HomeMy WebLinkAbout062-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
0~-/?
, 200G
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: cJ(p). - 0 J..,
Owner/Applicant: A)O()(ue~eT d:\'fc'J"cQ
R~s:o rts LL C ~
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
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
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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
19 North Water Street
Certificate of Title No. 18,414
Lot 2 on Land Court Plan No. 36477 A
Assessor's Map 42.4.2, Parcel 3
Limited -Commercial
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals,
held on Friday, September 13, 2002, 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 Application (062-02) of NANTUCKET
ISLAND RESORTS LLC of P. O. Box 1159, Nantucket, MA 02554, in connection
with property known as Harbor House Village, 19 North Water Street,
Nantucket, Massachusetts:
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law, Section 139-33A (alteration/ extension of a pre-
existing nonconforming structure/use), and to the extent necessary, a
MODIFICATION of the previous Decisions in BOA File Nos. 011-77, 042-78, 008-
80,069-91 and 004-01. Applicant proposes to alter the pre-existing,
nonconforming commercial structure within the northerly side yard setback area
on the North Water Street side of the rear of the kitchen, by constructing a shed
roof over an existing fenced area. The area to be covered contains a concrete
slab, and the roof is required by the Board of Health to keep rain water out of
the two existing drains in that slab. The proposed roof creates a covered area
that would be sited no closer to the northerly property line than the existing
structure which at its closest point is about 1.09 feet from that lot line in a district
that requires a minimum side yard setback of five feet. There would be no
change in use or ground cover ratio as a result of this project. The Locus is
nonconforming as to use, setbacks and other aspects of the Zoning By-law, none
of which would arguably be affected by this proposal beyond what is stated
above. The Premises is located at 19 NORTH WATER STREET, Assessor's Map
42.4.2, Parcel 3, Land Court Plan 36477 A, Lot 2. The property is zoned Limited-
Commercial.
3. Our Decision is based upon the Application and accompanying
materials, photographs, architectural drawings and representations and
testimony received at our public hearing. The Planning Board recommendation
was that the Application did not present any issues of planning concern. At the
public hearing, one abutter spoke but did not oppose the Application, and a
representative of the Board of Health confirmed that the health code
requirements necessitate a roof over this type of drainage situation.
4. Applicant represented, through counsel, that the portion of the
Premises where the new shed roof was proposed to be constructed was adjacent
to the rear door of the kitchen servicing the hotel complex and the restaurant.
This wash-down area was currently fenced and the drains in the existing
concrete slab contained grease traps to clean the water before it was discharged
into the public sewer system. Health regulations required that the area be
covered to prevent rain water from entering into the public sewer system
through these existing drains. The proposed roof would be no closer to the
property line than the existing structure, which had a setback distance from the
northerly property line of approximately 1.09 feet. The proposed roof would
help to enclose and confine the activities associated with the kitchen, such as
trash storage and clean-up activity, which would be a benefit to the surrounding
neighborhood. The proposed shed roof had been approved by the Historic
District Commission (Certificate of Appropriateness No. 39,988).
5. Therefore, based upon the foregoing, the Board finds that the
construction of a roof over the existing concrete slab in this area would not be
substantially more detrimental to the neighborhood than the validly pre-existing
nonconforming structure, being de minimus in scope and without coming any
closer to the lot line than said structure. The covered area would be in character
with the surrounding neighborhood and provide a benefit to the area by
enclosing such a drainage system.
6. Accordingly, the Board of Appeals, by a UNANIMOUS vote,
GRANTS the requested SPECIAL PERMIT under Section 139-33A, and to the
extent necessary, a MODIFICATION of the previous Decisions in BOA File Nos.
011-77,042-78,008-80,069-91 and 004-01, to permit the construction of the
proposed shed roof over the existing fenced drainage area, provided that the
restaurant's trash dumpster also be stored within the newly roofed area and that
the roof is constructed in substantial conformiqr with the Historic District
Commission's Certificate of Appropriateness ~~. 39,988, as ~ be amended. /
Dated: ()::t; if( ,200 ), ~JUI 1 ~~c; vW'
Nancy
Edward S. Toole
David Wiley. ')
Ed:~U~V
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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 1:00 P.M., FRIDAY, SEPTEMBER 13, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application ofthe following:
NANTUCKET ISLAND RESORTS, LLC (HARBOR HOUSE)
BOARD OF APPEALS FILE NO. 062-02
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
Law Section 139-33A (alteration/extension of a pre-existing nonconforming
structure/use), and to the extent necessary, a MODIFICATION of the previous Decisions
in BOA File Nos. 011-77, 042-78, 008-80, 069-91 and 004-01. Applicant proposes to
alter the pre-existing, nonconforming commercial structure within the northerly side yard
setback area on the North Water Street side of the rear of the kitchen, by constructing a
shed roof over an existing fenced area. The area to be covered contains a concrete slab,
and the roof is required by the Board of Health to keep rain water out of the two existing
drains in that slab. The proposed roof creates a covered area that would be sited no closer
to the northerly property line than the existing structure which at its closest point is about
1.09 feet from that lot line in a district that requires a minimum side yard setback of five
feet. There would be no change in use or ground cover ratio as a result of this project.
The Locus is nonconforming as to use, setbacks and other aspects of the Zoning By-law,
none of which would arguably be affected by this proposal beyond what is stated above.
The Premises is located at 19 NORTH WATER STREET, HARBOR HOUSE
VILLAGE, Assessor's Map 42.4.2, Parcel 3, Land Court Plan 36477-A, Lot 2. The
property is zoned LIMITED-COMMERff- ~
( I'~ ~k)Jl~Jvn----
Nancy 1. Sevr hatrman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
BoA Form 1-89
NANTUCKET ZONING BOARD OF APP~
TOWN AND COUNTY BUILDING '-lQ,^ Dat,e
NANTUCKET, MA 02554 C~~~-~
APPLICATION FOR RELIEF ~
Owner's name (s) :
Nantucket Island Resorts LLC
Mailing address:
P. O. Box 1139, Nantucket, MA 02554
Applicant's Name:
same
Mailing Address:
Lot Location: Assessor's map and parcel number 42.4.2 3
Street Address:
19 North Water Street - Harbor House Village
Registry Plan or LCPL: Lot 2 on Land Court Plan 36477-A
Date lot acquired: ~/11/~ Cert. 18414 Zoning district LC
Uses on lot - commercial: None
hotel/restaurant MCD? no
or
- number of: dwellings
duplex___ apartments
rental rooms
Building date(s): all pre-8/72?
no
C of O?
Bldg.Permit appl.Nos.
Case Nos. all BoA applications: 011-77, 042-78, 008-80,069-91, 004-01
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per Section
139-32A if Variance, 139-30A X if a Special Permit (and 139-33A
X if to alter or extend a nonconforming use). If appeal per 139-31A
~ , attach decision or order1 appealed. OK to attach addendum2.
See Addendum A attached.
Items enclosed as part of this Application: orderL addendumL x
Locus map x Site plan X showing present X +planned structures
Floor plans present__ proposed__ elevations ~(HDC approved yesj39988)
Listings lot area frontage setbacks x GCR parking data
Assessor-certifiea-addressee-list 4 sets x mailing labels 2 sets x
$200 fee payable to Town of Nantucket x proof3 'cap' covenant
1 --- ___ ___
(If an appeal, ask Town Clerk to send Bldg Comr's record to BoA.)
I certify that the requested information submitted is substantially
complete and true to the best of my knowledge, under the pains and
penalties of~e 'ury.
~~~ck~slz,nd ~e_sorts LLC
SIGNATURE: BY:~ Attorney/Agent X
3(If not owner or owner's attorney, enclose proof of authority)
FOR BoA OFFICE USE
Application copies rec'd: 4 ~r for BoA
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Addendum A
Application of Nantucket Island Resorts
Harbor House Village
The applicant seeks relief pursuant to Section 139-33A of the Nantucket Zoning
By-law to extend the existing structure within the side yard setback so as to
permit the construction of a shed roof over an existing fenced area to the rear of
the existing restaurant kitchen as shown on the attached plan. The area to be
covered contains a concrete slab, and the roof is required by the Board of Health
to keep rain water out of the two existing drains in that slab. The proposed roof
creates an a covered area no closer to the nearest property line than the existing
structure which at its closest point is approximately 1.09 feet from the property
line. No change in use or ground cover occurs as a result of this project.
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COPYRIGHT NOTICE
NANTUCKET ISLAND RESORTS A HARBOR HOUSE ALTERATION NORTH & WEST ELEVATIONS f SECTION
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