HomeMy WebLinkAbout091-05
TOWN .OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
~!'l c'bt'lll '200tD
To: Parties in Interest and. Others concerned with the
-Decrsion-Of the BOARD OF APPEALS in the Application of the
following:
Application No.:
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Owner/Applicant:
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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.
r---
r ~~~--;;
~ wa ~hel 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 ~139-30I (SPECIAL PERMITS); ~139-32I (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 within 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
addi tional 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
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 ~ijANLMOUS vote, the Boa
the minor site plan review requir€d under ntucket Zonin
~139-23.
aine
tiChaJ ~b:
" .
waives
By-law
Dated:
Jo.VlV (1f'rt Jl ' 2 0 0 D
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3
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.
4
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 1:00 P.M.. FRIDAY. DECEMBER 9. 2005. IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
OFF SHORF, RF,ACHSIDF, T .TMITF:O P A RTNF.RSmp
ROARO OF APPF,AT,S FTT,F, NO. 091-85
,j
Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-12C(2)(b) (neighborhood employee housing), Section 139-33A
(alteration/expansion of a pre-existing, non-conforming use/structure) and Section 139-
18B(2) (parking requirements). Applicant proposes to convert 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 Beachside Hotel. Total
occupancy of the dwelling unit would be limited to 14 persons. The area proposed to be
converted is located within a building which is said to be pre-existing and nonconforming
as to side yard setback, with the structure being sited as close as about 1.91 feet from the
southeasterly side yard lot line in a district that requires a minimum side yard setback of
five feet. There is no change in the ground cover or footprint of the structure proposed. A
waiver of the parking spaces is required, with a total of 115 spaces required, with 79
provided on site.
The Premises is located at 30 NORTH BEACH STREET, Assessor's Map 29,
Parcel 130, and Map 42.4.4, Parcel 9, Land Court Plan 6670-D and 10822-B, Lot 6 and 2,
respectively. The property is zoned Limited-Commercial.
~~
Dale Waine. Chairman
THIS NOTICE IS A V AILABLE 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. 091 --0 ~,..--
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
Locus address:_30 North Beach Street_ Assessor's Map/Parcel:_29-130_and 42.4.~ -9_
Land Court Plan/Plan Book & Page/Plan File No.:_6670-D and10822-B_ Lot No.:_ 6 ancI'2
Date lot acquired:_12/15/94_ Deed Ref.lCert. of Title:_16597 _Zoning District:_LC_,.:
Uses on Lot - Commercial: None_ Yes (describe)_hotel ~'~
Residential: Number of dwellings _1 proposed_Duplex _ Apartments_Rental Rooms _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
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:
See attached addendum.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the p rs and penalties of erjury.
SIGNATURE: A':~! ' , Applicant Attorney/Agent_x_
(If not owner or owner's attorney, please e lose proof 0 gency to bring this matter before the Board)
FQR.LBA- O;FFICE USE f. /'
Application received on:L.LiLO.JJiy: (QJ IAJ) Complete:~Need copies?:
Filed with Town Clerk:Ll/2/ P 5 Plan .. . in Dept.: / ~y:C)~~
Fee deposited with Town Treasurer:lI1LQS:By: aiver requested?:_Granted:_/_/_
Hearing notice posted with Town Clerk:JlllLJQ[Mailed:jlJ 22tJSI&M:~J& !2J,-Lt:JS--
Hearing(s) held on:_/_/_ Opened on:---'---'_ Continued to:-,-,_ Withdrawn?:_/-'_
DECISION DUE BY:_/-'_ Made:_I_I_ Filed wiT own Clerk:-'-'_ Mailed:_I_I_
DECISION APPEALED?: / 1 SUPERIOR COURT:
---
LAND COURT
Form 4/03/03
"-
ADDENDUM to APPLICATION
Offshore Beachside Limited Partnership
Applicant requests Special Permit relief pursuant to ~139-
12C. (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 districtj 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) j 79 spaces are provided
on-site. Previous parking relief was granted in 1988 and 1995j
total change in parking space requirements since the 1995 grant
of relief is two additional spaces.
. '
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READE Gl'LLICKSE
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Town of Nantucket
ZONINc BOARD OF 4PPEAI&
UST OF PAAT!ES IN MEREST t'l -mE M'Ai'TEP. OF'l1i~ PETIT!ON OF .
I4l 001
RECEIVED
BOARD OF ASsESSORS
OCT 1 7 2005
TOWN OF
NANTUCKET, MA
PROPERTY OWNER.... .rJ.:f&..~...~~i4...L,t.~.;.M .fY ~~
MAl LIlVC A OgRESS... '/9. .R~M~.... .~.~n~,.k~~~.,.. .~~.~r.. .~. .~1~f.o~~,. LLP
PROPER ry LCicA TION......... ..i>t?. ..NQ. .~..., .*-~...~.-:.,..,
ASS ESSORS MAP/P ARCEL... ..~.... o7:f.i ..,'.. ~~ J~
A P P LlC A NT. . .~~~~~. '9~,q1'~~..n ,. ~~~.~~r. . ~ 9~. f~ ~rd.'. ..LLP. . . . '.. ......
SEE ATTACHED PAGES
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