HomeMy WebLinkAbout087-06
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSEITS 02554
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TO: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the APPlicatio~of
the following:
APPLICATION NO.: Of] -- 0 Co
OWNER/APPLICANT: 6.ff s hore- B.e()(\~S"{~SLo
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Enclosed is the Decision of the Board of Appeals which has this
day been filed with the Nantucket Town Clerk. This Decision
provides a CLARIFICATION (not a Modification), an EXTENSION, or
authorizes a TEMPORARY PERMIT under Nantucket Zoning By-Law
~139-26H, with NO twenty (20) day appeal period required.
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cc: Town Clerk
Planning Board
Building Department
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS, 02554
Assessor's Map 29, Parcel 130;
Assessor's Map 42.4.4, Parcel 9
Limited Commercial
30 North Beach Street
Land Court Plan 6670-D, Lot 6
Land Court Plan 10822-B, Lot 2
Certificate of Title No, 16597
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Tuesday, February 13,2007, in the Conference Room, 2 Fairgrounds Road, Nantucket,
Massachusetts, on the request for a CLARIFICATION of the Decision issued in BOA File No,
087-06, of OFFSHORE BEACH SIDE LIMITED PARTNERSHIP, c/o Reade, Gullicksen,
Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 087-
06, the Board made the following Clarification:
1. Applicant is seeking a CLARIFICATION of the Decision in BOA File No. 087~
06 ("Decision"). Applicant proposes to correct condition "b" of paragraph 6, which states the
following:
The single dwelling unit shall have a maximum of seven bedrooms,
to be occupied by a maximum of nine employees of the subject hotel
(and their, domestic partners, spouses and/or dependents as allowed
under the Zoning By-law) with a total occupancy of the new
dwelling unit not to exceed fourteen persons for this NEHOD unit;
The Premises is located at 30 NORTII BEACH STREET, Assessor's Map 29,
Parcel 130 and Map 42.4.4, Parcel 9, shown as Land Court Plan 6670-D, Lot 6, and Land Court
Plan 10822-B, Lot 2. The Locus is situated in a LIMITED COMMERCIAL zoning district.
2. Applicant represented, through counsel, that there had been an error in the
Decision. The Historic District Commission ("HDC") approved plans in Certificate of
Appropriateness No. 49,193, referenced in condition "e" of paragraph 6 of the Decision,
included a floor plan that showed eight bedrooms in the new building, with occupancy limited to
14 persons, as two of the bedrooms are designed for only single occupancy. The previous
Decision in BOA File No. 091-05 allowed a maximum number of seven bedrooms with
occupancy limited to 14 persons. The bedroom number in the 2005 Decision was inadvertently
incorporated without change into the new Decision. Applicant stated that this was an oversight
and that condition "b" in the 2006 Decision should have said eight bedrooms.
3. Based upon the representations of Applicant's counsel and its review of the floor
plans, the Board GRANTED the CLARIFICATION of the Decision in BOA File No. 087-06 by
a UNANIMOUS vote, to allow the correction of condition "b" in paragraph 6, to state that the
maximum number of bedrooms would be eight, to coincide with the approved HDC plans,
referenced in condition "e" of paragraph 6. The other conditions contained in the Decision in
BOA File No. 087-06, are not affected by this Clarification, other than to correct the language as
indicated above.
Dated: February/~2007
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NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO, D'61-{50
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Offshore Beachside Limited Partnership
Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP Post Office Box 2669, Nantucket, MA
02554
Applicant's name(s):_same
Mailing address:
same
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Locus address: 30 North Beach Street Assessor's Map/Parcel: 29-130 and 42.4.4 -9,
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Land Court Plan/Plan Book & Page/Plan File No,:_6670-D and10822-B_ Lot No,:_ 6 ana 2
t,)
Date lot acquired:_12/15/94_ Deed Ref./Cert, of Title:_16597_Zoning District:_LC~
....
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Uses on Lot - Commercial: None_ Yes (describe)_hotel Jj
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Residential: Number of dwellings_1 proposed_ Duplex_ Apartments_Rental R9Qms_92_
Building Date(s): All pre-date 7/72? or C ofO(s)?_Yes
Building Permit Nos:1870-81, 5788-87, 5920-88, 9110-92, 9187-92, 9276-92, 11622-94, 12723-95, 12946-96,
14188-97
Previous Zoning Board Application Nos,:_005-78, 016-78, 028-95, and 091-05
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
Applicant requests that the Special Permit and Minor Site Plan review granted pursuant toS 139-12C.2.(b) S 139-
23, S 139-18B.(2), and S 139-33.A.(4)(a) and (b), in File No. 091-05, be modified to allow for the relocation of the
proposed NEHOD unit from an existing garage/storage area, to a new structure to be constructed upon the
Premises. The new structure would meet zoning setback and ground cover requirements and would be
handicapped accessible.
SIGNATURE: Applicant Attorney/Agent_x_
(If not owner or owner's attorney, plea e enclose pr f of agency to bring this matter before the Board)
(l /V - FOR Z FICE USE
Application received on' /.G1~y: Complete: Need copies?: ~ \
Filed with Town Clerk: /~Plannmg Bmud,_'_'_ Building Dept.._I_/>: ifJ~
Fee deposited with Town Treasurer:j;fiJ.{;0BY:~Waiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:3..J~ailed:51~&M:!!t""J2Ed9& 1()/.sJ~
Hearing(s) held on:_/~_ Opened on:_/~_ Continued to:_/_/_ Withdrawn?:~~_
DECISION DUE BY:_/_/_ Made:_/_/_ Filed w/Town Clerk:_/~_ Mailed:_/_/_
DECISION APPEALED?: / / SUPERIOR COURT:
---
LAND COURT
Form 4/03/03
1 own or l~anmCKel weD \Jl~ - rnm:aDle IVlap
yage 1 or 1.
Town of Nantucket Web GIS
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Sale Date
Sale Price
Book/Page
Lot Size
29 130
30 N BEACH ST
OFFSHORE BEACHSIOE
L TO PTNSHP
30 NORTH BEACH ST
NANTUCKET, MA 02554
06/28/1991
$3,500,000
C/13
3.49 acres
.
Prop ID
Address
Owner
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Qi~dgJ!ller The infonnation displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
detennining the suitability for individual needs.
All infonnation is from the Town of Nantucket
Town of Nantucket, Mass
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TOWN 'OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~11 Cbt1" '2()CJ(Q
To: Parties in Interest and Others concerned with the
-DecIsIon" of the BOARD OF APPEALS in the Application of the
following:
Application No.:
ocr I-os
C9 fFSmfe- 8€-a-c019r'cQQ L, Yn) i-(?cQ
Owner/Applicant:
--tfr1- Y\Q J) shi(f
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
com~laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~
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~ wa rheJ Chairman
cc: Town Clerk
Planning Board
Building Commissioner
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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); Y139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
South Beach Street
Nantucket, Massachusetts 02554
Assessor's Map 29,Parcel 130;
Map 42.4.4, Parcel 9
Certificate of Title No. 16597
Limited Commercial
Land Court Plan 6670-0,
Lot 6; Land Court Plan
10822-B, Lot 2
30 North Beach Street
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, held on Friday, December 9, 2005, at 1:00 p.m. at the Town
Annex Building, 37 Washington Street, Nantucket, Massachusetts, the
Board made the following Decision on the Application of OFFSHORE
BEACHSIDE LIMITED PARTNERSHIP, c/o Reade, Gullicksen, Hanley &
Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 091-05:
2. Applicant requests Special Permit relief pursuant to ~139-
12C.2. (b) with Minor Site Plan review pursuant to ~139-23, ~139-
18B.(2), and ~139-33.A.(4) (a) and (b), to allow for the conversion
of the interior of an existing garage/storage area, to a single
dwelling unit with seven bedrooms, to be occupied by employees (and
their spouses and/or dependents)of the hotel upon the premises.
Total occupancy of the new dwelling unit will be limited to
fourteen persons. The area to be converted is located within a
building which is pre-existing and nonconforming as to side and
rear yard setbacks, having a setback of 1.91 feet to the lot line
at its closest point, with 5.0 feet being required in this
district; no changes in ground cover or footprint will occur as a
result of the proposed work. A waiver of parking spaces is
required, in that 115 total parking spaces are required for the
uses proposed on the property (94 for the hotel, 45 for the meeting
room, 5 for employees, and 1 for the dwelling unit); 79 spaces are
provided on-site. Previous parking relief was granted in 1988 and
1995; total change in parking space requirements since the 1995
grant of relief is two additional spaces. (See Board of Appeals
Files 016-78, 005-78, and 028-95).
The subject property (the ~Locus") is located at 30 NORTH
BEACH STREET, Assessor's Map 29, Parcel 130 and Map 42.4.4, Parcel
9, shown as Land Court Plan 6670-0, Lot 6, and Land Court Plan
10822-B, Lot 2. The Locus is situated in a LIMITED COMMERCIAL
zoning district.
3, The Board's findings are made on the basis of the
Application and accompanying materials, and representations and
testimony received at our public hearing. The Planning Board
recommendation was favorable, stating that the provision of
employee housing should be supported. No opposition to the
Application was received by the Board, nor was any presented at the
public hearing and there were no letters on file.
..
4. The lot is situated wi thin the Neighborhood Employee
Housing Overlay District (the ~NEHOD"), and Applicant proposes to
convert an existing garage/storage area to housing pursuant to
~139-12C. (2) (b). Occupancy of the dwelling unit would be limited to
a maximum of nine employees of the Beachside At Nantucket hotel,
along with spouses, domestic partners, or dependents of said
employees, with total occupancy not to exceed fourteen people.
Other than window and door reconfiguration, no exterior changes to
the site would be made. In accordance with the provisions of the
Zoning By-law, Applicant has proposed a management plan which would
regulate occupancy, guests, parking, noise, and trash pickup at the
NEHOD unit, and which would provide the occupants with prepaid
Nantucket Regional Transit Authority shuttle passes. According to
the Applicant, and as confirmed by a Board member whose family
owned the premises many years ago, the existing structure to be
converted was built prior to 1972, and does not meet current five-
foot required side and rear yard setback distance. Applicant is
proposing only to change the use of a portion of the structure to a
residence without increasing the footprint or massing of the
structure. As the structure is sited within the required five-foot
setback areas, any change in use would require relief by special
permit though no work would be done within existing side and rear
yard setback incursions, nor changes made to the existing ground
cover. Parking relief is also required under the Zoning By-law. The
Applicant informed the Board that rarely are the existing 79 spaces
on site ever fully-occupied, as most guest do not bring vehicles
onto the Island and seasonal employees tend not to have vehicles as
well. Applicant stated that the hotel provides shuttle service to
and from the airport; that the hotel is within walking distance
from the town center, the ferry boats, and the beach; and that cab
service is readily available to the hotel. Fifteen parking spaces
were waived several years ago by the Board in conjunction with the
conversion of certain space within the main portion of the hotel
complex to a meeting room and even with such conversion, the
parking spaces on site were found to be sufficient.
5. Based upon the foregoing, the Board finds that the grant
of special permit relief to convert the utility building in to a
dwelling unit that would provide employee housing as described
above, would not be substantially more detrimental to the
neighborhood and would be a benefit in that there would be less
trips to and from the site by such employees living in off-site
housing. In addition, the Board finds that conversion to housing
for employees under the provisions of the Zoning By-law with the
requisi te management plan would be in harmony with the general
purpose and intent of the Zoning By-law and that the proposed
housing would be compatible with the densities and scale of the
existing neighborhood. The Board also finds that a waiver of the
additional parking in addition to validating the waiver of the
required spaces over 79, would be in harmony with the general
purpose and intent of the Zoning By-law and would not be contrary
to sound traffic and safety concerns.
2
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6. Accordingly, by UNANIMOUS vote, the Board GRANTS the
requested SPECIAL PERMIT relief under Nantucket Zoning By-law ~139-
12C,2. (b), ~139-18B. (2), and ~139-33.A. (4) (a) and (b), subject to
the following conditions:
a. The provisions of the management plan attached
hereto shall remain in full force and effect for the
NEHOD unit as permitted herein;
b. The single dwelling unit shall have a maximum of
seven bedrooms, to be occupied by a maximum of nine
employees of the subject hotel (and their, domestic
partners, spouses and/or dependents as allowed under
the Zoning By-law) with a total occupancy of the new
dwelling unit not to exceed fourteen persons for
this NEHOD unit; and
c. There shall be no further changes to the uses in
this structure without further relief from this
Board.
7. In separate action, by a U~AN~MOUS vote, the Board waives
the minor site plan review required under ntucket Zonin By-law
~139-23.
Dated:
Jo.V1V OlIt Jl , 20 06
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EXHIBIT A
BEACHSIDE NEIGHBORHOOD EMPLOYEE HOUSING MANAGEMENT PLAN
1. The total number of persons domiciled in the NEHOD unit shall
not exceed fourteen (14) persons, with a maximum of nine employees
of the hotel.
2. No exterior storage of furniture.
3. There shall be regularly scheduled commercial trash pick-up,
4. All non-resident guests of the occupants of the NEHOD unit
shall be off the property by 9:00 pm. After 9:00 pm, noise emitted
by stereos, televisions and the like shall be minimized so as to
only be heard within a resident's own room.
4. Not more than four occupants of the NEHOD unit shall be allowed
to keep automobiles on the premises. The property owner, shall
require that such occupants provide information as to the make,
model, and registration number of any car owned or leased by such
occupant(s), and kept upon the premises, which information shall be
kept on file by the property owner. Occupant's motor vehicles shall
be parked only in designated parking spaces.
5. The owner's phone number, and the phone number of an alternate
emergency contact, shall be posted with the Nantucket Police
Department, the Nantucket Fire Department, and immediate abutters.
6. Occupancy of the neighborhood employee housing unit shall be
restricted solely to employees and their immediate family members,
as set forth in the Zoning By-law. Each employee resident (and all
adult members of their immediate family occupying the premises)
shall enter into an occupancy agreement which provides that the
right of the employee and their immediate family members to occupy
a space shall immediately terminate at such time as their
employment has terminated, or they are found to be in violation of
any of the rules set forth herein. A copy of this management plan
shall be provided to each occupant at the onset of their occupancy,
and shall also be posted within each dwelling unit upon the
premises.
7. The property owner shall make available to the occupants free
Nantucket Regional Transit Authority shuttle passes during the
period of their occupancy.
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------~---------------
01/16/2006 15: 16 FAX 5082285630
READE GULLICKSE
I4l 001
"g/l(~
-.-.
Ii If) ,DO
Town of Nantucket
~ONTNG BOA~ OF APPEAY
RECEIVED
BOARD OF ASSESSORS
AUG 1 7 2006
TOWN OF
NANTUCKET, MA
1...15T Of PAP-TIES IN t'NTt:R.EST lNTHE 1.V..TnkOFTltE Pf:I1TION Of .
PROPERTY OWNER...9~,~..~...~~~.~~~
MAIL.fNG A. OQ,RESS... ~(.C?.~.E!~~.~... ..9.'fg~~~~.I.. ,~~~~.~! ..~. ,~.~~~.~~~.!. LLP
. ..,3(J IJw.u... Suc...tt. 5 f-.
PROPER iY L.OCA TION............... ............... ...... ...... .........................
~~ I ~ f)r;1 f~L/'1" r
"'"SSESSORS MAPIPARCEL... .............. .::-.(..'7. ......... ,... ....~..j~
",PPLIC^NT'., ~~~~.,..~Y.U;.c;~'.~n/. .~~~!l.l. '~'~~'~~~:'~". .~~,........... ...
SEE ATTACHED PAGES
.1 c:enify ltm the foregoins'i$ alisI or PCf$or.s who'a.rt owners or abunins prope1"l,Y. O\lfnm or
IlJId <lireclly opjlQsitc on any 'Public or pri\'lu: Sl["tel Of w'Y:"lnd a~\lnel'J orthe ..bullcr, and &11
other lan<ll).....ners whhil'l )00 ft~t .of the pro perry lint of.owner's property, all as they "ppcu on
the mOst rtccnl"!'ppli'a~lc tax lisl (M.O.L. e. 40A, S~[ion It Zonini Codt Chapter 139:
Scclion 139.29,D(2)
.
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