HomeMy WebLinkAbout018-06
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: Itpvr'( 7
, 200G
To: Parties in Interest and. Others concerned with the
. Decrsronof the BOARD OF, APPEALS in the Application of the
following:
Application No.: 0 / f~CJ~
Owner/Applicant: ~ '{Over <LnVJ I .En (! / (A-k~
ICe IYlalh '3flee+::t"n I J?VI ~..) ~, ({-set+=' emd
. W ta-Ul'tl cpr) 'tre. ({ / ~r{h C-t.~
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 s s to be ceived within such TWENTY
(20) days.
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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1,Parcel 111
76 Main Street
Residential-Old Historic
Plan Book 17, Page 102
Lot 1
Deed, Book 682, Page 159
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
Conference Room, in the Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, the Board made the following
decision on the Application of SEAFARER INN, INC. (AKA 76 MAIN
STREET INN, INC.), FOR ITSELF AND FOR DAVID CANTRELL, PRINCIPAL,
of 76 Main Street, Nantucket, Massachusetts 02554, FILE NO. 018-
06:
2. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A (expansion/alteration of
a pre-existing nonconforming structure/use). Applicant proposes
to alter and expand the rear annex that contains six rental
guestrooms and that is used in conjunction with the "76 Main
Street Inn", a licensed guesthouse property that contains a
total of 20 rental guestrooms. The rear structure currently has
a flat roof with a height of as low as about 7 feet 2", with
another gabled section that has a roof height of about 12 feet.
The roof would be altered so that the entire roof would then be
gabled with a maximum ridge height of 14 feet. The work would be
done within the existing footprint and without coming any closer
to the side or rear yard lot lines than the existing structure.
There would be no increase in the intensity of use of the
structure. The Locus is nonconforming as to use with the
guesthouse; as to parking with there being insufficient spaces
provided on site; and as to side and rear yard setbacks with the
subj ect structure being sited as close as about 3. 6 feet from
the westerly side yard lot line, as close as about 3.7 feet from
the easterly side yard lot line, and as close as about 3.5 feet
from the rear yard lot line, and with the garage being sited as
close as about 2.9 feet from the easterly side yard lot line, in
a district that requires a minimum side and rear yard setback of
fi ve feet. The primary structure is conforming in all respects
and the lot is conforming as to lot size, ground cover, frontage
and front yard setback.
The Premises is located at 76 MAIN STREET, Assessor's
Map 42.3.1, Parcel 111, Lot 1 in Plan Book 17, Page 102. The
property is zoned Residential-Old-Historic.
1
3. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
recei ved at our public hearing. The Planning Board made no
recommendation, on the basis that no matter of planning concern
was presented. Except for the presentation by the Applicant
there was no support or opposition presented at the public
hearing.
4. The Applicant stated that he wished to alter and extend
the roof system of an ancillary pre-existing nonconforming
structure located to the rear of the property and sited wi thin
the required five-foot rear and side yard setback areas. The
structure is clearly visible on the 1957 aerial in the Town
records and sited substantially in the same location and
configuration and thus is validly grandfathered as to siting and
use. The structure is used in conjunction with the licensed
guesthouse use of the primary structure as an additional six
rental rooms with the main structure containing 14 such rental
guestrooms for a total of 20. The main portion of the structure
currently has a flat roof and Applicant proposes to renovate the
structure and raise the roof height from a low point of about
7' 2" to a maximum height of 14 feet in order to construct a
gable roof on the existing wall system and within the existing
footprint without coming any closer to the lot lines than the
existing structure and without increasing the conforming ground
cover. The use would not be changed and no other alterations are
proposed under this Application. Applicant stated that the
renovation would be a benefit to the neighborhood as the
structure would be made more architecturally appropriate for the
Old Historic District as defined by the Nantucket Historic
District guidelines as well as making the structure more
structurally sound. The project has received approval of the
design by the Nantucket Historic District Commission ("HDC") in
Certificate of Appropriateness No. Lf'Z70...3. No additional parking
is required as there is no expansion of the number of guestrooms
proposed.
5. Therefore, based upon these facts, the Board of Appeals,
makes the finding that the proposed alteration and expansion of
the six-unit rental guestroom structure by raising the roof
height with the change from a flat roof to a gable roof, subject
to the conditions herein set forth, would be an increase of the
massing of the structure within the required side and rear yard
setback areas. However, the Board also finds that said increase
would not be substantially more detrimental to the neighborhood
than the existing nonconformities. The proposed renovation would
be a public benefit and would not create any new nonconformity.
2
6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33.A, allowing the proposed alteration as requested
by the Applicant, subject to the following conditions:
(a) All work shall be done in substantial conformity
with the plans approved by the Nantucket Historic District
Commission under Certificate of Appropriateness No. tf7, 703 ,as may
be amended from time to time;
(b) The alterations shall be performed within the
existing footprint as shown upon the "Mortgage Inspection Plan",
done by Michael S. Bachman, registered land surveyor, dated
January 3, 2001, a reduced copy of which is attached hereto and
marked as Exhibit A plan; and
(c) There shall be no further change in
expansion of the six-unit guestroom structure without
relief from the Board of Appeals.
Dated: April~, 2006
i'
Dale Waine
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NOTE'
LOT NO !:IUILDING5 5HOWN HeREON PREDATE
NANTU~ ZONIN& !:IV -LAW, TrERE I~ NO WILDIN6
Ac.TIVITY FOR EXTERIOR c.ot6TRuc.TION
!'>INC.E ADVENT OF THE !:IV-LAW.
107,61'
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wont vMIN!M,.&
CURRENT ZONING: ROH
MINIMUM LOT SIZE: 5000 S.F.
MINIMUM FRONTAGE: 50 FT.
FRONTYARD SEtBACK: NONE
SIDE AND REAR SE1BACK: 5 FT.
ALLOWABLE G.C.R.: 50ll:
EXISTING G.C.R.: J8.8%:I:
FOR PRCPERTY UNE OEmIIIINAl1ON ntlS PlOT PlAN
REUES ON CURRENT DEEDS AND PlANS OF RECORD.
IIERIFlED BY F1EUl IIEASUREIIENlS AS SHOYoW HEREON.
ntlS PlAN IS NOT REPIlES9I1Dl 1\] BE A mu:
EXA!!!NAl1ON OR A REIXlRDA8lL SIJR\IE'/.
I HEREBY CERl1FY 1\] ntE BEST OF IN KNQ'/UDCE
ntAT ntE PRDllSES SHOWN ON lHIS PlAN ARE
LOCA1ED wnHIN 1HE or:' ZllNE AS DEJJNEA1ED
ON lHE "F1R1t' MAP OF COIlIIUNlTY NO. 2eo2JO:
MAss. EFfECllVE: 7-2-82 BY ntE FmERAL
DlERGENCY lIANACEIIENT AGENCY.
N.B, 241 46
MORTGAGE INSPEC~ON PLAN
IN
NAN1UCKET, MASSACHUSETTS
SCALE: 10=20' DAlE: JAN.J.:ZOOl
DEED REFERENCE: Dd,Bk.~9 Pg.234
PLAN REFERENCE: SEE PLAN
ASSESSOR'S REFERENCE:
MAP: 42.J.l PARCEL: 110 '" 111
PREPARED FOR:
DAVID c.ANTRELl-
NANl1JCKET SURVEYORS INC.
5 WlNDV WAV
NANl1JCKE~ MA. 02554
N-7086
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 WNING 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:
SEAFARER INN, INC. (AKA 76 MAIN STREET INN, INC.), FOR ITSELF AND
FOR DAVID CANTRELL, PRINCIPAL
BOARD QF APPEALS FILE NO. 018-06
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (expansion/alteration of a pre-existing nonconforming
structure/use). Applicant proposes to alter and expand the rear annex that contains six
rental guestrooms and that is used in conjunction with the 76 Main Street Inn, a licensed
guesthouse property that contains a total of 20 rental guestrooms. The rear structure
currently has a flat roof with a height of as low as about 7 feet 2", with another gabled
section that has a roof height of about 12 feet. The roof would be altered so that the entire
roof would then be gabled with a maximum ridge height of 14 feet. The work would be
done within the existing footprint and without coming any closer to the side or rear yard
lot lines than the existing structure. There would be no increase in the intensity of use of
the structure. The Locus is nonconforming as to use with the guesthouse; as to parking
with there being insufficient spaces provided on site; and as to side and rear yard setbacks
with the subject structure being sited as close as about 3.6 feet from the westerly side
yard lot line, as close as about 3.7 feet from the easterly side yard lot line, and as close as
about 3.5 feet from the rear yard lot line, and with the garage being sited as close as about
2.9 feet from the easterly side yard lot line, in a district that requires a minimum side and
rear yard setback of five feet. The primary structure is conforming in all respects and the
lot is conforming as to lot size, ground cover, frontage and front yard setback.
The Premises is located at 76 MAIN STREET, Assessor's Map 42.3.1, Parcel
111, Lot 1 in Plan Book 17, Page 102. The property is zoned Residential-OId-Historic.
~W~
Dale Waine, Chairman ---
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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NANTUCKEt ZONING BOARD OF APPEALS
" t1 1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASE NO.Qfr?'-CJt?
FEE~ ~300.00
APPLICATION FOR RELIEF
Owner's name(s): >B:::lWY'-ey- ~n(). Icrn{l./.{IJ-/G4. 7~ fflOrh Str'ee-rIf)()/ X:J?C, )
-7;~:'~~:~:',!;;(~I~-1!J~f~~1~~~;;r!t;/rp'!fJ~~~(j-_./ .---
Mailing address:, 7 . . c 0 e' a iucu !J7 0 '05S.
'Locus'address: 7~ mOln S1-ree.r Assessor's MaplParcel: L), I II
Land Court Pla~n Bo~k & P~lan File NQ.: /7/1 () .:J.-; 0
Date lot acquired:_1J~6 ( Deed Ref./Cert. of Title: t,?~ / / s-9 Zoning District: RoH
. .. I . .
~.es on Lot - Commerelal: None _ Yes (deseribe) aD - f) Ci3U! tU-es'fhoor~
o Residential: Number of dwellings_ Duplex~ Ap , ents_Rental Roomsq~
. B~nding Date(s): All pre-date 7/721 V or C of O(s)? '
BUilding Permit Nos:
Previous Zoning Board Application Nos.: /I )OI)~ ./
State below or on a separate addendum specific reli~f sought (Special Permit, Variance, Appeal), Section of
the Zoning By.;.law, and supporting details, grounds for grant of relief, listing any existi~ nonconformities:
Aiff? Mot) f / 's- 5'ee~1 hq 5fle cib. r (fxym If reit'e f' ora e r. ec"fi bl)
IJ9-33f1 In ord~( Ira cfnn9~~~ rmf2- 9-r,uc'fife, of2 +he
I f)() t' sruaO'Cl '/Q.. (f; " f}u) "fa C rttJm 0 (I m;~, w1Y1r r ~ Ii')q!ffi hq
:v- /t1€- 5*'(/C~ QVrr€ n1-Ltt naS a "t"ta.1-rodf ornd I
~90;:t'i-. rd fM Ckmqe1 'to c:Lt 7!r2- (j)l-kh.. Lt UII\~
~ . -f L/.XJJ . of- L>e. em wo.\1e>cQ and!.. '/fI'4- 5+W?'f<.ve..w Id(
~QQ... ltJ O-U {6( () "-tV&. (crt- ({ h-e 9. No eGo Y\jJ2. \J1A \JCQ VJ n ~c9,
td '00 c:. ~ of'€vif;cct C\ 0'9. ~. 5:'f-rUc~ wcuYdJ 0<,-
o. Ker'ti\l cn... 1 . ' 0'\7/<]/1 (the 'h-, a.VJoJ'f ,1'-/ A::i7 Y-S ;'Jrh~s:t.
U{\ Q/\p~ Cv ~om G ..s ~ -r, 'Iv(' t2t'GX I
I certify that the information contained herein is substantially complete and true to the best of
knowledge, under the pains and enalties of perjury.
SIGNATURE: - ~ Applicant P< Attorney' Agent
(If not owner or owner's attorney, please enclose proQf of agency to bring this matter before the Board)
FOJ1WA~FICE USE 0
Application received on: Li?O,[fQ By: ~c:>>J ..0_ Complete: ~eed copies?:
Filed with Town Clerk:.eYJ.i1 &Pla~ ~n.rd' _-t---+ _ lIuilding DePt.:~_/~Bf;r;9({j
Fee deposited with Town Treasurer:~~ By:!-eJUl)waiver requested?:--:.-Granted: ,-,-
Hearing notice posted with Town clerk:(~Jl*~.i1ed: ~~r12I&M: ~~& ~ ~O()
Hearing(s) held on:_I_I_Openedon:-1_I_ Continued to:_'_'_Withdrawn?:_'_'_
DECISION DUE BY: , , Made: ul '__ Filed wrrown Clerk:_'_'_Mailed:_'_I_
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Town of Nantucket
ZONING BOARD OF APPEAL&
REceIVED
BOARD OF ASSESSORS
JAN 1 7 2006
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OwNER..,..,..,.., S)1nt.: ,9,..~" ,(;~~ ,~l;
. ", \
MAILrNG ;DDRESS................ J..~... .M.hl. .~...Q:C....... ..'.:.......
PROPERTY LOCA TIOi~............ ..j..~... ..~c..r;.!..... ~'f..................
. 'ASSESSORS MAPfP ARCEt:...... 4.?;.. 3...1........... n.\../..\. U?................
APPLICANT......,.., ..~.. ,.., ",..,......,..,..,..,..,.."..,..,.."'..,..",,
\)b r -- 21-0" 2cJ ]3
SEE ATTACHED PAGES
1 certi fy lhalthe foregoing is lI. list of persons who ue owners of abutting property, owners of
land direct I" opposite on lIlY public or private street or way; and a.butter.s of the abutters and all
other land owners within 300 feet of the, property Iirie of owner's property, all a3 they appear ?n '
the most recent applicable tax list (M.G.L. c. 40A, Section 1\ Zoning Code Chapter 139.
Section 139.290 (2) _
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ASSESSOR'S OFFICE
Town of Nantucket
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