HomeMy WebLinkAbout025-06
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
ff\~vch b3
, 200~
To: Parties in Interest and. others concerned with the
- uDeclslon of' the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
02S--<J((;
~(C'cJi-S() m LL- C!--
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
com~laint and certified copy of the .Decision must be given
to the Town Clerk so as received withi such TWENTY
(20) days.
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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 9139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
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NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 67, Parcel 435
Book 888, Page 307
Residential-Commercial 2
Lot 24
Plan File 30-0
5 Amelia Drive
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, March 10, 2006, at 12:00 P.M., in the
Selectmen's Meeting Room, in the Conference Room of the Town
Building, 37 Washington Street, Nantucket, Massachusetts, the
Board made the following decision on the application of SCOOTSAM,
LLC, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office
Box 2669, Nantucket, Massachusetts 02584, File No. 025-06:
2. Applicant is seeking relief by VARIANCE pursuant to
Nantucket Zoning By-law Section 139-16A (Intensity regulations -
front yard setback) to allow placement of a seasonal awning over
an outdoor dining area associated with the operation of the
restaurant currently known as ~Cinco", which would be located in
the front of the structure and as close as two feet from the
front yard lot line. Required front yard setback is a minimum of
20 feet. In the alternative, Applicant requests that the Board
deny relief and make a finding that no such relief is necessary
in that the awning is a temporary structure. The lot is
conforming in all respects and the Applicant is before the
Planning Board for a Major Commercial Development Special Permit
due to the seating capacity sought.
The Premises is located at 5 AMELIA DRIVE, Assessor's
Map 67, Parcel 435, Plan File 30-0, Lot 24. The property is
zoned Residential-Commercial-2.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board made no
recommendation as there were no issues of planning concern, and
the Applicant has also received favorable recommendations for the
project from the Nantucket Historic District Commission and the
Nantucket Board of Selectmen. There were several letters from
immediate abutters and other neighbors in favor of the project on
file. There was no opposition to the project, however the Zoning
Enforcement Officer did state at the hearing that he felt that
the awning should not be considered a temporary structure, and
that variance relief, if granted, would be the appropriate form
of relief.
4. Applicant, through counsel, stated that he proposes to
install a cloth awning which would be attached to the front of
the building along Amelia Drive, and be supported by a metal
framework bolted to concrete footings. The awning would have
.
mesh sides, which can be lowered or raised, depending upon the
weather conditions. Required awning lighting and fire safety
equipment would also be included in the installation. The
existing building, which is approximately eight years old, is
sited about 21 feet from the front yard lot line, and the
proposed awning would be sited as close as two feet from the
front yard lot line. A large portion of the patio area lies
unprotected wi thin the path of the summertime prevailing
southwesterly winds, and when the wind turns direction, the
entire patio area is exposed and buffeted by cold northeasterly
winds. Amelia Drive is a long, wide, straight roadway, with
little buffering vegetation, and unlike most of the roadways
outside of the downtown area, it has ample, open sidewalks on
either side of it. The road is also substantially developed with
commercial businesses. The Premises is currently surrounded by
vacant dirt lots on either side, and another vacant dirt lot lies
across the street, northeasterly from the Premises. Because of
the placement of the structure in this extremely open,
unprotected area, Applicant informs us that previous attempts to
shelter patio seating with umbrellas and portable heating units
have been unsuccessful, since the wind caused the units to topple
over onto the ground or tables, causing a potential safety
hazard. Given the current configuration of the structure and the
parking layout to the westerly side of the structure, including
handicapped parking immediately adjacent to the patio area,
Applicant has no other area upon the Premises in which to
reasonably accommodate the outdoor seating except in the front of
the restaurant. Because of the wind conditions, Applicant's only
alternative to provide a safe and convenient weather shelter for
the patio area is an awning.
5. Given the somewhat permanent nature of the proposed
awning, the Board was in agreement with the Zoning Enforcement
Officer's position that the awning in questions did not truly
consti tute a ~temporary structure". The Board did note that
awnings by their very nature are a type of structure to provide
convenient shelter from the elements, especially wind and
moisture, and are structures that one would normally expect to
intrude into the front yard setback and/or possibly overhang a
sidewalk as is common in the downtown area. The Board also noted
that there is currently pending a Town Meeting warrant article
which would reduce required front yard setback in this R-C-2
zoning district from 20 feet to ten feet. The Board further
notes that outdoor dining has become quite popular in the past
few years, and that several restaurants scattered throughout the
Island have similar awnings, in order to make outdoor dining more
pleasurable for their patrons. Such structures comply with the
purposes and intent of the By-law, in that they promote safety
and convenience for the public, and to prohibit the Applicant
from having such an awning would effectively act to prohibit
Applicant's right to use its outdoor area on most evenings,
causing substantial financial hardship to the Applicant. The
Board therefore finds, that owing to the shape and topography of
,"
the Premises and the structures thereon, especially affecting the
Premises but not affecting generally the zoning district in which
the Premises is located, a literal enforcement of the provisions
of the Zoning By-law would involve substantial hardship to the
Applicant, and that desirable relief may be granted without
substantial detriment to the public good and without nullifying
or substantially derogating from the intent and purpose of the
By-law.
5. Accordingly, by UNANIMOUS vote, the Board GRANTS the
requested relief by VARIANCE from the provisions of Zoning By-law
Section 139-16A to allow the front yard setback reduction with
the placement of the awning as proposed, based upon the following
conditions:
a. The awning shall be located no closer than two feet
from the front yard lot line along Amelia Drive;
b. The awning shall be constructed in accordance
Certificate of Appropriateness No.47,634 as approved by
Nantucket Historic District Commission, and may be amended
time to time; and
with
the
from
c. If at any point in the future the Applicant proposes
to convert the cloth awning and framework into a more permanent
overhanging structure, such as a porch or deck, further relief
from this Board shall be required to permit such conversion.
Dated: Marc~006
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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 12:00 P.M.. FRIDAY, MARH 10,2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
SCOOTSAM, LLC
BOARD OF APPEALS FILE NO. 025-06
Applicant is seeking reliefby V ARlANCE pursuant to Nantucket Zoning By-law
Section 139-16A (Intensity regulations - front yard setback) to allow placement of a
seasonal awning over an outdoor dining area associated with the operation of the
restaurant currently known as "Cinco", which would be located in the front of the
structure and two feet from the front yard lot line. Required front yard setback is a
minimum of20 feet. In the alternative, Applicant requests that the Board deny relief and
make a finding that no such relief is necessary in that the awning is a temporary structure.
The lot is conforming in all respects and the Applicants are before the Planning Board for
a Major Commercial Development Special Permit due to the seating capacity sought.
The Premises is located at 5 AMELIA DRIVE, Assessor's Map 67, Parcel 435,
Plan File 30-D, Lot 24. The property is zoned Residential-Commercial-2.
&c& WQU^-9
Dale Waine, Chairman
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, MA 02554
CASE NO. O-Z}~
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Scootsam, LLC
Mailing address: 5 Amelia Drive, Nantucket, MA 02554
Applicant's name(s):_same
Mailing address:_same
Locus address:_5 Amelia Drive Assessor's Map/Parcel:_67-435_
Land Court Plan/Plan Book & Page/Plan File No.:_30-D Lot No.:_24
Date lot acquired:_5/13/04 Deed Ref.!Cert. of Title:Book 888, Page 307 Zoning District: RC-2
Uses on Lot - Commercial: None_ Yes (describe)_restaurant
Residential: Number of dwellings_ Duplex_ Apartments ~ Rental Rooms
Building Date(s): All pre-date 7/72?_ or_1998_C ofO(s)?Jes_
Building Permit Nos:_ 44-98
Previous Zoning Board Application Nos.:
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:
Ap plicant req nests a Variance from the front yard setback provisions of ~ 139-16A of the by-law, to allow
for the placement of a seasonal awning, which will be located two feet from the front yard line. Reqnired
front yard setback in this district is 20 feet, however pending TM warrant article if approved wonld rednce
front yard setback in this district to 10 feet. 1n the alternative, applicant reqnests that the Board fwd that
no such relief is required, in that an awning is a temporary structure.
I certify that the. formation contained herein is substantially complete and true to the best of my
knowledge, und the pains and penalti of perjury.
Applicant Attorneyl AgenX
(If not owner owner's attorney, plea e enclose pr f of agency to bring this matter before the Board)
FO .ZBA ICE USE
Application received on:LbO I.!iQBy: .. _ _ Complete: Need copies?:
Filcd with Town Clerk:R~ ~Ian~~.;~~ . I / R..n~b.g Jl<pt : I I~: 6- r;>) V
Fee deposited with Town Treasurer~BY: ~aiver requested?:_Granted:_/_/-
Hearing notice posted with Town Clerk~f P~ailed:2J-~~&M: :Jo.3Jtlf1& 3J -.2J ()(jJ
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
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Town of Nantucket
ZONING BOARD OF APPEAL~
LIST OF PARTlES IN INTEREST IN TIlE MATTER OF TIlE PETITION OF .
Sc.cot So;;J "'" LL L
PRO PER TY 0 WN E R . . . . . . . . . . .. . . . . .. . . . . .. . .. .. . . ..I, . . . . .. .. . . . . . . . .. .. .. .. . .. .. .. . . .. ...
MAILING A DQRESS... ~/.9. '~'~~~'~"" .~.l!fJ~~~~~~.... .~.~~~.l7!.. .~..~.~~~.~~~.~. LLP
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PROPERTY LOCATION.............................. .....................................
(07- 43S-
A.SS ESSORS MAP!? ARCEL...... ...... ...... ............ ........ .........................
APPLICANT.. .~~.~.4~1. .9':l.Pt.c;.~~.~~ 1. .~~.':l.~~r..~. ~~.~.~~:.~!.. .~~~...............
SEE ATTACHED PAGES
I cenify that the foregoing is a list of persons who'are Owners ofabuning propeny, owners of.
land directly opposite on any public or private street or waY;'l.nd abutters of the abutters and all
other land .owners within 300 feet of the property line of owner's property, alias they appear on
the most recent applicable tax list (M.G.L. e. 40A, Section II Zoning Code Chapter 139:
Section 139.29D (2)
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OF LAND IN
NANTUCKET, MASS.
SCALE: 1-..3()' OAT!: ./-"...ce, /J.200'-
Owner: .-Sc,QOT..s41.-f." ,.<..{(". . . . . .
Deed:M $er; . ~ ~Q 7. Plan ~. ';5(J -p 4?T:~
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CHARLES W. HART & ASSOCIATES. Inc.
SANFORD BOAT BUILDING
49 SF ARIS AVENUE
NANTUCKET. MASS. 02554
(5~) 228-8910 H- /' /tJU
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CEATIFIC-.TE NO: -=t 7 (p 3'-1 DATE 'SlUED: 2/.., I tIJ.6
ApplICIIIan 10 \fit H18~ D18TAlCT COMMI8$ION, NlIrtIIc.UI. ~. flit .
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48. Martin, Christopher 1 Rosaly Lane - Sconeet Ext. Addition
Sltting Mr. McLaugblin, Mr. Roaeveen, Ms. Williams, Ms, Norton, Mrs. Hill Holdgate
Alternates Ms. Coombs, Ms. McCrae
Representing
Concerns
Motion
Vote
49. Fullex, Jim
Sitting
Alternates
Representing
Concerns
Motion
Vote
50. Ruley, Bob
Sitting
Alternates
keprcsenting
Concerns
Motion
Vote
~~t:l.:U~ ('J(L
~
P"'pos~1I MI,,"'n /M 2/()7106
13.1.4/32
As-built conditions, existing structure
Ms. Williams view with as-builts
5-0
2~4
Certificate"
3 Washington Avenue ~ MAD PoolIFence
MJ. McLaughlin, Mr. Ro"evecn, Ms. With_ms, Ms. Norton, Mrs. Hill Holdgate
Ms. Coombs, Ms. McCrae
Val Oliver
60.2.1129
Ms. Williams view
5-0
2""
Certificate II
12 Toms Way ScrcenCd Porch
Mr. Mclaughlin, Mr. Rogeveen, Ms. Williams, Ma. Norton, Mrs. Hill Holdgate
Ms. Coombs, Ms. McCne
Va) Oliver
67/47
Mrs. Hill Holdgale approve
5-0
2-
Certl6eate t#
47633
51. Snargis, Michael S Amelia Drive Awniag 67/435
Sittina Mr. McLaughlin, M... Roaeveeu,. Ms. Williams, Ms. Norton, Mo. Hill Holdgate
Alternates Ms. Coombs, Ms. McCrae
Reple6enting Val Oliver, Michael Sbqis (seascmal awnins, leave frame up, can leave it up year round)
Concerns
Motion Mrs. Hill Holdgace approve 2....
Vote 4-1 (Ms. Norton) Certificate II 47634
52. Levesque, Pat t lU.iDbow', End New Dwelling
Sitting Mr. McLaughhn, Mr, Roggeveen. Ms. Williams, Ms. Coombs, Mrs. Hill Holdgate
Ahernates Ms. McCrae, Ms. Nonon
Representing Steve BlashfJeld, Pat Levesque
Concerns Gambrel part should not be part of design. should view with pole&, cast elevation design, symrndJ:y, dormers, need
variety in design, eave heights are Ame
Ms. Williams view with three poles
5-0
.;'liiti~\I~i;lii..;.:lI!liliillUdllllli:h.. ....,~. ....'.iI!. .. .
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Sittmg Mr. Mclaughlin, Mr. Roggeveeo, Ms, Williams, Ms. Norton, Mrs. Hill Holdgate
Alternates Ms. Coombs, Ms. McCrae
Representing
Concerns
Motion
Vote
Motion
Vote
80/328
2'"
CertlOeate "
1 \. i' I. '2J~ I, (...-' I .. I ~I .~.~,.j .
71 ~, il' !
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Review of report, consultant to be hired by staff
Ms. williams view
5-0
2'"
Certilic:ate #
54. Davis Lane Assoclation 7 Davis Lane Move off
Sitting Mr. McLaughlin, Mr. Roggeveen, Ms. Williams, Ms. Nanon . Mrs. Hill Holdgate
Alternates Ms. Coombs, Ms. McCrae
Representing Stacy Gibbons
Concerns Age of structure
Motion Ms. Williams vIew
V Ole 5-0
82n3
2""
Certificate II
CutiJe~
Of
Nantucket
8 Amelia Drive
Nantucket, MA 02554
Re: Cinco Awning Proposal
February 1, 2006
To Whom It May Concern,
I am in complete support of Michael Sturgis adding an awning outside of his restaurant,
Cinca, located on Amelia Drive. I feel it would be a wonderful enhancement to the street
& help to create the ambiance that the businesses on Amelia are trying to achieve.
Sincerely,
..---...------,
----/
Sara S. O'Reilly
Owner
GLlDDEN & GLIDDEN, P.C.
ATIORNEYS AT LAW
P. O. Box 1079
37 CENTRE STREET
NANTUCKET. MASSACHUSEITS 02554
JAMES K. GLIDDEN
RICHARD J. GLIDDEN
JESSIE M. GLIDDEN
50&228-077 1
FAX 50&228-6205
GLIDATfY@NANTUCKET.NET
February 2,2006
Nantucket Planning Board
Board of Appeals
1 East Chestnut Street
Nantucket, MA 02554
RE: Cinco Restaurant
5 Amelia Drive
Dear Board Members:
I own the property at 7 Amelia Drive which abuts the restaurant owned and operated by Mr.
Sturgis. I have reviewed his plans for an awning and heartily endorse this request.
Additionally, I understand the restaurant would also need a parking waiver for eleven
parking spaces which, i y opinion, is not a problem.
Mr. Sturgis takes eat pride in the appearance and operation ofthis restaurant and I am
confident that t granting of the requested relief will only enhance property values in the
neighborhoo
Thanking ou for your time and consideration I remain
Richard J. Glidden
RJG:cjp
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Robert S. Sha-pirQ, M.D.
57 Pocomo Road
PCB # 2329
Nantucket, MA 02584
(508)-228-3030
Fax (508)-325-0030
Bnail: RSSLKS@pobox.com
January 30, 2006
Nantucket Planning Board
Nantucket Zoning Board of Appeals
Nantucket, MA 02554
Re: Application by Cinco Restaurant
Dear Board members:
I am writing in support of the application by MichaelSturgis dba Cinco Restaurant for the installation of
limited outdoor dining under an awning at the front of his facility on Amelia Drive.
This restaurant has proven to be a welcome and unique addition to the choices available for Nantucket
dining. Michael and his wife have created a beautiful and well managed establishment, of which they can
be quite proud. They need to be able to provide an outdoor dining environment for those customers
that prefer to do so and this limited enlargement will accomplish that end.
The restaurant is in an essentially commercial environment and, assuming there is no loud outdoor music,
should not be offensive to the residents in the immediate surrounding area.
I support this endeavor.
Very truly yours,
~f--4.~
Robert S. Shapiro, M.D.
i3J '\in mo'?jj--_.o-":\\
v .1t-.,~.._......, ;
. J I
I
I
4
IITillA@~~ ~ye
18 essex road, nantucket, massachusetts 02554 . ph: 508.325.7163 fx: 508.325.4353
www.mindseyeonline.com
1/30106
Marianne Hanley
6 Young's Way
PO Box 2669
Nantucket, Ma 02554
Dear Marianne,
I received your letter regarding the installation of an awning to cover the front patio at
Cinco's. I work for Mind's Eye Productions and our office is across the street from
Cinco's parking lot. I believe the addition of an awning would add to the beauty of the
street and would enhance the curb appeal of the restaurant. For the record, I am in support
of this project and hope to see it completed in the spring.
Sincerely,
-11/~ /,)j,}-H
Michele Lindstedt
Account Planner
Mind's Eye Productions
'..
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1/27/06
Dear Michael;
Thanks for stopping by and filling us in on your plans to put an awning up over
your patio at Cinco. Plum loves the idea of your restaurant having covered
outdoor seating. I think it will add a nice feel to Amelia Drive. You are a
wonderful neighbor. Good luck with this new project.
Sincerely,
Kate Brosnan
General Manager
plum television www.plumtv.com
CHIP WEBSTER
& ASSOCIATES
9 Amelia Drive
Nantucket, MA 02554
508-228-3600 FAX -3630
NANIUCKEf
BOSTON · BOUIDER
1.888.218.7200
www.cwa-arch.com
January 25,2006
Town of Nantucket
Planning Board
Chestnut Street
Nantucket, MA 02554
Dear Planning Board:
As the adjacent neighbor to Cinco Restaurant I am writing to express my
support of Michael Sturgis and Cinco in installing an awning on the front of
the building. Cinco has been an excellent addition to Amelia Drive and I
have not experienced any problems with noise or traffic. I think an outdoor
patio will be a nice addition to the restaurant.
Sincerely,
C~\ \\7
Chip Webster