HomeMy WebLinkAbout005-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Feb'~ttV'Y z.... , 20 (j f
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
OO~ --Of
~ Of ~l\v S"T-reff
Application No.:
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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cc: 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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.3.2
Parcel 192
ROH
29 Fair Street
Deed Ref 147/227
No record plan
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, January 9,2004, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application ofthe 29 FAIR STREET (DBA
THE WOODBOX) c/o Reade, Gullicksen, Hanley & Gifford, LLP, PO Box 2669,
Nantucket, MA 02584, Board of Appeals File No. 005-04, the Board made the following
Decision:
1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicant proposes to add eleven interior restaurant seats and twenty-two
exterior restaurant seats on the patio. The Applicant further requests reliefby SPECIAL
PERMIT under Nantucket Zoning By-law Section 139-18B from the parking
requirements of Section 139-18C in connection with these changes. The elimination of
one guest bedroom would result in one fewer parking spaces being required. No on-site
parking spaces are now provided. The Locus is nonconforming as to use, containing a
guest house and restaurant in a residential zoning district; as to rear and side yard
setbacks with the structures being sited as close as zero feet from the westerly rear and
northerly side yard lot lines, in a district that requires a minimum of five feet; as to
parking; and as to ground cover. No change in the footprint is proposed.
The Premises is located at 29 FAIR STREET, Assessor's Map 42.3.2, Parcel 192,
with there being no record plan, Deed Reference 147/227. The property is zoned
Residential-Old-Historic.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation. There were 33 letters/faxes on file in opposition and one in favor. A
petition was submitted into the file that had been originally submitted to the Board of
Selectmen during the summer of2003 during that Board's public hearing related to
Applicant's request to expand their liquor license to include service to the same patio area
now before the Zoning Board of Appeals. When asked how many signatures came from
abutters or neighborhood residents out of the 127 people supporting the expansion of the
liquor license on the petition, Applicant stated that about 12 could be considered area
residents, with only about seven residences represented. There was also substantial public
comment at the hearing in opposition. An immediate abutter was represented by counsel
at the public hearing and expressed her client's opposition and concerns. One interested
member of the public, who was not an area resident, spoke in favor. Neighborhood
concerns expressed related primarily to the expansion of the seating area on the patio and
the disturbance from increased noise that would emanate from the open air patio area
damaging the quiet residential character of one of the oldest neighborhoods on the Island,
negative impact from the increased congestion and additional vehicular traffic that would
be generated from an increase in seating, loss of privacy, and a change in the
restaurant/inn's inherent character with the addition of the bar area inside the restaurant.
The opposition was unanimous in the sentiment that an expansion of this nature would be
substantially more detrimental to the neighborhood than the existing use. However, none
of the respondents objected to the existing intensity of use and in fact most supported it
continuing as currently allowed.
3. Applicant, through personal testimony and through counsel, stated that the
Premises was benefited by a previous grant of Special Permit relief in the Decision in
BOA File No. 034-00. Under that Decision, Applicant was permitted to increase the
interior seating from 30 to 45 seats and the additional parking spaces were waived. The
Decision also stated that relief was conditioned upon there being no more than 45 seats
related to the restaurant use. Applicant was now before the Board to allow an additional
22 seats on the open-air patio area and 11 new interior seats, which would entail removal
of one of five remaining guest bedrooms in the structure. Applicant is also seeking a
waiver of the additional parking required for the increase in seating.
Applicant stated that the inn and restaurant use pre-dated the 1972 enactment of
the Nantucket Zoning By-law and the building had been constructed as early as the late
1790's. His mother had been proprietor starting as early as 1948. There had never been
any parking on site and it would be physically impossible to provide any. Applicant
stated that there would be no alteration of the footprint as part of this Application, but
proposed to use the existing rear patio area for regular outside dining. Applicant
explained that he had been before the Nantucket Board of Selectmen during the summer
of 2003 in order to amend his liquor license to include the patio area and stated that there
had been a history of periodic use of the patio in conjunction with the restaurant use
though not on a daily basis. That request was denied, particularly in the absence of prior
relief having been granted by the Zoning Board of Appeals. Applicant stated that he had
used the patio area over time for special events such as wine tastings and dinners.
Applicant represented that the property was difficult to manage and operate and wanted
to increase the economic viability of the business. Additional seating would be very
helpful. He was amenable to appropriate restrictions being placed on the patio use and
agreed to shutting the area down by 10:00 PM. There had only been four complaints in
the over 50 years his family had operated the business and he ran a quiet well-controlled
establishment. Applicant stated that other restaurants in the downtown area, some also
located in residential areas, had received similar relief to expand.
4. Based upon the foregoing, the Board finds that the Premises is situated within one
of the most densely developed residential areas on the Island and that any increase in the
nonconforming commercial nature of the use, given the proximity of the residences to the
site, would create a substantial detriment to the neighborhood. The Board further finds
that the use of the Premises has already been increased to maximum capacity without
causing a substantial negative impact on the neighborhood, and that any further change in
intensity of use would increase the negative impact upon noise, traffic congestion, and
peaceful enjoyment of the residences proximate the site, and the nature of the use would
change with the creation of the bar area in addition to the patio seating. Further, the
Board finds that the compelling arguments against expansion of the seating capacity
outweigh those for the alteration and that little evidence or testimony has been presented
to support a grant of relief
5. Accordingly, upon a motion duly made and seconded to grant the requested relief,
there were no votes in favor, and five votes in opposition (Sevrens, Toole, Loftin, Wiley,
Murphy). Therefore, relief is hereby DENIED
Dated: f~mary 7-- , 2004
Edward S. Toole
h
Edward Mtfrphy
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 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, JANUARY 9, 2004, in the Conference Room, Town Annex
Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
29 FAIR STREET (DBA THE WOODBOX)
BOARD OF APPEALS FILE NO. 005-04
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicant proposes to add eleven interior restaurant seats and twenty-two
exterior restaurant seats on the patio. The Applicant further requests reliefby SPECIAL
PERMIT under Nantucket Zoning By-law Section 139.18B from the parking
requirements of Section 139.18C in connection with these changes. The elimination of
one guest bedroom would result in one fewer parking spaces being required. No on-site
parking spaces are now provided. The Locus is nonconforming as to use, containing a
guest house and restaurant in a residential zoning district; as to rear and side yard
setbacks with the structures being sited as close as zero feet from the westerly rear and
northerly side yard lot lines, in a district that requires a minimum of five feet; as to
parking; and as to ground cover. No change in the footprint is proposed.
The Premises is located at 29 FAIR STREET, Assessor's Map 42.3.2, Parcel 192,
with there being no record plan, Deed Reference 147/227. The property is zoned
Residential-Old-Historic.
~~0:;,1~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
/
CASE NO. CdS -(}4
FEE: $300.(}O
APPLICA T[ON FOR RELIEF
OwnCI"'s namc(s):
Mailing addl"ess:
Applicant's name(s):
Mailing addl"ess:
Locus addl"css:
29 Fair Street, Inc.
c/o Reade, Gullicksen, Hanley & Gifford, LLP
Same
6 Young's Way, Post Office Box 2669, Nantucket, Mass. 02584
29 Fail" Str"cct
Asscssol"'S Map/Pal"cel: 42.3.2-192
Land LOUI"t Plan/Plan Book & Page/Plan Filc No.: No recol"d plan
Lot No.:
Date lot acquil"ed: 10/24/74 Deed Ref.:
147-227
Zoning District: ROH
Uses on Lot - Commercial: None_ Yes (deser-ibe) Restaurant and inn
Residential: Numbel" of dwellings_ Duplex_ Apartments_Rental Rooms
Building Date(s): AlIllre-date 7/72'? x
or
C of O(s)'?
Building Permit Nos:
Previous Zoning Boal"d Application Nos.: 034-00
State below 01" on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Scction of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconfonnities:
SEE ATTACHED ADDENDUM
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I certity that the information contained hel"ein is substantially complete and tme to the best O(~lY
knowledge, undel" the pa' s and penalties of perjury.
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S[GNA TURE: Applicant Attomey/Agent x
(If not owner- or ower's attorney, lease enclose proof of agency to bring this matter before the Board)
FO!3- A~,AOF;FICE USE
Application I"eceived on:l LI 2- p1-;;.By:---'u vtA--1 Complete: Need copies'?: ~\
Filed with Town Clerkl h Z4~lanl1;l1b Board:_I_I_ Bmldll1g t)\::pL~ ~y~
Fee deposited with Town Treasurer:J2dtl.J~Y:~liver requested'?:_Granted:_I_I_
Heal"ing notice posted with Town Clerk: /L; U~ailed:~ l--h~ I&M:$'JJJ~ tGI f{ I~
Hearing(s) held on:_I_I_ Opened on:_I_I_ Continued to:_I_I_ Withdrawn'?:_I_I_
DECISION DUE BY: I I
Made: I I
Filed w/Town Clel"1e
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Mailed:
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DECISION APPEALED,?:
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SUPERIOR COURT:
LAND COURT
Form 4/03/03
ADDENDUM TO APPLICATION OF 29 FAIR STREET, INC.
The applicant requests a Special Permit under Nantucket
Zoning By-law ~139-33 ,A, for the alteration of the pre-existing
nonconforming use of the locus, situated within the Residential
Old Historic zoning district, as an inn with restaurant. The
applicant proposes to eliminate one of the existing five guest
bedrooms, and to add eleven interior restaurant seats and twenty-
two exterior restaurant seats. The area which is proposed to be
used for exterior restaurant seating is a patio area which has
been used ..for service of patrons since a time prior to the
effective date of the Nantucket zoning by-law. The applicant
further requests relief by Special Permit under ~139-18.B from
the parking requirements of ~ 139 -18. C in connection with these
changes. The addition of eleven interior seats will require one
additional parking space; if it is determined that the proposed
twenty-two exterior seats will require additional parking spaces
notwithstanding the prior uses in the same area, three additional
spaces would be required. The elimination of one guest bedroom
will result in one fewer parking space being required. No on-
site parking spaces are now provided, and none can physically be
provided.
F:\WpT\Tutein\woodbox ZBA APP.doc
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) OF /:..;:~SESSORS '
Town of Nantucket
OCT 1 7 2003
ZONING BOARD OF APPEALS
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LIST OF P ARTlES IN INTEREST m THE MATTER OF THE PETITION OF
.\, ' , , J'\) '. dl' j ----
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PROPERTY OWNER............ ... .......x..... ..2..1... ..-(ZiJ( "'~" .. ..{;.../.. ..n
MAILING ADDRESS............................... ,.......................................
PROPERTY L(:5CA TION... 2~1.. ..fu.~r..$tr(~":-:t.. ......... ... ... .......,..
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A.SSESSORS MAPIPARCEL... ... ... ..:-... ..... .... ...... .... ,.. ..... ... ...... ............
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APPLICANT, ..t'x,n(~;I'" \-;':~ .l.~:\ .K:~~.c~1J,.... .l../.~.n,'(:f..f"" '" <''?J.',j,z.: rei I LL t..J
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 landJ)wners within 300 feet of the property line of owner's property, all as they appear on
the most recent applicable tax list (M,G.L. c. 40A, Section 11 Zoning Code Chapter 139:
Section 139-290 (2)
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ASSESSOR'S OFFICE
Town of Nantucket
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Eleven Darling Street Limited Ptnsp
c/o Robert S. Applegate
Post Office Box 4100
Wilmington, DE 19807
James E. & Marcia Jacobs Hooper
4 Clay Brook Road
Dover, MA 02030
St. Paul's Episcopal Church of
Nantucket
PO Box 278
Nantucket, MA 02554
Susan Z. Green
31 East 79\h Street
New Yark, NY 10021
Diana R. Hayden
3120 Casseekey Island Road
Jupiter, FL 33477-1357
Rcl\ l110nd Pohl &
Lisa M. Botticclli
24 Pine Street
Nantucket, MA 02554
Richard A. & Jeanmarie Drucker
450 Lexington Avenue
New York, NY 10017
Peter J. & Clara H. Barrett, Trustees
Hiller Lane Realty Trust
300 Boylston St., Apt 714
Boston, MA 02116
Ed\\'ard V. Lahey, Jr. & Joan M. Lahey
c/o 7 School Street LLC
3 Claybrook Road
Dover, MA 02030
Ronald S. & Alice D. Henshall
POBox712
Gwynedd Valley, P A 19437
Eleanor McK Swartley
254 Highland Avenue
W. Newton, MA 02465
Mary Washington Borie
580 Lake Avenue
Greenwich, CT 06830
Caroline B. Stellmann
11 Devon Hill Road B-9
Baltimore, MD 212 I 0
Helen Joan Badie
4137 Via Largavista
Palos Verdes Es, CA 90274
Peter D. Cole
Old Ayer Road
Groton, MA 01450
David Holman, Trustee
Minus Family Nominee Trust
4326 Franklin Avenue
Westem Springs, IL 60558
N. E. Dupuis, III &
Lyndon H. Dupuis, Trustee
Dupuis Family MA Realty Trust
9 Darling Street
Nantucket, MA 02554
Wayne E. & Sarah S. Pratt
358 Main Street South
Woodbury, CT 06798
Mary G. Heard
58 Punch Bowl Drive
Falmouth, MA 02540
Thomas C. & Catherine A. Piemonte
194 Centre Street
Dover, MA 02030
Kim K. Rondeau
114 Exeter Road
Hampton Falls, NH 03844
Douglass Bermingham
c/o PHH US MOlig Attn: Tax Dept.
PO Box 5455
Mt. Laurel, NJ 08054-5455
Max A. & Joanne F. Polster
c/o Elizabeth Ann Polster
7 Grace Lane
Huntington, NY 11743
John W. & Judith Bel ash
6 Farmer Street
Nantucket, MA 02554
Edward Simonian
45 Orange Street
Nantucket, MA 02554
Christopher & Kimberly Tofalli
8 Walnut Avenue
Larchmont, NY 10538
Robert F.R. & Lucinda C Ballard
II 12 Park Avenue l4C
New York, NY 10128
Margaret C Wallace
186 Library Place
Princeton, NJ 08540
Elizabeth C Sylvia
6 School Street
Nantucket, MA 02554
Edward Foley Vaughan
PO Box 659
Nantucket, MA 02554
Jacqueline F. Peterson
22 Fair Street
Nantucket, MA 02554
Scott A. & Maureen A. Webster
7306 Honeywell Lane
Bethesda, MD 20814
Gail D. T. Nopper
16 Washing Pond Road
Nantucket, MA 02554
Alice L. Wilson, Tr.
0013 Towaddy Lane
Post Office Box 154
Siasconset, MA 02564-0154
William F. Fordyce, Et al
PO Box 326
Nantucket, MA 02554
Theodore J. Hill
6 Charter Street
Nantucket, MA 02554
Shirley M. Peters, Trustee
The Peters Nominee Trust
17 Fair Street
Nantucket, MA 02554
Mary Elizabeth Oldham et aI, Trs
Six Martin's Lane Nom Trust
6 Martin's Lane
Nantucket, MA 02554
George E. & Maria Roach
PO Box 228
Pound Ridge, NY 10516
Charles A. Kilvert, III
And Emily H. Kilvert
Post Office Box 1391
Nantucket, MA 02554
Hugh M. & Janet E. Dickinson
24 Fair Street
Nantucket, MA 02554
Katherine B. Moose &
Marie B. Perrin, Trustee
111 Conduit Street
Annapolis, MD 21401
Fritz F. Blumenthal
c/o Stephanie Blumenthal et aI, Trs.
120 Kellogg Road
Sheffield, MA 01257
Benjamin H. Griswold, IV
And Wendy Griswold
2838 Butler Road
Glyndon, MD 21071
Gerald R. & Rebecca Pfund
13 I Lakewood Avenue
Hoholnls, NJ 07423
\Villiam H. Pineo
c/o Robert 1. & Lori A. Deuberry
4165 Sudbrook Square East
l'Je\v Albany. OH 43054
Virginia L. Ivey
26 Fair Street
Nantucket, MA 02554
Two Martins Lane LLC
6512 Barnaby St., NW
Washington, DC 20015
Barbara P. Grey Life Estate
41 Fair Street
Nantucket, MA 02554
William M. & Sheila F. Sullivan
c/o William Sullivan Trustee
741-105 Bishops Park Drive
Raleigh, NC 27605
Sara S. Crosby
5 Martins Lane
Nantucket, MA 02554
Norma G. Aivalikles
12 Main Street
Amherst, l\TH 03031
Three Farmer Street, LLC
Post Office Box 141
Brattleboro, VT 05302
John N. Curlett, Jr., Tr.
6 Darling Street Realty Trust
701 Arbor Olive
Winston-Salem, NC 27104
Eight Charter Street LLC
114 Exeter Road
Hampton, NH 03844
Edwin B. & Elizabeth M. Mahoney
1324 Clubhouse Road
Gladwyne, PA 19035
William HalTison Higgins, IV, et al
1607 W. Broad Street
Richmond, VA 23220
William A. Waller, Trustee
Waller Fair Street Nom Trust
42 Fair Street
Nantucket, MA 02554
Louis Statzer & Tracey Hoppe
2328 Massachusetts Ave., NW
Washington,OC 20008
Christopher P. Karlson, Trustee
Magnolia Realty Trust
24 Carolina Hideway
Palm Coast, FL 32137
Philip A. Carpenter
469 Whitney Road
Springfield, VT 05156
Harry E. & Patricia E. Rohlfing
c/o James R. & Jane Kelly
47 Firefall Court
The Woodlands, TX 77380
Jon A. Stroup Life Estate
c/o Nantucket Historical
PO Box 1016
Nantucket, MA 02554
Jon & Patricia Schoen
537 Hollow Tree Ridge
Darien, CT 06820
Kenneth L. & Augusta Beaugrand
34A Fair Street
Nantucket, MA 02554
Gordon O. Danser, Tr.
5 Independence Way
Princeton, NJ 08540
Thomas A. & Kathy M. Bologna, Trs
PO Box 8426
Rancho Sante Fe, CA 92067
Erica Johanna Curtis
3 Plumb Lane
Nantucket, MA 02554
Robert & Laurie H. Monahan, Jr.
131 Carlisle Street
Gettysburg, P A 17325
H. Gerard & Eleanor L. Bissinger
PO Box 3363
Nantucket. MA 02584
Denise W. Spellmeyer
396 Loudon Road
Loudonville, NY 12211
Laurie S, Champion
202 Beacon Street
Boston. :vIA 02116
Herbert L. & Eva Moss
20 S Murray Ave.
Ridgewood, NJ 07450
Louise Evans Turner
c/o Jan Evans
37247 Mountville Road
Middleburg, VA 20117
Elizabeth Hubbell
100 Pecksland Road
Greenwich, CT 06831
Elizabeth G. DubalT)'
Beaumont Apt. 355
77 Middle Road
Bryn Mawr, P A 19010
Robert Edes. III &
Janet Tussig, Trs
Sons Trust
37 Orange S trect
Nantucket, MA 02554
Douglas D. & Jane S. Anderson
c/o Richard & Robin Kreitler
255 Indian Harbor Road
Vera Beach, FL 32963
.4
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