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HomeMy WebLinkAbout056-03 TOWN OF NANTUCKET R, z:::~,.i".'\ ."~'""'! . '- -.; BOARD OF APPEALS .03 SEP -3 All :45 NANTUCKET, MASSACHUSETTS 02554 Date: 5epTe'fJ~(-: J, , I~~f, To: Parties in Interest and Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: (JJ'''[fi-03 Owner/Applicant: Norrtncb:t N-t'r1t:sr-l '('(LQ ~ SS::> Ql '0 'f, 'a" 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 pursuan~ 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. \~,~ ,\ 'S?VC1t6lY N(jJ'y-.~cJ ~eVv.s J 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 9139-301 (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 15 Broad Street, Nantucket Assessor's Map 42.4.2, Parcel 061 Residential Commercial Downtown Land Court Plan 36071-A Certificate of Title No. 5962 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, August 8, 2003, 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 (056-03) of NANTUCKET HISTORICAL ASSOCIATION of 15 Broad Street, Nantucket, MA 02554, in connection with its property known as 15 Broad Street, Nantucket, Massachusetts. 2. Applicant (Nantucket Historical Association) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-17C(4) to reconstruct the building linking the existing Peter FouIger Museum with the existing Whaling Museum building. The ridge height of the new portion of the structure will be no higher than 34 feet above grade (slightly lower than the ridge height of the existing Whaling Museum). Applicant states that the design of the project at this height is an integral part of the renovation and restoration of the Whaling Museum's historic building and ongoing mission as a museum and educational institution. The belvedere and elevator portions of the structure above the ridge line would give access to the roof walk to the public and can be considered exempt from the height restrictions pursuant to Section 139-17B(1) and (2), respectively. Alternatively, if the Board finds that these portions of the building are not roof structures for ornamental and mechanical purposes, then the relief by Special Permit is also requested for those portions of the building, which would not exceed a maximum height of about 46 feet above grade. The structure would comply with setback and ground cover requirements, and involves the removal of a portion of the existing structure that intrudes into the required rear yard setback area. The uses on the Locus consist of the Whaling Museum, gift shop, meeting space and administrative offices. No parking is provided on site and to the extent necessary, Applicant is also seeking relief by Special Permit under Nantucket Zoning By-law Sections 139-18 and 139-20 to waive all parking and loading zone requirements, respectively. The Premises is located at 15 BROAD STREET, Assessor's Map 42.4.2, Parcel 61, Land Court Plan 36071-A. The property is zoned Residential-Commercial Downtown. 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, finding that the Application did not present issues of planning concern. Letters from neighbors, including the immediate abutter to the rear located within the same block as the Museum Complex, in support of the Application were received at the hearing. The letters from the neighbors support this Application generally and specifically state that the proposed design will not have an adverse impact upon their properties. There was no opposition on file or presented at the hearing. 4. The Applicant, through counsel and various other representatives, explained the educational uses proposed for the renovated and expanded structures, and in particular the use of the roof area as an outdoor museum gallery to educate visitors regarding Nantucket's strong link with the sea. Interpretive panels, exhibited objects and educational sessions are planned for the rooftop gallery, providing the culmination of the learning experience about Nantucket's past that begins in the new gallery space on the first and second floor. The design of the project, both its size and its height, permits the display of large objects, like the whale skeleton, the old Town Clock and the old lighthouse lens, in an educational and appropriately climate-controlled setting. It also permits the restoration of the Whaling Museum building and the display of many objects from the Applicant's collection which are currently in storage due to space constraints. The new building would comply with the requirements for handicap accessibility throughout; the belvedere and elevator portions of the structure above the ridgeline would make the rooftop gallery one of the few places where a panoramic view of the harbor would be accessible to all members of the public. The Nantucket Historic District Commission has approved the plans for this project in Certificate of Appropriateness No. 42,001, The Applicant represented that the proposed height is appropriate to the scale of the surrounding streetscape, with other structures over 30 feet high. The Board finds that the belvedere and the elevator shaft portions of the building are not roof structures for ornamental and mechanical purposes as defined in Section 139-17B(1) and (2) of the Zoning By-law. Therefore the Board evaluated the requested Special Permit encompassing the belvedere and elevator portions of the structure, the height of which would not exceed 46 feet above grade. 5. Applicant represented that the project would comply with the side and front yard setback requirements and would correct the existing rear yard intrusion into the five-foot setback area, as the proposal includes the removal of a validly pre-existing non-conforming portion of the existing building. The existing structure has a ground cover ratio of approximately 52% and the proposed project would increase the ground cover ratio to approximately 60%. The Locus is situated within the newly adopted Residential-Commercial Downtown ("RCDT") district approved at the 2003 Annual Town Meeting. This zoning change increased the ground cover ratio permitted as of right from 50% 2 to 75% and created the ability for the Board to waive the zoning code's height limitations by Special Permit for any structure within the RCDT District. While the zoning changes approved at the 2003 Town Meeting establish helpful criteria for guiding the Board's decision-making with respect to the height and size of the structure, the Board relies in part on the exemption provided to nonprofit educational uses in Section 3 of M.G.L. c. 40A (the so-called "Dover Amendment") in making its Decision. The Board finds that the Applicant's educational goals for the building would be substantially diminished and significantly impaired without furthering any legitimate municipal concern if the requirements of Nantucket's Zoning By-law were strictly applied. The public, nonprofit character of the Museum and the need for the building to have the size and height shown on the submitted plans in order to advance its educational programming, distinguish this project from other residential or commercial buildings within the RCDT district. 6. The Applicant stated that the uses in the building are all permitted as of right and consist of museum and meeting space, administrative offices and a gift shop. The parking calculations for the uses in the proposed building are as follows: administrative offices museum space gift shop office & retail employees approx. 4,250 sq. ft. total occupancy - 645 approx. 1,200 sq. ft peak shift - 20 21 spaces 215 spaces 6 spaces -1 spaces 249 spaces No parking has been historically provided on the site and the existing uses would have required approximately 135 parking spaces to be provided. Section 139-18 requires that, when a structure is expanded, parking requirements shall be calculated as if newly constructed or waived. The parking courtyard is shown on the attached site plan for accommodating staff vehicles as needed, but this courtyard does not comply with the dimensional requirements for parking areas, and therefore is not considered by the Board as providing conforming parking spaces. Similarly, while the site plan for the project shows the continued use of the area at the rear of the Foulger Building for loading, that space does not conform to the dimensional requirements for loading zones in the Nantucket Zoning By-law. Therefore relief from the loading requirements is also needed. 7. The Board considered the automobile and pedestrian traffic that would be generated by the expanded museum gallery space, noting that the administrative offices and retail space remain approximately the same. The Applicant currently provides NRT A passes to its employees based at its administrative offices and is willing to continue that practice as a condition of the relief requested. The majority of the visitors to the Museum during July and 3 August arrive by foot, with those using automobiles typically parking elsewhere and visiting a number of downtown stores or services on the same trip. The Applicant agreed to provide at least two bike racks on its property for use by its visitors so as to discourage bike-riders from adding their bikes to the congestion on the sidewalks while visiting the Museum. Automobile traffic patterns on the corner of Broad and South Water Streets during the summer when a ferry has just arrived were noted as a problem generally, but not one necessarily linked to patronage of the Museum. The increase ip the size of the Museum's galleries was determined not to be likely to have a significant adverse impact on traffic in the immediate neighborhood. The relocation of the Museum's main entrance from its existing location on the street closer to that intersection to the center of the block, slightly set back from the street, would help the flow of pedestrians on the sidewalks by moving patrons of the museum away from that problematic intersection. The Board expressly finds that whether or not the non-conforming parking area shown on the attached site plan is constructed on the site is at the Applicant's discretion without further review from this Board. Congestion during construction of the project was discussed and the Applicant volunteered to limit exterior construction during the summer months and secure the site. 8. Therefore, pursuant to M.G.L. c. 40A, Section 3, the Board finds that a strict application of the dimensional requirements of the Zoning By-law would unduly restrict the planned educational uses proposed for the structure without addressing any municipal concerns. The Board also finds that the criteria under Section 139-17C, as amended at the Annual Town Meeting in 2003, for permitting the alterations and expansion as proposed, with a height not to exceed 46 feet, has been met, specifically for the following reasons: the project is both necessary and desirable to the restoration and preservation of an existing historic structure; the scale of the project, including the height, is complementary and appropriate to the scale of the surrounding buildings and adjoining streetscape in that there are several buildings of similar height proximate the site, validated by the approval of the Historic District Commission having been obtained; and the adjoining properties would not be substantially cast in shadow as a result, and there would be no loss of privacy, air circulation, and sunlight, and would not adversely impact safe ingress and egress or cause overcrowding. The Board notes that there is a letter in favor from the only other property owner on the same block as the Applicant's property that could be impacted by the project. The Board further finds that a waiver of the parking and loading zone requirements under Section 139-18 and 139-20, respectively, is in harmony with the general purpose and intent of the Zoning By-law and not contrary to sound traffic or safety considerations. The Board makes these findings based upon the conditions on which relief is granted set forth below and the educational use for which the project has been designed. The Board waives, by a unanimous vote, the formal site plan review provisions of Section 139-23 given the nature of the project, the pre-existing structures and its location. 4 9. Accordingly, the Board of Appeals, by a vote of four in favor (Sevrens, O'Mara, Sanford and Wiley), and one against (Murphy), GRANTS the requested SPECIAL PERMIT relief under Nantucket Zoning By-law Sections 139-17C, 139-18 and 139-20, to permit the renovation of the existing Whaling Museum and Foulger Building as presented, and allow the construction of a new building linking those buildings, substantially as shown on the site plan prepared by Blackwell & Associates, Inc., dated July 12, 2003, a reduced copy of which is attached hereto as Exhibit A, on the following conditions: (a) The project shall be constructed substantially in accordance with the plans approved by the Nantucket Historic District Commission in Certificate of Appropriateness No. 42,001, as it may be amended; (b) Two bike racks shall be provided on the Premises for use by Museum patrons; (c) Employees of the Applicant who are located in the administrative offices in the Foulger Building and the Museum complex shall be provided with NRTA passes by the Applicant; and (d) No exterior construction in connection with the project for which this Special Permit is granted shall occur between May 21 and " October 15 of any given year. 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I. :~: ~. ~: -t Q) C:L U 0 -:;:, :::;; '" x '" 0 <::) I- 1 ~ I '\ \ \ :=- .\.. o 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 ofthe NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, AUGUST 8,2003, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: NANTUCKET HISTORICAL ASSOCIATION BOARD OF APPEALS FILE NO. 056-03 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-17C( 4) to reconstruct the building linking the existing Peter Foulger Museum with the existing Whaling Museum building. The ridge height of the new portion of the structure will be no higher than 34 feet above grade (slightly lower than the ridge height of the existing Whaling Museum). Applicant states that the design of the project at this height is an integral part of the renovation and restoration ofthe Whaling Museum's historic building and ongoing mission as a museum and educational institution. The belvedere and elevator portions of the structure above the ridge line would give access to the roofwalk to the public and can be considered exempt from the height restrictions pursuant to Section 139-17B(1) and (2), respectively. Alternatively, if the Board finds that these portions of the building are not roof structures for ornamental and mechanical purposes, then the relief by Special Permit is also requested for those portions of the building, which would not exceed a maximum height of about 46 feet above grade. The structure would comply with setback and ground cover requirements, and involves the removal ofa portion ofthe existing structure that intrudes into the required rear yard setback area. The uses on the Locus consist of the Whaling Museum, gift shop, meeting space and administrative offices. No parking is provided on site and to the extent necessary, Applicant is also seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-law Section 139-18 and Section 139-20 to waive all parking and loading zone requirements, respectively. The Premises is located at 15 BROAD STREET, Assessor's Map 42.4.2, Parcel ~~~~ourt Plan 36071-A. The proi2f: ReSiden~ Nancy J. sevre~ 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. 0 J~ ~ FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Nantucket Historical Association Mailing address: 15 Broad Street, Nantucket, MA 02554 Applicant's name(s): Nantucket Historical Association Mailing address: 15 Broad Street, Nantucket, MA 02554 Locus address: 15 Broad Street Assessor's MapIParcel: 42.4.2- 061 Land Court PlanlPlan Book & PageIPlan File No.: 36071-A Lot No.: N/A Date lot acquired:_/--"_ Cert.ofTitle: 5962 Zoning District: RCDT Uses on Lot - Commercial: None~ (describe) Museum with accessory offices and gift shop Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms Building Date(s): All pre-date 7/72? no Building Permit Nos: Previous Zoning Board Application Nos.: 011-82 for the gift shop C of O(s)? or 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: -j ; ;0 :n :-> ,-n See attached addendum. - ) -- ." , ;1 -'] I certify that the information contained herein is substantially complete and true to the best of-my knowledge, under t e pains and penalties of perjury. an cket Historical Association, by its attorney ... SIGNATURE Applicant Attorney/Agent X (If not owner or owner's attorney, please enclose pt;'oof of agency to bring this m er before the Board) FOR ZB OFFICE USE Application received on:2/J.i;d7 By: Complete: Need copies?: + Filed with Town C1erk::J.; JkQ2 Planning Board: -;, IL?2Bnilding Dept.: -2J( "I QS By:{.t@U) Fee deposited with Town Treasurer:~/i.!R!.122BY: Waiver requested?:_Granted:_/_/_ Hearing notice posted with Town Clerk:~ j~./ iJ2 Mailed:~II? 1 fl2 I&M:LI?:/2ili. & J; JII~ Hearing(s) held on:_I_I_ Opened on:_I--'_ Continued to:--"_I_ Withdrawn?:_I_I_ DECISION DUE BY:--,,--,,_ Made:--'_I_ Filed wffown Clerk:_I--'_ Mailed: 1 1 --- DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03 Addendum A Nantucket Historical Association 15 Broad Street - Museum Project The Applicant hereby requests a Special Permit under Section 139-17C(4) to reconstruct the building linking the existing Foulger Building with the existing Whaling Museum Building as shown on the enclosed plans. The ridge of the new portion of the structure will be at 34 feet above grade (slightly lower than the ridge of the existing Whaling Museum). The project meets the criteria in the Nantucket Zoning By-law for this district, as amended at the 2003 Town Meeting. The plans for this project have been approved by the Nantucket Historic Districts Commission, and the proposed height is appropriate to the scale of the surrounding streetscape. The design of the project at this height is an integral part of the renovation and restoration of the Whaling Museum's historic building and ongoing mission as a museum and educational institution. The belvedere and elevator portions of the structure above the ridge line will give access to the roof walk to the public and can be considered exempt from the height restrictions pursuant to Section 139-17B(1) and (2), respectively. Alternatively, if the Board finds that these portions of the building are not roof structures for ornamental and mechanical purposes, then the relief by Special Permit is also requested for those portions of the building, which would not exceed a height of 46 feet above grade. The project complies with setback and ground cover requirements, and involves the removal of a portion of the existing building that intrudes into the rear yard setback requirement. The uses in the building are all permitted as of right in this district and consist of museum and meeting space, administrative offices and a gift shop. The parking calculations for the uses in the proposed building are as follows: administrative offices museum space gift shop office & retail employees approx. 4,250 sq. ft. total occupancy - 645 approx. 1,200 sq. ft peak shift - 20 21 spaces 215 spaces 6 spaces --1 spaces 249 spaces No parking has been provided on the site in the past. However, Section 139-18 requires that, when a structure is expanded, parking be provided as if newly constructed. Relief from these parking requirements by Special Permit, or from such lesser amount of parking as may be established as the requirement by the Zoning Enforcement Officer pursuant to his authority to determine "reasonable regulations" under the so-called Dover Amendment for educational uses, is hereby requested. A parking courtyard is shown on the enclosed plan to , . accommodate staff vehicles as needed, but this courtyard does not comply with the dimensional requirements for parking areas, and therefore should not be considered as providing conforming parking spaces. Similarly, the project contemplates continuing to use the area at the rear of the Foulger Building for loading, but because that space does not conform to the dimensional requirements for loading zones in the Nantucket Zoning By-law, relief from the loading requirements is also requested. I '3 ~ -l(3 . . ~ ISIOO Town of Nantucket RECEIVED BOARD OF ASSESSORS APR 3 0 2003 TOWN OF NANTUCKET, MA ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER.. .&..'!~. (fi.~.V!:~.Ik~ MAILING ADDRESS.....I~. . Bt':!.d..$l. .~.N.~ n-.fucJ.~......... PROPERTY LOCATION...... /?.. .p'ry~. .$fr.~..................... ASSESSORS MAP/PARCEL...... .'t.;?,:.~.:? .:'".. .,./.............................. APPLICANT... .rr~.~~~f/t.s.~~~~..................... SEE ATTACHED PAGES I cel1ify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street.or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. 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