented that the
existing structure had a ground cover ratio of approximately 29%
and that he proposed to remove most of the existing structure and
rebuild a new structure with an increased ground cover ratio of
approximately 40%. Under the Nantucket Zoning Bylaw relief may
be granted by Special Permit to permit up to 50% ground cover
ratio which is the ground cOver ratio permitted in this zoning
district. The northerly portion of the structure will remain in
the required five-foot side yard setback area, being one (1) foot
from the property line at its closest point, and will be elevated
approximately two (2) feet in height without coming any closer to
that lot line than the existing building. The new structure will
have a commercial use on the first floor and a one-bedroom
apartment on the second floor. Access by the public to the
commercial portion of the structure will be solely from
Washington Street, which is primarily commercially developed,
rather than from Union Street, which is primarily residential at
that point. Due to the size of the lot it is physically
impossible to provide more than the one (1) existing parking
space and to provide a loading zone. However, there are loading
zones proximate the Locus situated within the street layout.
5. Therefore, based upon the foregoing, the Board finds
that the allowing, by Special Permit, the proposed demolition of
a substantial portion of the existing structure and raising of
the remaining portion of said structure within the setback area,
with a change in use from a single-family dwelling to commercial
use on the first floor and one (1) dwelling unit primarily on the
second floor of the structure would not be substantially more
detrimental to the neighborhood, and the addition of a commercial
use would be in harmony with the uses in the downtown core area.
In addition, the Board finds that allowing, by Special Permit,
the increase in ground cover from about 29% to about 40% would
also not be substantially more detrimental to the neighborhood
than the existing nonconformity. Further, The Board finds that a
waiver of five (5) of the required six (6) parking spaces would
be in harmony with the general purposes and intent of this Zoning
Bylaw, and that compliance with the parking requirements would be
physically impossible and said waiver would not be contrary to
sound traffic and safety considerations, nor inconsistent with
relief previously granted by this Board in the downtown core
area. The Board also finds that waiving the loading zone
requirement by Special Permit would also be in harmony with the
general purposes and intent of the Zoning Bylaw.
6. Accordingly, by a unanimous vote, the Board GRANTS the
requested relief by SPECIAL PERMIT under Nantucket Zoning Bylaw
Sections 139-33A, 139-33E (2), 139-18 and 139-20 to allow the
demolition and proposed expansion of the building, and to waive
the parking and loading zone requirements, based upon the
following conditions:
a. The proposed structure shall be sited as shown on
the site plan prepared by Charles W. Hart, dated May 7, 2001, a
copy of which is attached hereto as Exhibit A;
b. The public shall access the commercial portion of
the structure from Washington Street only, with there being no
signage related to the commercial use on the Union Street side;
c. There shall be only one (1) commercial tenant on the
first floor, and one (1) dwelling unit on the Premises without
further relief from this Board; and
d. The alterations/expansion shall be completed in
substantial conformance with the Certificate of Appropriateness
No. 38,117 issued by the Historic District Commission, as may be
amended.
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the "Site Plan",
under Nantucket
7. The Board, by unanimous vote,
done by Charles W. Hart, dated May
Zoning Bylaw Section 139-23.
Dated: August~, 2001.
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NANTUCKET ZONING BOARD 9J;tP,J;EALS
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EXISTING DWELLING
SECTION OF EXISTING DWELLING
TO REM^'N '-ND IV.ISE 1.5 FT.
SITE PLAN
LOT AREA: 2964 SF "
EXISTING GRCOY.: 863 SF (29%)
PROPOSED GRCOY.: 1172 (40%)
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETIS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the Nantucket Zoning Board of Appeals will be held at 1:00
P.M., FRIDAY, JUNE 8, 2001, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the following:
CARDINAL TITLE HOLDING COMPANY, ROBERT C. ECHELE, TRUSTEE,
BOARD OF APPEALS FILE NO. (041-01):
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw
Section 139-33A (alteration/expansion of a pre-existing nonconforming structureluse);
Section 139-33E(2) to increase the ground cover ratio beyond 30%, the maximum
allowed for submininnlm lots of record; Section 139-18 (Parking Requirements); and
Section 139-20 (Loading Zone). Applicant proposes to alter a single-family dwelling, by
removing the primary living section of the structure, retaining a portion of the northerly
side of the dwelling, and elevate that portion a maximum of two (2) feet, raising the roof
from a height of about 12 feet to about 14 feet, without increasing the nonconforming
setback distance of about one (1) foot from that lot line. In addition, Applicant proposes
to construct a new structure, incorporating the existing section of the house, which. would
increase the ground cover ratio from the present about 29% to about 40% on this about
2,964 square-foot lot. A portion of the first tloor, about 805 square feet, would be used
for commercial purposes, an allowed use as a matter or right in this district, and the
second floor would be used as a single-family dwelling unit, with the ~ining portion of
the first. floor being used in conjunction with the residential use. Parking relief is also
asked for, as the Lot configuration precludes provision of more than one (1) on-site space,
which is accessed from Washington Street (the Locus has frontage on Union Street as
well). Further, Applicant is seeking relief of the loading zone requirement.
The Premises is located at 8A UNION STREET, Assessor's Map 42.3.1, Parcel
144, Plan Book 16, Page 42, Lots 1 and 2. The rop is zoned Residential-Commercial
(.
C
chael . O'Mara,
THIS NOTICE IS AVAILABLE IN LARGE PRINT ROTHER
ALTERNATIVE FORMATS. PLEASE CALL (508) 228-7215 FOR
FURTHER INFORMATION.
FOR BoA OFFICE USE
Application copies rec'd: 4~r-L- tor BoA on~~ by ~j
One copy tiled with Town Clerk on~~atbY cO~Plete?~~
on~ copy each to planning Bd and Building DePt~~bY ~
$200 tee check giVen Town Treasurer on~~ by waived?___
Hearing notice pOfJtedl;23/;J. mailedJ]"?fJQj I & M.m;Oj, g~1
H..r1nq(.) on~...../ _ oont',j to~..J _, ..J...../ _ withdrawn?...../...../__
Decision due by..J..J _ made..J --'_ tiled TC..J J _ mailed....;./...../__
See related cases . lawsuits other
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Date
CASB NO{Jl./-{ - 0 ,
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NANTOCXET ZOUXUG BOARD 07 APPBALS
TOWN Am) COUNTY BOILPING
NAN'l'OCXET, KJ\ 02554
APPLICATION POR RELIEP
1-89
,.. Owner's name(s): Cardinal Title Holding Company
~f, Hailinq address: c/o Applicant
t.,
" Applicant's name: Robert C. Echele
Hailing address: 424 Bra'zilian Avenue. Palm Beach. Florida
Location ot lot: Asseas.9r'tiJ map and parcel nu1Dber4~- 144 33480
street adl1ress: 8A Union street
Registry Land .ct 'Plan,~B~ pur Plan File-I&; / lfb'fAt/-I- 2-
. . Book 689 . J
Date lot. acquired: J..J..5IJlJ De~d Retp~3 zoninq district RC
Uses on lot - .co~ercial:.None ~ or MCD?___
_ number ot: dwellings~ duplex~ apartments-1L rental rOO1DS~
Building. date(s): all plre-8/72? Y.es or
Buildinq Permit appl'.. Nos. None
Case Nos. all. BoA ~~plications, lawsuits: None
state tully all ~oninq'reliet sought and respective Code sections
and sUbsections, specitically what you propose compared to present
and what groundS you urqe tor BoA to make each tinding per section
139-32A __ i~ Variance, 139-JOA it a Special Permit (and 139-33A
~ it to alter or extend a nonco~orminq use). It appeal per 13~A
~ B __ , attach decision or order1 appealed. OK to attach adden .
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See Addendum A attached hereto.
Items enclosed as part of this Application: orderl addendum2____
Locus map~ site plan~ showing present~ +planned x structures
Floor plans present proposed.x- el$vatIOils (Hocapproved?We)
Listings lot area~~rontaqe~ setbac~ GCR parking data
Assessor-cert1tiecr-adqresse~ lISt 4 sets-X- ma!11ny labels 2 sets~
1200 tee payable to Town ot Nantucket X proqf cap' covenant
(It an appeal, ask To~m Clerk.to sena-!laq Comr1s record to BoA~
I certity that the requested information submitted is substantially
complete and true to the best ot my knowledge, under the pains and
penalties of ~rjury.
SIGNATURE: -7" d'.Lac..LA.. tf(I/4l~/1!-ppl1cant _ Attorney/~gent X
3(It not owner or ownQr's attorney, enclose proof of authority)
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Addendum to the Application of Robert C. Echele
The Applicant is the beneficial owner of a 2,964
square foot lot located at 8A Union Street on which is
situated a single-family dwelling with an existing ground
cover ratio of 29% (for existing conditions, see Mortgage
Plot Plan of Land in Nantucket, Massachusetts dated January
10, 2001, prepared by Charles W. Hart & Associates, Inc.,
enclosed herewith). The zoning district is Residential
Cormnercial. Said dwelling was constructed prior to 1972.
Applicant intends to remove the primary part of the
dwelling from the premises and donate it to the Nantucket
Housing Authority., 0 3 /L. ~.-?IWII'\- / J .fnll-#-
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The Applicant intends to retain a portion of the
northerly side of the dwelling which is used for storage.
Applicant is requesting relief by Special Permit to elevate
this portion of the structure 1.5 feet. This portion of
the structure encroaches into the sideyard setback and is
one foot from the lot line at its closest point. The
Applicant is requesting relief by Special Permit under
Nantucket Zoning By-Law Chapter 139, Section 33E(2) to
construct a new structure upon the premises, which will
result in a ground cover ratio of 40% and front on
Washington Street. Fifty percent is the permitted ground
cover ratio in the zoning district of the property. The
first floor of the structure will be cormnercial use and the
second floor of the structure will be residential use.
Such increase in permitted ground cover will not be more
detrimental to the neighborhood than the existing
nonconformity.
Addi tionally, the Applicant is requesting relief from
the parking requirements under Nantucket Zoning By-Law
Chapter 139, Section 18(D) and the off-street loading
facilities requirement in Chapter 139, Section 20. Five
parking spaces are required but only one can be provided.
No off-street loading facility shall be provided as it is
physically impossible for the applicant to provide one.
ZONING CLASSIFICATION: . ~-:-
UlN. AREA: . . . . . . . S:Of?C? S-F
UIN. FRONTAGE: . . . . . . . ~a .p"T"
FRONT YARD S.8.: . . . kOK~
REM cIc SIDE 5.8.: . . . . . 2-,S" 1"7."'
GROUND COVER eX): . . . .....; <:::::! %
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MORTGAGE PLOT PLAN
OF lAND IN
NANTUCKET, MASS.
SCALE: 1"./S" DATE:J"A/\I./~,zOOI
~rkS 0"= ~eV. :8-S- 01
Own.r:~~...e-:-..v..{,.f''(Y.'..>~~. e; -?QS~~
$K. lit T1 A'". 8 -4:7rs /.,...<.
lHlS PLOT PLAN WAS PREPARED FOR IoIOJUGAGE PURPOSES Deed: ,$,It: /.(~ p~:;y-~ Plan: ~/J.,,(< ,f"~:~.e
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUIoIENT 7;: /~
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTA8LJSH Tax Uop: . ",f,;3~/.-. . "(~..5.tocult: SA. '-W/,Q/I('
PROPERrY LINES, FENCfS, HEDCl$ OR AN( ~ ST.eJrrr
STRUCTURES ON THE PRfUISfS. THE PROPERrY l.WfS SHOWN CHARLES W. HART & ASSOCIATES, Inc.
RELY ON CURRfNT DaDS AND Pf.ANS OF RCCORD.
THIS PLar PLAN IS NOT A camFJCATlOH AS TO THE nnE OR SANFORD BOAT BUILDING
OWNERSHIP OF THE PROPERJY SHOWN. OWNERS OF ADJOlNlNG 49 SPARKS AVENUE
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR NANTUCKET, llASS. 0255.
RECORDS OF' THE TOWN OF' NANTUCKET. NOT TO BE RECORDED. (508) 228-8910 H-ha-7
I CERTIfY, TO lHE BEST OF Il{ KNOWlEDGE. lH4LJHE ~
SHOWN ARE LOCA1ED IN R..OOD HAZARD ZONE: h.::t:/.f.~AlED
OH FJ.RJL / COII.WN1Y PANa NlAIBER: 250230-00 .....u.;n f!Y
THE FEDERAl. DOGENCY UANAGEuENr NJfJCf. EFFEC1IVE DATE
OF JU.PS: JUNE 3, 1986, AND AS PERIOOI~Y Rev'lSED.
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SITE PLAN
LOT AREA: 2964 SF :t
EXISTING GR.COY.: 863 SF (29%)
PROPOSED GR.COY.: 1172 (40%)
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TOWN OF NANTUC~!\~O Of !\Ss ..fJ
ZONING BOARD OF APPEALSlAl\R ~ \) 'l.~~\
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LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER: .{'11!:t!lytt.~. ... 7J.!?~.. H~~0/ &.fr..... .4.~.1:f.!!.1!:-:.i 1
C-Io /(;..C'oG'(2/ c. ECHF~
MAILING ADDRESS:.:t. ~ Y. . Df.?.d. ~/.':-:lff: fY.. .It. ~f..~.'-!. ~.~... i?~ 1.'-':.1. .13. 6.rlO-/l
PROPERTY LOCA TION:..S'A... ..//IV/ tl.vY..... ..$.17!:!!.~... ........ ...........
ASSESSORS MAP/P ARCEL:.. H. 1..f....'!..? .~.}.... .1?11.;f (f.0....!..'I.. 1........
SUBMITTED BY:...P. 10/(/11... .11.:. .f.!&.':.,j Zk <?:/.. A m.i!..'~!t.':1.........
Fl-or1 1014
331f(O
SEE ATTACHED PAGES
I certify that the foregoing is a list of 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 o\\ners within three hundred feet of the property line ofO\\TIer's property, all as they appear
on the most recent applicable tax list. (M.G.L. c. 40A, Section II Zoning Code Chapter 139,
Section 139-29D (2) ).
... .0/0..6.)9.1.... .....
DATE
~(k.....~
ASSESSOR'S OFFICE
TOWN OF NANTUCKET
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