HomeMy WebLinkAbout067-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET,
MASSACHUSETTS 02554
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To: Parties in Interest and Others concerned with the ~
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
o ~7-[)3
owner/APPlicant:--fe.m)~() eecLt~ {rU~ r I PRi-et
C. Ccn UJO~ ( TrUS't-ee_
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.
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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.4.3
Parcel 23
ROH
26 North Water Street
Deed Ref 198/247
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M.,
Friday, September 12, 2003, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application of the PEMISU
REALTY TRUST, PETER C. CONWAY, TRUSTEE, c/o Vaughan, Dale and Hunter,
P.e., PO Box 659, Nantucket, MA 02554, Board of Appeals File No. 067-03, the Board
made the following Decision:
1. Applicant is seeking a MODIFICATION of the SPECIAL PERMIT granted in the
Decision in BOA File No. 007-97, that allowed an expansion of the footprint of the B-
room guest house, known as the Carlisle House, conditioned on the addition being for the
sole use of the owner'slmanager's quarters, and granted a waiver of the parking
requirements. Applicant is now proposing to modify the relief granted by combining two
rental units on the third floor of the guest house into one single rental unit, and use a
portion of the owner' slmanager' s living quarters on the first floor as a rental unit when
the Applicant/manager is not in residence. The overall total of rental rooms would
continue to remain at 13. No other changes are proposed as part of the Application. The
Locus is nonconforming as to northerly side yard setback with the structure being sited as
close as about 0.4 feet from that lot line; as to use as a guest house in a zoning district
that does not allow this use; and as to parking with no parking spaces being provided on
site.
The Premises is located at 26 NORTH WATER STREET, Assessor's Map 42.4.3,
Parcel 23, Deed Ref 198/247. The property is zoned Residential-OId-Historic.
2. The Decision is based upon the Application and the materials submitted with it
and the testimony and evidence presented at the public hearing. The Planning Board
made no recommendation finding that the matter did not present any issues of planning
concern. There were no letters on file. One abutter stated that she was in favor of the
grant of relief at the hearing.
3. The Applicant, through counsel, represented that the Locus was benefited by a
previous grant of Special Permit relief in the Decision in BOA File No. 007-97. Said
Decision allowed the construction of a conforming first floor addition to expand the
owner'slmanager's living quarters, which included enclosing an open porch on the
southwesterly corner of the I3-room guesthouse known as the Carlisle House. A waiver
of eight parking spaces was also granted. Relief was conditioned upon the
owner's/manager's quarters not be offered for rent as part of the guesthouse use.
Applicant was now seeking a Modification to allow two rental units on the third floor to
be combined into one single unit, while then using a portion of the first floor
owner' s/manager' s living quarters as a rental unit when the Applicant is not in residence.
Applicant further represented that the Modification as proposed would result in no net
gain in the number of rental units (13) in the structure. The qualitative difference would
be that one room would be available on the first floor providing more convenient access
to guests who could not negotiate the stairway to the upper floors.
4. Based upon the foregoing, the Board finds that the Modification of the Special
Permit relief granted in the Decision in BOA File No. 007-97 to allow the reconfiguration
of the interior space as proposed would not be substantially more detrimental to the
neighborhood and would be in harmony with the general purpose and intent of the
Zoning By-law, constituting very little impact on the mixed residential-commercial area,
especially as the total number of guestrooms would remain at no more than 13.
5. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested
MODIFICATION of the SPECIAL PERMIT relief granted in the Decision in BOA File
No. 007-97 to allow the interior reconfiguration of space as proposed, based upon the
following conditions:
a. There shall be a maximum of 13 rental guestrooms and no further
conversion of living space without further relief from this Board; and
b. The first floor plan shall be configured substantially as shown upon
the "First Floor" plan, a reduced copy of which is attached hereto and
marked as Exhibit A.
G October t 1 , 2003
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HATCHED A:Q.EA REP~SENTS PORTION OF OWNERS1&NAGERS QUIllTERS
TO BE USED AS RENTAL UNIT WHEN OWNER IS NOT IN RESIDENCg
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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 12, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
PEMISU REALTY TRUST, PETER C. CONWAY, TRUSTEE
BOARD OF APPEALS FILE NO. 067-03
Applicant is seeking a MODIFICATION of the SPECIAL PERMIT granted in the
Decision in BOA File No. 007-97, that allowed an expansion ofthe footprint ofthe B-
room guest house, known as the Carlisle House, conditioned on the addition being for the
sole use ofthe owner'slmanager's quarters, and granted a waiver of the parking
requirements. Applicant is now proposing to modify the relief granted by combining two
rental units on the third floor of the guest house into one single rental unit, and use a
portion of the owner'slmanager's living quarters on the first floor as a rental unit when
the Applicant/manager is not in residence. The overall total of rental rooms would
continue to remain at 13. No other changes are proposed as part of the Application. The
Locus is nonconforming as to northerly side yard setback with the structure being sited as
close as about 0.4 feet from that lot line; as to use as a guest house in a zoning district
that does not allow this use; and as to parking with no parking spaces being provided on
site.
The Premises is located at 26 NORTH WATER STREET, Assessor's Map 42.4.3,
Parcel 23, Deed Ref. 198/247. The property is zoned Residential-Old-Historic.
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THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
FEE: $300.00
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. a.l-0~
Owner's name(s): Pemisu Realt Trust, Peter C. Conway, Trustee
Mailing address: c/o Vaughan, Dale and Hunter, P.C., P.O. Box 659, Nantucket,
Applicant's name(s): Same
Mailing address: Same
26 North Water Street
Assessor's MapIParcel: 42.4.3/23
Locus address:
Land Court PlanlPlan Book & PageIPlan File No.: None
Date lot acquired:_/_/_ Deed Ref.~ 198/247
Lot No.:
Zoning District: ROH
Uses on Lot-Commercial: None_ Yes (describe) Guest House
Residential: Number of dwellings_ Duplex_ Apartments_Rental Rooms 13
Building Date(s): All pre-date 7/72? X
Building Permit Nos:
Previous Zoning Board Application Nos.: 007-97
or
C of O(s)?
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 Addendum attached hereto.
I certify that the informa ion contained erein is substantially complete and true to the best of my
knowledge, under the pal sand pena e erjury. /
SIGNATURE: Applicant Attorney/Agent
(If not owner or owner's attorne, lease enclose proof of agency to bring this matter before the Board)
FOR ZBA OFFICE USE / / ~
Application received on:l:./lL/Q3By: te~ Complete: (/ Need copies?: ~
Filed with Town Clerk: ~}!bulllng Board:_1 /_ Building Dept.:_]2/_ By:~~
Fee deposited with Town Treasurer:--D~y: (;/t/lWaiver requested?: Granted:_/_/_
Hearing notice posted with Town Clerk: t/2J~ailed:?/?ii:ff;;I&M:-.tfj?f7::f!:; & !lJL03
Hearing(s) held on:_/_/_ Opened on:--1_/_ Continued to:_/_/_ Withdrawn?:_/--1_
DECISION DUE BY:_/_/_ Made:_/_/_ Filed w/Town Clerk:_/_/_ Mailed:_/_/_
T'\y;,,...,TC"t.Y,...,,....T j. ..........~ .. ... ____
ADDENDUM
PETERC. CONWAY, TRUSTEE
PEMISU REALTY TRUST
Pemisu Realty Trust, Peter C, Conway, Trustee (hereinafter "Applicant") seeks a
modification of a Special Permit Decision in Nantucket Zoning Board of Appeals File
No. 007-97, dated March 19, 1997, Applicant seeks said modification pursuant to
Nantucket Zoning Bylaw Section 139-33 A( 4), Extension or Alteration of a Previous or
Non-conforming Use, Structure and Lots and M.G.L. Chapter 40A, Section 6.
In Nantucket Zoning Board of Appeals Decision File No. 007-97, Applicant was
allowed to construct a conforming bathroom addition and enclose an open porch on the
southwesterly corner of the guest house in order to expand the owner's living quarters.
Applicant also sought and received a Special Permit under Nantucket Zoning Bylaw 139-
18 (parking Requirements) for a waiver of all eight (8) of required parking spaces for the
Premises. With respect to the permitted addition and enclosure of a open porch, the
intent of the Applicant in File No. 007-97 was to expand the owner's/manager's living
quarters and provided that the expanded living quarters would not be used as a rental unit,
Applicant now wishes to modify the relief granted in the hereinabove cited
decision by combining two rental units on the third floor of the guest house into one
single unit, while then using a portion of the owner' s/manager' s living quarters on the
first floor as a rental unit when the Applicant is not in residence.
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The Modification as proposed will result in no net gain in the number of rental
units in the guesthouse; the qualitative difference being that a single rental unit will be
available on the first floor providing more convenient access to guests.
The Premises is non-conforming as to use, with a structure being used as a guest
house; and as to setback, with the structure being sited .04::1:: from the northerly side lot
line in a district that requires a minimum side/rear yard setback offive (5) feet. The
existing ground cover ratio is 43::1::%, in a district that allows a maximum ground cover
ratio of 50% for this 5,443::1:: square foot lot.
By granting this modification ofthe Special Permit in Zoning Board of Appeals
File No, 007-97, the Board will be acting in a manner consistent with the spirit and intent
of Section 139-33A of the Bylaw. The Applicant respectfully requests that the Board
vote in favor of this requested modification of a Special Permit.
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MINIMUM LOT SIZE' 5,000 S.F.
MINIMUM FRONTAGE'50 FT
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REAR & SIDE SETBACK'5 FT
GROUND COVER RA TIOi 501::
PLOT PLAN OF LAND IN
NANTUCKET, MA
llENOTE' STRUCTURE PREDATES ZONING.
THE STRUCTURES
ARE LOCATED AS SHO'w'N.
SCALE, 1'= 15'
DA TE,NOVEMBER 15, 1999
JOHN J. SHUGRUE, INC.
57 OLD SOUTH ROAD
NANTUCKE~ MA 02554
FORI PEMISU REALTY TRUST
PETER ~ CONWAY T~
PARCEL NO. 23 JOB NO. 5634-MPP
ASSESSORS MAP 42.4.3
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NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
RECEIVED
BOARD OF ASSESSORS
AUG - 4 2ooi-89
TOWN OF
NANTUCKET, MA
BoA Form
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER, ~m\$L) \l~tt \\lJ,k\ 1 ~ c,. ~<1V\\>JlIt \~~'E
APPLICANT FOR RELIEF (SAME? I ):
ADDRESS OF PROPERTY: 2<0 \f\.;~ ~ ~,
ASSESSOR'S MAP - PARCEL: ~~."\:~ 2.'S
*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
I certify that the foregoing (or the attached ____) lists all persons,
natural or legal, 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 three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M'G'L'~.l~lind~on~ Code
Chape 139, H39-29D(2)]. IUJ.))J))II
Assessor's ffice
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
jah/FORl1S/bo...
SUbmitted~.VaUghan and Dale, P. c. 84/05
Date, ~ 1
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: March
/'1
, 1~1
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: 007-97
Owner/Applicant: PETER C. CONWAY, TRUSTEE OF PEMISU
REALTY TRUST
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.
M' h l~~'~irman
lC ae ara
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
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 42.4.3
Parcel No. 23
Deed Reference: Book 198, Page 247
36 North Water Street
Residential Old Historic District
DECISION:
1. At a Public Hearing of the Nantucket Zoning Board of Appeals on Friday,
February 14, 1997 at 1:00 P,M. in the Selectmen's Meeting Room in the Town and County
Building, Broad Street, Nantucket, Massachusetts, the Board made the following DECISION
on the application of Peter C. Conway, Trustee of Pemisu Realty Trust, c/o Vaughan and
Dale, P. C., Post Office Box 659, Nantucket, Massachusetts 02554, File No. 007-97:
2. Applicant is seeking a FINDING pursuant to M.G.L. Chapter 40A ~6 and
Nantucket Zoning By-Law ~139-33A(4)(a) that an alteration of a pre-existing non-conforming
structure/use shall not be substantially more detrimental to the neighborhood than the existing
non-conforming/structure use. Applicant proposes to construct an addition, to be used as a
bathroom and enclose an open porch, on the southwesterly comer of the guest house, in
order to expand the owner's living quarters. The locus is non-conforming as to use, with a
structure being used as a guest house; and as to set back, with the structure being cited .04+
from the northerly side lot line in district that requires a minimum side/rear yard setback of
five (5) feet. The existing ground cover ration is 35 + per cent, with the proposed ground
cover being 43 + per cent, in a district that requires a maximum ground cover ratio of 50 %
for this 5,443 + square foot lot. In the alternative, and to the extent necessary, Applicant
further seeks a Special Permit under Nantucket Zoning By-Law 139-:33A (should proposed
Article 11 be approved at the 1997 Annual Town Meeting).
Applicant also seeks a Special Permit under Nantucket Zoning By-Law ~139-18
(parking Requirements) for a waiver of all eight (8) of the required parking spaces.
The Premises is located at 26 North Water Street, Assessor's Map 42.4.3, Parcel 23.
The property is zoned Residential Old Historic.
3. Our DECISION is based upon the application and accompanying materials, and
representations and testimony received at the Public Hearing. The Planning Board made no
recommendation as to either requests for relief. There was no opposition presented in
person. One letter in support of the application was read into the record during the Public
Hearing, The Building Commissioner spoke in favor of the application.
4. The Premises contains a three-story structure that is currently
used as a guest house with thirteen (13) rental guest rooms and one
(1) owner's/manger's dwelling unit. The new addition will encompass an
existing unenclosed porch on the southeast corner of the structure.
The new space will be used as a bedroom for the sole use of the
owner/manager and will not be used as a rental room. The existing
ground cover ratio is 35~% with the total ground cover ratio after
completion of the project being 43+% in a district that allows a
maximum ground cover ratio for this 5,443~ square-foot lot of 50%. The
new addition will meet all setback requirements. Applicant further
requests that a bathroom addition that was constructed in 1991 with a
validly issued Building Permit be blessed by issuance of a Special
Permit under By-Law ~139-33A. Relief was necessary to construct that
addition to the owner's/manager's apartment but was not sought at the
time.
5. Applicant further represented that the premises is presently
benefited by eight (8) grandfathered parking spaces, with none being
currently provided on site. Nantucket Zoning By-Law ~139-18A(1)
requires the recalculation and provision of off-street parking spaces
for an existing structure when enlarged as if it were newly
constructed. Testimony and evidence was presented that the proposed
enlargement of the structure would not result in any additional
required parking spaces.
6. Based upon the foregoing, the Board finds that the construction
of a conforming addition, by enclosing an existing porch and by
blessing a previously constructed addition that is used as a bathroom,
in order to expand the owner's/manager/s living quarters as proposed,
does not increase the non-conforming nature of the Locus. The Board
further finds that the alteration and extension will not be
substantially more detrimental to the neighborhood than the
pre-existing non-conforming use and structure. As to parking relief,
the Board finds that the grant of relief for eight (8) spaces would be
in harmony with the purpose and intent of the Zoning By-Law and further
that provision of parking spaces would be impossible on the Lot.
7. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested relief by SPECIAL PERMIT under Nantucket zoning By-Law
~139-33A and ~139-18B(3) to complete the project as proposed upon the
following conditions:
a. The area to be enlarged as well as the bathroom addition
shall be used solely as living quarters for the owner/manager and not
as a rental unit; and
b. The proposed addition shall be constructed in substantial
conformance with the plan done by Nantucket Surveyors, Inc., dated
March 22, 1991 and annexed hereto and marked as Exhibit A.
Dated: March Jy , 1997
~w
'Mara
(007-97)
, ct'o~
/
urihan,
/
I
FEB ~2 '40 08:44 PEMISU
517 585 5222
TO: 1 508 228 2082
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CURRENT ZONING;R Q H
. MINIMUM LOT SIZE: s-,ooo s F=
MINIMUM FRONTAGE: '5"'0
FRONTY ARD SETBACK: No'" C
I
SIDE AND REAR SETBACK: 5'
ALLOWASLE a.C.R.: 5'"0 (;
EXISTING G.C.R.: 35'"?e
FOR PROPERTY UNE DcrERMINATlON TrlIS Pl.OT PLAN
REUES ON CURRENT DEEDS AND PLANS OF RECORD.
VERIFIED BY FIELD MEASUREMENTS AS SHO'Mll HEREON.
THIS PLAN IS NOT REPRESENTED TO BE A TITLE
EXAMINATION OR A RECORDABLE SURVEY.
N.S. J?'/ /9S'"
'D 12... 1 ~o0111 ON .
. '~tV\ ot.\-~Lr'1' l..IlA II,.;,
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AS-BUILT PLOT PLAN
IN
NANTUCKE,T, M"ASSACHUSETTS
SCAL.E: I"'" to DA TE: MA RC I-{ ZZ I 1~5' J
EO REFERENCE: I <}s IE. 47
PLAN REFERENCE: NONe .
ASSESSOR'S 'REFERENCE:
MAP:i Z .4.3 PARCEl.: 'Z 3
PREP ARED FOR:
~R c. cONwA"I I ,/(,usiee:
NANTUCKET SURVEYORS INC.
5 WINDY WAY
NANTUCKET. MA. 02554
N-Z 87Gl
TOWN OF NANTUCKET
BOARD OF AP.PEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
March
19
, 199'
CERTIFICATE OF GRANTING OF SPECIAL PERMIT
Massachusetts General Laws, Chapter 40A, Section 11)
The BOARD OF APPEALS of the TOWN OF NANTUCKET, hereby certifie
th~ a ~~~f~~~ixx*~i~x SPECIAL PERMIT has been GRANTED:
To: (Owner/Applicant) Peter C. Conway, Trustee of pemisu
Realty Trust (007-97)
Address: c/o Vaughan and Dale, Box 659, Nantucket, Ma 02554
affecting the rights of the O\o,'ner/Applicant with respect to land or
building at:
36 North Water street, Assessors's Map 42.4.3,
Parcel 23,
Deed Reference: 198/247
And the BOARD OF /\PPEALS further certifies that. the attacjed
Decision is a true and correct copy of its Decision GRANTING the
~~~~~4X~~~~~ SPECIAL PERMIT and that copies of the Decision 2'-= c:
all plans referred to in the Decision- have b-eerr fl-re'tt'"-wi:-th--elTeP~;l'n}
Board and the Town Clerk.
The BOARD OF APPEALS calls to the attention of the owner/
Applicant that General Laws, Chapter 4~A, section 11 (last paragraph
provides that noX~~~~~~~~Xan~1o~XSPECIAL PERHIT, or any EXTE~SION,
MODIFICATION or RENEWAL thereof, shall take effect until (a) a CO?Y 1
the Decision is certified by the Town Clerk that TWENTY (20) days ha
elapsed after the Decision has been filed in the office of the To~n
Clerk and no appeal has been filed (or, if such appeal has been file
that it has been dismissed or denied) and (b) the certified copy is
recorded in the Registry of Deeds for the County of Nantucket and
indexed in the grantor index under the name of the Owner of Record 0
is recorded and noted on the Owner's Certificate of Title. The fee f
such recording or registering shall 'be p' by the Owner/Applicant
:t r\, , ./