HomeMy WebLinkAbout063-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
5€z~t1V\~'1 2005
To: Parties in Interest and. Others concerned with the
DecIsIon of the BOARD OF APPEALS in the Application of the
following:
Application No.: 0Co3-05'
Owner/Applicant: Son )Co- 'l-y t+-eC\~ Go If' Cw ~, :r/!)(l.
Gnd Rct~t 'F. Gre~V)/ '/I arxt mCJ.1
G~~ Ie.- G-r:eeh V)"'{ 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 Decision must be given
to the Town Clerk so as to be received wit in 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 ~139-30I (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
One East Chestnut Street
Nantucket, Massachusetts 02554
Sankaty Head Golf Club, Inc.:
Assessor's Map 23, Parcel 8
18 Hoicks Hollow Road
Greenhill:
Assessor's Map 23, Parcel 9 (part)
8 Hoicks Hollow Road (part)
Limited Use General-3 (both parcels)
Cert. of Title No. 15816
Land Ct. Plan 10070-A, Lot A
Cert. of Title No. 6994
Land Ct. Plan 9314-E, Lot 1
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, September 9, 2005, at 1:00 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 SANKATY HEAD GOLF CLUB, INC.
(Owner and Easement Holder-Applicant}, and ROBERT F. GREENHILL
and MARY GAYLE GREENHILL (Owner of Land Subject to Easement), c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 063-05:
2. The Applicant, Sankaty Head Golf Club, Inc. ("Sankaty")
is seeking a MODIFICATION of SPECIAL PERMIT and VARIANCE relief
granted in the Decisions in Board of Appeals Files Nos. 045-90,
and 030-05, in connection with the moving of three buildings and
the swimming pool at its Sankaty Head Beach Club, because of
severe coastal erosion, as permitted by the Decision on BOA File
No. 030-05. The Applicant is now negotiating with the abutting
owners (Greenhills) to obtain an additional easement to enable
the Applicant's buildings, the swimming pool, adjacent spa and
other buildings, to be moved farther away from the eroding
coastal bank than was previously proposed, and has been
authorized by the abutting owners to file this Application. The
locus consists of Lot A on Land Court Plan 10070-A, owned by
Sankaty, and an easement area wi thin Lot 1 on Land Court Plan
9314-E, owned by Robert F. Greenhill and Mary Gayle Greenhill
(the "Greenhills"). In addition to the easement area 70 feet
wide along the northerly boundary of Lot A with Lot 1, the new
easement area will include a strip of land 50 feet wide along the
westerly boundary of Lot A with Lot 1, from the northerly line of
Hoicks Hollow Road along Lot A and extending to the westerly
boundary of the easement area 70 feet wide. The proposed siting
is shown upon a plan by Charles W. Hart & Associates, Inc., dated
July 29, 2005, a reduced copy of which is attached hereto as
Exhibi t A-2. Ground cover upon Lot A will be reduced by the
proposed changes, as the swimming pool will be relocated so that
more of it lies within the easement area. Building C, now lying
partially wi thin Lot A, will be entirely wi thin the easement
area. The locus consists of property owned by Sankaty shown on
Assessor's Map 23, Parcel 9, and shown on Land Court Plan 10070-A
as Lot A, and a portion of property owned by Greenhill shown on
Assessor's Map 23, Parcel 8, and shown on Land Court Plan 9314-E
as Lot 1. The locus is situated in a Limited Use General-3
zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation. Except for the presentation by Sankaty's
representatives, no support or opposition was presented at the
public hearing, in person or by correspondence. The Greenhill's
counsel was present to confirm that negotiations had been
completed concerning the additional easement grant.
4. Applicant, through counsel, represented that the basic
facts regarding the status of the locus, including appurtenant
easements and the structures thereon, and the relief at present
in place for their relocation, is set forth in the Board of
Appeals Decisions in File Nos. 045-90 and 030-05. As a result of
the continuing erosion of the coastal bank, Sankaty is in the
process of obtaining an additional easement from the Greenhills
upon a strip of land within the Greenhill property, 50 feet wide,
running between the northerly line of Hoicks Hollow Road and the
extended northerly line of the present easement area. This will
result in the swimming pool being moved partially into the new
easement area, as well as other minor changes in the
configuration of the Beach Club facilities, as shown upon the
Exhibi t A-2 plan, and will also allow for future changes as
necessitated by the erosion.
5. Applicant represented that as stated in the Decision in
File No. 030-05, it was difficult to analyze the ground cover
status upon the Sankaty land, because of the continuing erosion.
In any event, however, the amount of ground cover on the Sankaty
land would be further reduced by the fact that more of the pool
area would be sited upon the Greenhills' property. As to the
easement area, it was part of a large conforming lot owned by the
Greenhills and the maximum ground cover on that lot would not be
exceeded due to the relocation of the structures onto their land.
6. Therefore, based upon the continuing erosion and the
need for Sankaty to move the swimming pool and other buildings
and reconfigure the site in order to preserve its present use and
prevent environmental damage which would be the probable result
of inaction and the subsidence of the existing pool, the Board of
Appeals, by a UNANIMOUS vote, made the finding that the proposed
changes would not be substantially more detrimental to the
neighborhood than the existing conditions or other permitted uses
of the locus. Accordingly, the Board of Appeals, by UNANIMOUS
vote, GRANTED the requested MODIFICATION of the SPECIAL PERMIT
relief granted in the Decisions in BOA File Nos. 045-90 and 030-
2
05, for the further relocation and reconfiguration of the site as
shown upon Exhibit A-2.
7. Therefore, as to the requested modification of Variance
relief, the Board of Appeals, by UNANIMOUS vote, found that owing
to circumstances relating to the soil conditions, shape and
topography of the locus (specifically, the eroding coastal bank),
especially affecting the locus and the structures thereon and not
affecting generally the LUG-3 zoning district, a literal
enforcement of the provisions of the Zoning By-law with regard to
setbacks from the lot line between the Sankaty property and the
portion of the Greenhills' land which lies wi thin the easement
area would involve substantial hardship to Sankaty, and that
desirable relief may be granted without substantial detriment to
the public good and without nullifying or substantially
derogating from the intent or purpose of the By-law.
Accordingly, also by UNANIMOUS vote, the Board of Appeals GRANTED
the requested MODIFICATION of VARIANCE relief in the Decision in
BOA File Nos. 045-90 and 030-05, from the setback provisions
contained in By-law ~139-16.A, for the relocation of the swimming
pool as shown upon Exhibit A-2.
8. Relief herein is granted upon the following conditions:
(a) The reconfiguration of structures and placement of
the swimming pool shall be performed in substantial accordance
with Exhibit A-2, a reduced copy of which is attached hereto.
(b) Sankaty Head Golf Club shall obtain and record an
easement from the Greenhills for the additional easement area
prior to performance of any additional work authorized by this
Decision. (If for any reason Sankaty does not obtain this
additional easement, it may proceed with the work as authorized
by the Decision in File No. 030-05).
Dated:
~+. a (0
, 2005
F:\WpS\sankaty\Beach Club\ZBA DEC 063-05.doc
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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 SEPTEMBER 9, 2005, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
SANKATY HEAD GOLF CLUB, INC. AND ROBERT F. GREENHILL AND
MARY GAYLE GREENIDLL
BOARD OF APPEALS FILE NO. 063-05
Applicant, Sankaty Head Golf Club, Inc., is seeking a MODIFICATION of
SPECIAL PERMIT and V ARIANCE relief granted in the Decision in BOA File Nos.
045-90 as modified in 030-05, in connection with the moving of three buildings and the
swimming pool at the Sankaty Head Beach Club, because of severe coastal erosion, as
permitted by the decision in File No. 030-05. The applicant is now negotiating with the
abutting owners to grant the applicant an additional easement, to enable the applicant's
buildings, the swimming pool, adjacent spa and other buildings, to be moved farther
away from the eroding coastal bank than was previously proposed, and has been
authorized by the abutting owners to file this application. The locus consists of Lot A on
Land Court Plan 10070-A, owned by Sankaty Head Golf Club, Inc., and an easement area
within Lot I on Land Court Plan 9314-E, owned by Robert F. Greenhill and Mary Gayle
Greenhill. In addition to the easement area 70 feet wide along the northerly boundary of
Lot 1, the new easement area will include a strip of land 50 feet wide along the westerly
boundary of Lot I, from the northerly line of Hoicks Hollow Road along Lot I and
extending to the westerly boundary of the easement area 70 feet wide. The plan for this
project is available at the Zoning Board of Appeals office. Ground cover upon Lot A
would be reduced by the new proposed changes, as the swimming pool would be
relocated so that more of it lies within the easement area, and Building C, now lying
partially within Lot A, will be entirely within the easement area.
The Premises is located at 18 HOICKS HOLLOW ROAD (Sankaty Head),
Assessor's Map 23, Parcel 9, Land Court Plan 10070-A, Lot A; AND PART OF 8
HOICKS HOLLOW ROAD (Greenhill), Assessor's Map 23, Parcel 8 (portion), Land
Court Plan 9314-E, Lot 1. The property is zo e L' . d-Use-G ral-3.
Dale Waine, halfman
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 N04;z3 -05
FEE: $300.00
APPLICA TION FOR RELIEF
Owner's name(s):
Mailing address:
Applicant's name(s):
Sankatv Head Golf Club. Inc.. Robert F. Greenhill and Mary Gayle Greenhill
c/o Reade. Gullicksen. Hanley & Gifford. LLP
Sankatv Head Golf Club. Inc.
Mailing address: 6 Youn2's Way. Post Office Box 2669. Nantucket. Massachusetts 02584
Locus: 18 Hoicks Hollow Road: part of 8 Hoicks Hollow Rd Assessor's Map/Parcel: 23-9. part of 8
Land Court Plan No.: 10070-A (Sankatv):9314-E (Greenhill) Lot No.: Lot A (Sankatv): Lot 1 (Greenhill)
Date lot acquired: 10/25/73 (Sankatv): 6/17/93 (Greenhill Cert. of Title: 6994 (Sankatv): 15816 (Greenhill)
Uses on Lot - Commercial: None-L Yes (describe) Zoning District: LUG-3
Residential: Number of dwellings_ Duplex _ Apartments_Rental Rooms
Building Date(s): All pre-date 7/72?
Building Permit Nos:
Previous Zoning Board Application Nos.: 045-90: 030-05
or
C of O(s)?
""
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), S~tion of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconfoQllities:
See attached addendum.
I certify that the information contained herein is substantially complete and true to the bes!'~f my
knowledge, under the pa' and penaltie erjury. ~
SIGNATURE: Applicant Attorney/Agent x
(If not owner or own r's attorney, please enclose pro of agency to bring this matter before the Board),
rc/~ FOR ZB OFFICE USE
Application received on:L~( ".. By: Complete:
Filed with Town Clerk: lf 12) to J Pia'. UI mg. .
Fee deposited with Town Treasurer: d ~o( By: aiver requested?:_ Granted: ---' ---' ~
Hearing notice posted with Town Clerk: /Zy ~ Mailed:~1!PaJ-;&M: f!~c::tf&' !i../L/ ~
Hearing(s) held on:---1---1_ Opened on:_/_/_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY:---1---1_ Made:_/-"_ Filed wffown Clerk:_/-"_ Mailed:_/_/_
DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03
ADDENDUM TO APPLICATION
OF
SANKATY HEAD GOLF CLUB, INC.
The applicant, Sankaty Head Golf Club, Inc., requests a
Modification of the Special Permit and Variance issued to it in
Board of Appeals File No. 045-90, and as modified by the
decision on File No. 030-05, in connection with the moving of
three buildings and the swimming pool at the Sankaty Head Beach
Club, because of severe coastal erosion, as permitted by the
decision in File No. 030-05. The applicant is now negotiating
wi th the abutting owners to grant the applicant an additional
easement, to enable the applicant's buildings to be moved
farther away from the eroding coastal bank than was previously
proposed, and has been authorized by the abutting owners to file
this application. The locus consists of Lot A on Land Court
Plan 10070-A, owned by Sankaty Head Golf Club, Inc., and an
easement area within Lot 1 on Land Court Plan 9314-E, owned by
Robert F. Greenhill and Mary Gayle Greenhill. In addition to
the easement area 70 feet wide along the northerly boundary of
Lot 1, the new easement area will include a strip of land 50
feet wide along the westerly boundary of Lot 1, from the
northerly line of Hoicks Hollow Road along Lot 1 and extending
to the westerly boundary of the easement area 70 feet wide. The
present and proposed conditions upon the locus are shown upon a
plan by Charles W. Hart & Assoc., Inc., dated July 29, 2005,
filed herewith. The applicant proposes to move the swimming
pool and adjacent spa, now at the edge of the coastal bank, to a
location partly wi thin Lot A and partly wi thin the easement
area. In order to achieve this placement of the pool, the
applicant proposes to move Building C, which now lies astraddle
the lot line between Lot A and the easement area, into the
easement area. Buildings H and I, which are now wi thin the
easement area, will be relocated and will continue to be in the
easement area. Buildings E and F, shown upon the plan in their
former location, have been lost to erosion and no longer exist.
Buildings A, Band G will remain.
The Special Permit relief granted in File No. 045-90 was under
By-law ~139-33 .A, and stated that the beach club was a pre-
existing nonconforming use. In fact, the beach club use
consti tutes a use allowed by Special Permit in all districts
under ~139-7.D(5), being a nonprofit club operating recreational
facilities, including ancillary buildings and uses, and does
pre-exist the July, 1972 effective date of the By-law.
Accordingly, the Board of Appeals granted a Special Permit in
File No. 030-05 under ~139-7.D(5) for the beach club use, as it
was proposed to be altered, and a Modification of the Special
Permit under ~139-33.A issued in File No. 045-90, to reflect the
proposed changes in the site plan. Ground cover upon Lot A will
be further reduced by the new proposed changes, as the swimming
pool will be relocated so that more of it lies within the
easement area, and Building C, now lying partially within Lot A,
will be entirely within the easement area. Meanwhile, coastal
erosion continues to reduce the area of Lot A; as March 16,
2005, its area was 110,264 square feet. Buildings A and B have
ground cover of about 4,260 square feet, and about 30 square
feet of the swimming pool will be within Lot A; thus, the ground
cover ratio upon relocation as proposed would be about 3.89%,
with 3% permitted in this Limited Use General-3 zoning district,
based upon that computation of lot area. It is likely that
erosion will further reduce lot area before the proposed work is
completed.
Because the proposed 10 ation the swimming pool will straddle
the line between Lot A and the easement area, the applicant
requests a Variance from side yard setback requirement of 20
feet, with respect to Lot A and the Greenhill property.
The Variance grante in ile No. 045-90, which authorized
Building C to be p aced in its present position astraddle the
lot line, will be superseded the movement of Building C.
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BOARD OF ASSESSORS
TOWN OF
NANTUCKET, MA
LIST OF PARTIES iN MEREST IN THE MA"JTER OF THE PETITION OF '
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BOARD OF ASSESSORS
JUL 2 6 200S
TOWN OF
NANTUCKET, MA
Town ofNanrucket
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3-89
TOWN OF NANTUCI(ET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
~'t J-, 1990
To: Parties in interest and others
concerned with the decision of the
Board of Appeals in Application No. ~-~
of: (a) SANKATY HEAD GOLF CLUB, INC. FOR ITSELF AND (b) MRS. ARTHUR DEAN
Enclosed is the decision of the Board of Appeals which has
this day been filed with 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 a 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.
JuA({!;}' C1Jt~
Linda F. Williams, Chairman '
cc: Town Clerk
Planning Board
Building Commissioner
"
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS at a Public Hearing held on FRIDAY, JULY 13,
1990 at 1:00 p.m. in the Town and County Building, Nantucket, made the
following decision upon the Application of SANKATY HEAD GOLF CLUB, INC.
FOR ITSELF AND FOR MRS. ARTHUR DEAN (045-90), Box 293, Siasconset, MA
02564.
1. Applicant seeks SPECIAL PERMIT relief pursuant to SECTION
139-33A to relocate five (5) buildings on the lot owned by Sankaty Head
Beach Club and within the Beach Club's Easement Area (the "Easement Area")
of the abutting lot on the northerly side owned by Mrs. Arthur Dean, to
remove' two (2) buildings from the Beach Club lot entirely and to relocate
one of the buildings at the same non-conforming side line setback of one
of the removed buildings. Further, Applicant seeks a VARIANCE from the
SECTION 139-16A requirement of a ten (10) foot rear and side line setback
for lots of record to allow one of the relocated buildings to straddle
the lot line running between the northerly bound of the Beach Club property
and the Easement Area. The premises are located at 18 HOICKS HOLLOW ROAD,
Siasconset, Assessor's Map and Parcel 23-9 and 23-8 for the Easement Area.
The Applicant operates a private Beach Club on the premises as a pre-
existing, non-conforming use in the LUG-3 zone.
2. Our findings are based upon the application papers, site plans
showing the existing (our Exhibit "A") and proposed relocation and removal
(our Exhibits "B" and "C") on file, and representations and testimony
received at our hearing. A letter from Mrs. Arthur Dean showing her consent
to the proposed project was received at the hearing. No one appeared at the
hearing in opposition.
3. We find that Special Permit relief to remove two (2) buildings
and relocate the required five (5) buildings is an alteration of the pre-
existing, non-conforming use of the premises that will not be substantially
more detrimental than the existing non-conforming use to the neighborhood.
In fact, the pre-existing non-conformity as to ground cover, 8884 square
feet existing with 4094.70 allowable, will be reduced by 2760 square feet
due to the removal of the two buildings. Further, we find that the
relocation of Building A along the same 7.99-foot non-conforming side line
setback as the existing Building K after Buildings K and L are removed,
does not make the non-conforming side line setback more non-conforming
and in an open area this change is not more detrimental to the neighborhood.
4. Secondly, we find under the request for variance relief, that
the severe and rapid erosion of the coastal bank in Siasconset,
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p
along the easterly side of the Beach Club property threatens the
existing structures. owing to the unique topography of this
coastal bank location coupled with the eroding soil conditions
that does not generally affect the LUG-3 district in which this
lot is located, a literal enforcement of the required lO-foot
side and rear setback for lots of record creates a substantial
hardship. Since i~ is unknown how rapidly this erosion will
continue, we find that it is important that the Beach Club be
able to move the threatened structures as far west on the
property as possible to avoid an annual need for relocation.
Moreover, relief can be granted without substantial detriment to
the neighborhood and without nullifying or substantially
derogating from the intent or purpose of the zoning by-law.
5. Accordingly, this Board by UNANIMOUS vote grants to the
applicant 1) the re~lested special permit relief to generally,
allow the relocation and removals of buildings on the Beach Club
property and specifically, to allow the relocation of one (1)
building at the same non-conforming side-line setback location
as one of the removed buildings, and 2) the requested variance
relief from section l39-l6A with respect to side and rear line
setback requirements to allow one of the relocated existing
structures to straddle the lot line. All relocations shall be
in substantial conformity with Exhibit A. Forty-three (43)
','. L ) parking spaces shall be provided as shown on
E)(:hibit A.
Data1: CUJ8ao't.2-, 1990
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Da te: 14r2,~ 1 ;l. 7
, 200S-
\
To: Parties in Interest and, Others concerned with the
Decision of ,the BOARD OF APPEALS in the Application of the
following:
Application
o,,~()- OS-
Owner/Applicant: Sanlca.i::Lt J+-ea& G;,Jfl~ ·
Clu 10 . 1M' (\. I G\'.)JI! (& r;,~rr F. GfeCf"I h! 'II ~ce
rnOYcf ~ Ie- Gt'"'ffQ'\ h I 'II
No. :
I
.1
,
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 pursu~nt 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.
. ~LP7
Chairman
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 ~139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
One East Chestnut Street
Nantucket, Massachusetts 02554
Sankaty Head Golf Club, Inc.:
Assessor's Map 23, Parcel 8
18 Hoicks Hollow Road
Greenhill:
Assessor's Map 23, Parcel 9 (part)
8 Hoicks Hollow Road (part)
Limited Use General-3 (both parcels)
Cert. of Title No. 15816
Land Ct. Plan 10070-A, Lot A
Cert. of Title No. 6994
Land Ct. Plan 9314-E, Lot 1
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, April 8, 2005, at 1:00 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 SANKATY HEAD GOLF CLUB, INC.
(Owner and Easement HOlder-Applicant, and ROBERT F. GREENHILL and
MARY GAYLE GREENHILL (Owner of Land Subject to Easement), c/o
Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669,
Nantucket, Massachusetts 02584, File No. 030-05:
2. The applicant, Sankaty Head Golf Club, Inc. ("Sankaty")
is seeking a MODIFICATION of SPECIAL PERMIT and VARIANCE relief
granted in the decision in Board of Appeals File No. 045-90 as
well as additional relief under Nantucket Zoning By-law ~~139-
7.D(5) (nonprofit club operating recreational facilities) and
139-16.A (Intensity regulations - setback). Sankaty proposes to
move three buildings and the swimming pool at its Sankaty Head
Beach Club, because of severe coastal erosion. The locus
consists of Lot A on Land Court Plan 10070-A, owned by Sankaty,
and an easement area within Lot 1 on Land Court Plan 9314-E,
owned by Robert F. Greenhill and Mary Gayle Greenhill, all as
shown upon a site plan by Charles W. Hart % Assoc., Inc., dated
March 16, 2005, a reduced copy of which is attached hereto as
Exhibit A-l; references to buildings by letter thereon and in
this decision correspond to those so designated in the decision
in Board of Appeals Case No. 045-90 and as shown upon the plan
attached thereto as Exhibit A. Sankaty proposes to move the
swimming pool and adjacent spa, now at the edge of the coastal
bank, to a location partly wi thin Lot A and partly wi thin the
easement area. In order to achieve this placement of the pool,
Sankaty proposes to move Building C, which now lies astraddle the
lot line between Lot A and the easement area, into a location
entirely within the easement area. Buildings H and I, which are
now within the easement area, will be relocated and will continue
to be in the easement area. Buildings E and F, shown upon
Exhibit A-1 in their former location, have been lost to erosion
and no longer exist. Buildings A, Band G will remain as shown.
The beach club use constitutes a use allowed by Special Permit in
all districts under By-law ~139-7.D(5), as a nonprofit club
operating recreational facilities, including ancillary buildings
and uses, and pre-exists the July, 1972 effective date of the By-
law. Accordingly, Sankaty requests that the Board of Appeals
grant a Special Permit under ~139-7.D(5) for the beach club use,
as it is now proposed to be altered, and a Modification of the
Special Permit under ~139-33.A issued in File No. 045-90, to
reflect the proposed changes in the site plan. Ground cover upon
Lot A will be reduced by the proposed changes, as the swimming
pool will be relocated so as to lie almost entirely within the
easement area, and Building C, now lying partially within Lot A,
will be entirely wi thin the easement area. Meanwhile, coastal
erosion has reduced the area of Lot A to about 110,264 square
feet. Buildings A and B have ground cover of about 4,260 square
feet, and about 30 square feet of the swimming pool will be
wi thin Lot A; thus, the ground cover ratio upon relocation as
proposed would be about 3,89%, with 3% being the maximum
permitted in the Limited Use General-3 zoning district. However,
it is likely that continuing erosion will further reduce lot area
before the proposed work is completed. The Greenhill parcel and
other adjacent lands owned by Greenhill contain a large area, and
no ground cover issue is presented with regard to the additional
ground cover being added thereto. Because the proposed location
of the swimming pool will straddle the lot line between Lot A and
the easement area, Sankaty requests a Variance from the side yard
setback requirement of 20 feet, with respect to both Lot A and
the Greenhill property. The Variance granted in File No. 045-90,
which authorized Building C to be placed in its present position
astraddle the lot line, will be superseded by the movement of
Building C. The locus consists of property owned by Sankaty
shown on Assessor's Map 23, Parcel 9, and shown on Land Court
Plan 10070-A as Lot A, and a portion of property owned by
Greenhill shown on Assessor's Map 23, Parcel 8, and shown on Land
Court Plan 9314-E as Lot 1. The locus is situated in a Limited
Use General-3 zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented by this application. One neighbor, represented
through legal counsel, expressed concern that the project be
performed in an environmentally sensitive manner, but subject to
that expresses no obj ection. Except for the presentation by
Sankaty's representatives, no other support or opposition was
presented at the public hearing.
4. As presented by Sankaty and as supported by the Board of
Appeals Decision in BOA File No. 045-90, the beach club, now
operated by Sankaty, a nonprofit membership corporation, had
existed since a time prior to the 1972 adoption of the Nantucket
Zoning By-law. The activity was originally confined to Sankaty's
2
land shown as Lot A on Land Court Plan 10070-A. An appurtenant
easement for Sankaty to use a strip of land, 50 feet wide,
adjacent to the northerly boundary of the Sankaty land, in
connection with the beach club use was granted by the then-owner
of the Greenhill land in 1965; in 1984, a later predecessor in
title to Greenhill granted a further easement to Sankaty for the
use of a strip of land 20 feet wide adjoining the 50-foot
easement to the north, resulting in an easement area 70 feet wide
adjacent to the northerly boundary of the Sankaty land. The
beach club facilities included various structures, including a
building containing a food service area, a swimming pool with
adjacent spa, and several cabanas used by the members in
connection with their enjoyment of these recreational facilities.
Meanwhile, there had been continuing erosion of the coastal bank
lying to the east of the locus, and in 1990 the Board of Appeals
granted a Special Permit and Variance in BOA File No. 045-90, to
permit the reconfiguration of structures upon the Sankaty
property and within the easement area to move these improvements
away from the eroding bank. The Special Permit relief was granted
on the basis of Zoning By-law ~139-33.A for the alteration of
pre-existing nonconforming uses or structures [however, operation
of recreational facilities by a nonprofit club constituted a use
permitted by Special Permit in all districts under By-law ~139-
7.D(5); the use pre-existed the Zoning By-law, so no prior
Special Permit under that section was in effect]. Variance
relief was granted to enable one of the structures (Building C)
to be relocated astraddle the property line between the Sankaty
property and the portion of the Greenhill property lying within
the easement area. Recent erosion had resulted in the swimming
pool becoming perilously close to the bank. As a result, Sankaty
now sought relief in the form of a Modification of the existing
Special Permit for the reconfiguration of the improvements, and
in order to regularize the beach club use under the correct
section of the Zoning By-law, a Special Permit under ~139-7.D(5).
Because it was proposed to relocate the swimming pool in a
location astraddle the lot line (while moving Building C to a
location entirely within the easement area), Variance relief was
also requested from the setback requirements. The present and
proposed locations of all improvements previously existing upon
the locus, as well as a brief description of each building and
the present status of each, were shown upon a plan done by
Charles W. Hart & Associates, Inc., dated March 16, 2005, on file
wi th the Board of Appeals, a greatly-reduced copy of which is
attached hereto as Exhibit A-1. As noted thereon, Buildings A, B
and G would remain in their present locations (Buildings A and B
on the Sankaty property, Building G on the Greenhill property) as
also approved in BOA File No. 045-90. Buildings H and I would be
relocated within the easement area upon the Greenhill property.
As noted above, Building C, now astraddle the property line,
would be moved entirely into the easement area. Buildings E and
F, existing at the time of the 045-90 Decision, had been removed
because of erosion and no longer existed upon the locus. The
3
swimming pool, as also stated above, would be placed astraddle
the lot line between the Sankaty property and the easement area.
5. Applicants stated that it was difficult to analyze the
ground cover status upon the Sankaty land, because of the
continuing erosion. In any event, however, the amount of ground
cover on the Sankaty land would be reduced; as shown upon Exhibit
A-1, a major portion of Building C now lies thereon, while most
of the relocated swimming pool would be relocated to within the
easement area, and only a small portion would be wi thin the
Sankaty land. As to the easement area, it was part of a large
lot owned by Greenhill and the maximum ground cover on that lot
would not be exceeded.
6. Applicants represented that the Authority for Sankaty to
use the Greenhill land for this use and to present this
application as it related to the Greenhill property was based
upon the easement set forth in a deed registered as Document No.
9755 at the Nantucket Registry District, and the Grant of
Easement, which widened the easement area to 70 feet, registered
as Document No. 30904. Copies of these documents had been filed
with the Board of Appeals.
7. Based upon the fact of the continuing erosion and the
need for Sankaty, to move the swimming pool and reconfigure the
site in order to preserve its present use and prevent
environmental damage which would be the probable result of
inaction and the subsidence of the existing pool, the Board of
Appeals, by a UNANIMOUS vote, makes the finding that the proposed
changes to the nonconforming situation would not be substantially
more detrimental to the neighborhood than the existing conditions
or other previously permitted uses of the locus. Accordingly,
the Board of Appeals, by UNANIMOUS vote, GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law ~139-
7.D(5), including MODIFICATION of the SPECIAL PERMIT in BOA File
No. 045-90, for the relocation and reconfiguration of the site as
shown upon Exhibit A-1.
8. As to the requested Variance relief, the Board of
Appeals, by UNANIMOUS vote, finds that owing to circumstances
relating to the soil conditions, shape and topography of the
locus (specifically, the eroding coastal bank), especially
affecting the locus and the structures thereon and not affecting
generally the LUG-3 zoning district, a literal enforcement of the
provisions of the Zoning By-law with regard to setbacks from the
lot line between the Sankaty property and the portion of the
Greenhill land which lies within the easement area would involve
substantial hardship to Sankaty, and that desirable relief may be
granted without substantial detriment to the public good and
without nullifying or substantially derogating from the intent or
purpose of the By-law. Accordingly, also by UNANIMOUS vote, the
Board of Appeals GRANTS the requested relief by VARIANCE from the
4
setback provisions contained
16.A, for the relocation of
Exhibit A-l.
in Nantucket
the swimming
Zoning By-law ~139-
pool as shown upon
9. Relief herein is granted upon the condition that the
reconfiguration of structures and placement of the swimming pool
be performed in substantial accordance with Exhibit A-1.
Dated: ~,
Edward C. Murphy
5
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