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HomeMy WebLinkAbout091-08 Seafarer Inn, LLC dba 76 Main Street Inn :;r~~~ !'?-......,..,,\I.~J ' "_ A-":.~..---'---,'f~:" '" ; l:~[~/' ",'~' :: lc-:il ~I' ' : Gc;l~' ,', " . 1; ~~~ . ,.>"j ,'~ .~'~;;~, . "...F : .'- /, ~. " ,/.(" ". ~y.(.~"..,.~/,th."'."'.' .;' , I.ii!1I'W'l-->'" .: ',. ...;.;.::::...~:::.:.;.:":'-- TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 -,..I G APPLICATION Fee: $300.00 File No. 011-c) ~ Seafarer Inn, Inc. (aka 76 Main Street Inn) Owner's name(s): Mailing address: 76 Main Street, Nantucket, M.A 02554 Phone Number: 508-951-8511 E-Mail: 76mainstinn@comcast.net Applicant's name(s): David Cantrell, Proprietor Mailing Address: 76 Main Street, Nantucket, MA 02554 Phone Number: 508-951-8511 E-Mail: (.6mainstinn@comcast.net Locus Address: 76 Main Street Assessor's Map/Parcel:42.3. 1 /110 & 1 '11 Land Court Plan/Plan Book & Page/Plan File No.: No plan of record for main portion of lot. Small parcel to rear is shown as Lot 1 on iJlan 800K 1 f, page 1 U~ Deed Reference/Certificate of Ticle: 682/159 Zoning District ROH Uses on Lot- Commercial: None Yes (describe) 20-Roorn Guest House Residential: Number of dwelling~ Duplex Apartments Date of Structure(s): all pre-date 7/72 or Pre-dates "1887 Building Permit Numbers: Previous Zoning Board Application Numbers: ZBA File No. 018-06 (Expired) 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile Print Form c:5 G~ = f--;--'f ::-:J Lv o -'0 ~.'J .'::) ~ . . State below or attach a separate addendum of specific special permits or variance relief applying for: CUlL IJ-HOdi1.Y& tfcYchJC1 dv/l1J I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the "s and penalties of perjury. SIGNATURE: Owner* Applicantl Attorney I Agent* SIGNATURE: *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on:_ 1_1_ By=- Complete~ Need Copies:_ Filed with Town Clerk:_1 _/ _ Planning Board:_1 _I_Building Dept.:_1 _/ _ By: Fee deposited with Town Treasurer:_1 _I_By: Waiver requested: Granted:_1 _I_Hearing notice posted with Town Clerk:_1 _I_Mailed: 1_1_ I&M _1_/_ &_1_1_ Hearing(s) held on:_1 _I_Opened on :_1_1_ Continued to: I I Withdrawn: I I Decision Due By: / I Made:_1 I Filedw/TownClerk: 1_I_Mailed:_1 1-- 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile ADDENDUM Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By- law Section 139-33A (alteration/expansion of a pre-existing, nonconforming structure/use). Applicant proposes to alter and expand a pre-existing nonconforming guesthouse use by increasing the number of rental rooms from 20, 14 in the main structure and 6 in the rear structure, to 21. The seldom used front parlor and a portion of the separate small office in the primary structure would be converted into a new rental room. There would be no expansion of the exterior of the structure related to this increase in rental rooms. There would be a change in an interior partition. There would be no increase in the parking requirement and the existing on-site parking area would be maintained. Over the past ten years, the Island has lost at least 17 licensed bed and breakfast establishments and over 300 guestrooms. The recent change in the nature of the use of the Harbor House and the Point Breeze has increased this amount of lost guestrooms to over 400. There are also other existing guesthouses that are up for sale and could be lost by returning them to private homes by new owners, the same fate as the aforementioned 17. The addition of one rental guestroom in the Applicant's fully functioning, long-standing, bed and breakfast establishment would not have a significant negative impact on the neighborhood and would be a benefit in that it would ensure the economic viability of a treasured part of Nantucket's lodging history and an integral part of the Main Street area. History of the locus: The locus is a conforming lot of record, with a lot area of about 11,500 square feet in a zoning district that requires a minimum lot size of 5,000 square feet. The guesthouse use pre-dated the 1972 enactment of the Nantucket Zoning By-law, as Mrs. Swain, upon the death of her husband, is said to have started taking guests prior to the 1900' s, with said use not being abandoned for more than three consecutive years since then, making the use validly grandfathered. The current owner bought the property on January 5, 2001 as a guesthouse and continued to operate the business without a change or abandonment of use since then to the present. The main structure contains a small kitchen in the rear and 14 rental rooms, with a front parlor and small separate office. The separate rear one-story structure contains six rental units for a total of 20 rental guestrooms on the property. The lot also contains a small one-story garage at the head of the driveway. The Applicant has made various improvements to the property over time that did not require ZBA relief. The structure pre-dates 1887 and is visible upon the first series of Sanborn maps from that year. The structure is also visible on the 1938 and 1957 aerials in substantially the same configuration, but without the front conforming addition that was constructed in 1983-1984. The structure is thus grandfathered as to the setback nonconformities as detailed above. Exhibit A: As-built plot plan prepared by Michael Bachman, professional land surveyor, dated January 3, 2001 is included. The plan shows the existing improvements and dimensional aspects. The lot and primary structure are conforming in all respects to the dimensional requirements of the Zoning By-law. The garage and rear six-unit structure are pre- existing, nonconforming as to setback requirements. The lot contains two side by side parking spaces on site, with a possibility of two more stacked spaces behind those in the existing driveway. The Inn receives seven on-street visitor parking permits that are issued by the Town of Nantucket for guesthouses located in the resident parking district. Applicant states that these are seldom used as guests are discouraged from bringing cars to the Island given the proximity to town. The increase of one rental room would not increase the parking requirement as nine spaces would still be required for 21 rooms. Exhibit B: The 1938 and 1957 aerial photographs contained in the Town records clearly indicate that the primary structure and rear building were present prior to the 1972 enactment of the Nantucket Zoning By-law. Exhibit C: Copy of the annual 2008 Certificate of Inspection, issued by the Town of Nantucket for the licensed guesthouse use for the main structure is included. The first floor is licensed for nine guests in four rooms; the second floor for 15 guests in seven rooms; and the third floor for seven guests in three rooms. The Building Department certifies for total occupancy and not for rental room count, which is how the parking is calculated pursuant to the Zoning By-law. The parking requirement for a guesthouse in the Resident Parking District is three spaces plus one space for each three rental units over two. The existing parking requirement is nine spaces for the lot. There is no separate owner's quarters in the rear, where the kitchen is located. Exhibit D: Copies of the floor plans indicating which rooms are proposed to be changed to increase the total number of rental rooms from 20 to 21. Exhibit E: Photos of the property are included, indicating that the structure is not out of context with other properties along Main Street and appears to be a stately Main Street home and affords the bed and breakfast experience in the Old Historic District without calling attention to the nonconforming use. A majority of the licensed bed and breakfast establishments are located in historic structures in the Residential Old Historic zoning district and are pre-existing as to use, with few providing any parking. Very few are located in the commercial districts, where such uses are allowed as a matter or right. The property is also located close to the top of Main Street and only three lots removed from the Residential-Commercial-Downtown zoning district. Exhibit F: A copy of the previous Decision in BOA File No. 018-06, that granted relief by Special Permit to expand the separate rear structure by altering the roof structure, while maintaining the six units. This permit was never filed with the Nantucket Registry of Deeds by the Applicant, nor was a building permit issued based upon the Decision. Over two years has elapsed without action and thus the permit is null and void, having expired in April of 2008. The Decision establishes that this rear structure is validly grandfathered as it is visible on the 1957 aerial contained in the Town of Nantucket records and that there number of rental rooms is 20. Conclusion/Findings: The increase in the total number of rental guestrooms from 20 to 21 would have a minimal impact, is any, on the neighborhood, particularly as there would be no change to the exterior of the structure and no increase in the parking requirement; and the increase from 20 to 21 guestrooms would not be substantially more detrimental to the neighborhood than the existing nonconforming use. Proposed Conditions: There shall be no further expansion of the rental rooms beyond 21 rental rooms without further relief from this Board. The on-site parking spaces shall be maintained. Town of Nantucket Web GIS - Printable Map Page 1 of 1 Town of Nantucket Web GIS .\~O \ ,~ \ .1_ '\ \~--- Q~UJ r~pY2:fQI_ \ \ I I I _--- 'L I. -- .----ll a \ ll--. -~-- .-:-:-:. .-- _ ___~,,=,-O::::::--lL..-=";:""': """''-:--1 \ .-~-- -----I;;, CJ \ 1] ~.-t5- -"\----;- 1 \ \ \ . I \ \ \ \ \ Prop ID Address Owner 42.3.1111 76 MAIN ST SEAFARER INN INC 76 MAIN STREET NANTUCKET, MA 02554 01/05/2001 $2,310,000 00682/0159 0.25 acres NOT A LEGAL DOCUMENT ,/. '.~ Sale Date Sale Price Book/Page Lot Size For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. r .'~ . .' ~'1I J\ 45' ~ . ',<;'. ,#> __. ,,__ cC'.,,,"" i' ""....)- 0.. Disclaimer The information displayed on thiS or any other map produced by The Town of Nantucket is for reference purposes only. The Town of Nantucket does not guarantee the accuracy of the data. Users are responsible for determining the suitability for individual needs, All information is from the Town of Nantucket Geographic Information System (GIS) database. Town of Nantucket, Massachusetts Map Composed 12/10/2008 Copyright 2005 Town of Nantucket, MA All rights reserved. Developed by AppGeo http://host.appgeo.com/nantucketmalPrintableMap.aspx?Preserve= Width&Map Width=86... 12/1 0/2008 Town of Nantucket Web GIS - Printable Map Page 1 of 1 Town of Nantucket Web GIS Prop ID Address Owner 42.3,1111 76 MAIN ST SEAFARER INN INC 76 MAIN STREET NANTUCKET, MA 02554 01/05/2001 $2,310,000 00682/0159 0.25 acres ~ " NOT A LEGAL DOCUMENT ;. Sale Date Sale Price Book/Page Lot Size For general reference only: Important caveats which must be considered when using this data are available from the Nantucket GIS Coordinator. -..!;-<, ~\ }\ ,I' .~, ''<; ,r' _~_4j.. i' ''''..}- O. Disclaimer The information displayed on this or any other map produced by The Town of Nantucket is for reference purposes only. The Town of Nantucket does not guarantee the accuracy of the data, Users are responsibie for determining the suitability for individual needs, All information is from the Town of Nantucket Geographic Information System (GIS) database, Town of Nantucket, Massachusetts Map Composed 12/10/2008 Copyright 2005 Town of Nantucket, MA. All rights reserved. Developed by AppGeo http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=4 3... 12/10/2008 (, 19 4. :(l'-I?:€.\ \..v,\~"~ 193.70, TO f,tJR S"{REE'T LOT 5 12293C --~-- :\.00' "'" "'" """" '" ~ ~ : I : I 28." NIF HARVEY c.. .JONE5 .JR. "2.3.1-~~ LC., c.ERT, L.c..PI... 16'"64A NIF JEAIINE M Mc.H1.I&H ET AL 42.3.1-~3 DO.e>UI4 re.224 LOT 2 PI... e>K.17 re.102 ~,,=,,==,,=,,="''' DENOTE5 FENC.E ~ " 171.:- ~ '" o ~ '" -5 NQ1'E. LOT 1.ND BUILDIN55 5HOWN ~ P'REDATE ~'f1)C.l:.ET :lONINt:> BY -LAW. ~ 15 NO BUILDINC> Ac.. TIVITY FOR EXTERIOR c:.oN5TRU(.. TION 5INc..E WVIONT OF THE BY -LAW, o.rt -I 107.B" =.', ....--~_... CURRENT ZONING: ROH MINIMUM LOT SIZE: 5000 S.F. MINIMUM FRONTAGE: 50 FT. FRONTYARD SElBACK: NONE SIDE AND REAR SETBACK: 5 FT. AU.OWASLE G.C.R,: 50'" EXISTING G.C,R.: 38.lm :l: FOR PROPERTY UNE OE1ER\lINA110N nus PlOT PLAN REI.JES ON CURRENT DIBlS AND PLANS OF RECORD. \lERlfIED BY AElD IlEASURE11EHTS AS SHOWN HEREON, lHlS ~ IS NOT REPRESENlDl ro BE A 11TI.E EXAlI1NAl\ON OR A RElXlRDABLE SlJR\'EY. I HEREBY CERTIFY TO lHE BEST Of' MY KNOlIliDCE THAT THE PREMIse; SHOIlN ON lHlS PlAN ARE LOCATED I'IIlHlN 1HE 'c" ZllNE AS DEUNEAlED ON 'lHE "flRW' IIAP OF COIIIIUNlTY NO. 250230: IIASS. El'f!:Cl1\IE: 7-2-92 BY 'lHE FEDERAl EIlERGENCY IIANAGE11EHT AGENCY, N.B. 241 46 48.04' RA y'~ COURT '"' ..,." 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WITI, 6a l+ou.lQS' I3ATTtl~ y .riA NO (51( --'1....'-' ~~~~c . .~-'..,.\;... ':r~:;;,;~l'..-':"- .. __.__T-::~=] --= '-', L \, \~~l \0., :..: I"- I'J ~ <l ~ .~ " \:t ~ e, L r<) '.~ 1 f'... . To t?f" .iOCATEU ON ..rITE y..JITH OWNE(" I1Nf), f\~E YE-~r, . ~.... I ~~1 - --=:t ~; j ~ --y @( 0 f~ \ 1 -'" I ^ , I 04... :ft ,j ~ f D) . ,~........: .7 l2. ':x ./ @1_~......J I' I t- t: /~ - 1 ; . ,-"..11, - .. J ~ - ~~~I! ; OJ'! :,,'-.~~""'.:"::;"'" -1 _ ~~_u..:.,.~_1~~~~ @s" f I, FIRE ALARM SYSTEM ACCEPTEO FOR D~ECTOJi-P.LA~MENT' . DATE.:3+f-"t Y:c:::7]. M - ( 6-1/.u~") NANTUCKET FIRE DEPARTMENT @~ ~ '" Ck:~ t.- << {~~ E'Kp';l'e_& . G~ tUtL ~).~Y' Cl~& u-:pc;/) TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: ApJY'f ( 7 , 20CG To: Parties in Interest and. Others concerned with the 'Decfslon of the BOARD OF APPEALS in the Application of the following: Appl lca tion No.: CJ / f~C}((' Owner/Applicant: j~~ -{D,re-I...... J:"nVl. L....f1 f1'. ~ C' A,k~' , , '7(0 {VIoth ~/ee+..::t{\.(), J:'V\~< ) ~:)I~ t'f-:.rel-F"' Cl.vlcil . ~ E\c\'v I 'QiI c.b n "tr elL ~ r Ii; c{ rxd 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 co y of the -Decision must be given to the Town ClerkCS to oe ceived within such TWENTY (20) days. ~~QA-~ ,..-"- eha irman 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 ij139-30I (SPECIAL PERMITS); g139-321 (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. , NANTUCKET ZONING BOARD OF APPEALS 1 East Chestnut street Nantuoket, Massachuset.t.s 02554 Assessor's Map 42.3.1,Parcel 111 76 Main Street Residential-Old Historic Plan Book 17, Page 102 Lot 1 Deed, Book 682, Page 159 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, March 10, 2006, at 12:00 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 SEAFARER rNN, INC. (AKA 76 MAiN STREET INN, INC.), FOR ITSELF AND FOR DAVID CANTRELL, PRINCIPAL, of 76 Main Street, Nantucket, Massachusetts 02554, FILE NO. 018- 06: 2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (expansion/alteration of a pre-existing nonconforming structure/use). Applicant proposes to alter and expand the rear annex that contains six rental guestrooms and that is used in conjunction with the "76 Main Street Inn", a licensed guesthouse property that contains a total of 20 rental guestrooms. The rear structure currently has a flat roof with a height of as low as about 7 feet 2", with another gabled section that has a roof height of about 12 feet. The roof would be altered so that the entire roof would then be gabled with a maximum ridge height of 14 feet. The work would be done within the existing footprint and without coming any closer to the side or rear yard lot lines than the existing structure. There would be no increase in the intensity of use of the structure. The Locus is nonconforming as to use with the guesthousei as to parking with there being insufficient spaces provided on sitei and as to side and rear yard setbacks with the subj ect structure being sited as close as about 3.6 feet from the westerly side yard lot line, as close as about 3.7 feet from the easterly side yard lot line, and as close as about 3.5 feet from the rear yard lot line, and with the garage being sited as close as about 2.9 feet from the easterly side yard lot line, in a district that requires a minimum side and rear yard setback of fi ve feet. The primary structure is conforming in all respects and the lot is conforming as to lot size, ground cover, frontage and front yard setback. The Premises is located at 76 MAIN STREET, Assessor's Map 42.3.1, Parcel Ill, Lot 1 in Plan Book 17, Page 102. The property is zoned Residential-Old-Historic. 1 3. Our Decision is based upon the Application and accompanying materials, and representations and testimony recei ved at our public hearing. The Planning Board made no recommendation, on the basis that no matter of planning concern was presented. Except for the presentation by the Applicant there was no support or opposition presented at the public hearing. 4. The Applicant stated that he wished to alter and extend the roof system of an ancillary pre-existing nonconforming structure located to the rear of the property and sited within the required five-foot rear and side yard setback areas. The structure is clearly visible on the 1957 aerial in the Town records and sited substantially in the same location and configuration and thus is validly grandfathered as to siting and use. The structure is used in conj unction with the licensed guesthouse use of the primary structure as an additional six rental rooms wi ththe main structure containing 14 such rental guestrooms for a total of 20. The main portion of the structure currently has a flat roof and Applicant proposes to renovate the structure and raise the roof height from a low point of about 7' 2" to a maximum height of 14 feet in order to construct a gable roof on the existing wall system and within the existing footprint without coming any closer to the lot lines than the existing structure and without increasing the conforming ground cover. The use would not be changed and no other alterations are proposed under this Application. Applicant stated that the renovation would be a benefit to the neighborhood as the structure would be made more architecturally appropriate for the Old Historic District as defined by the Nantucket Historic District guidelines as well as making the structure more structurally sound. The project has received approval of the design by the Nantucket Historic District Commission ("HDC") in Certificate of Appropriateness No. Lf~70-3. No additional parking is required as there is no expansion of the number of guestrooms proposed. 5. Therefore, based upon these facts, the Board of Appeals, makes the finding that the proposed alteration and expansion of the six-unit rental guestroom structure by raising the roof height with the change from a flat roof to a gable roof, subject to the conditions herein set forth, would be an increase of the massing of the structure within the required side and rear yard setback areas. However, the Board also finds that said increase would not be substantially more detrimental to the neighborhood than the existing nonconformities. The proposed renovation would be a public benefit and would not create any new nonconformity. 2 6. Accordingly, by a UNANIMOUS vote, the Board GRANTS the requested relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33.A, allowing the proposed alteration as requested by the Applicant, subject to the following conditions: (a) All work shall be done in substantial conformity with the plans approved by the Nantucket Historic District Commission under Certificate of Appropriateness No. 1/7, 703 ' as may be amended from time to time; (b) The alterations shall be performed within the existing footprint as shown upon the "Mortgage Inspection Plan", done by Michael S. Bachman, registered land surveyor, dated January 3, 2001, a reduced copy of which is attached hereto and marked as Exhibit A plan; and (c) There shall be no further change in use or expansion of the six-unit guestroom structure without further relief from the Board of Appeals. Dated: April~, 2006 r .~--- Dale Waine ).-- <"- " ) Edwarp" c. Murphy ') c--. . .-=::> .------ .- 3 W-\~~~1: 'O~70 '\0 r-' ~ ~...--"-'\ ~\ ~ . \'\\ :;. ~~ ~ \ ~ l~~~\ ~~ '~q \ ~,\ LOTS I~ ~ l_______} \ \. Lc'.f'L.. 12.2"1J(, ,,\.:>' I~, LOT N/E.A- Il5OOtSF. I" \\~"""'" ..,...... I It -4 '-. '. B i ~ ~ ~ ~0,,~ "" ~ "', s6~ 1 ~ \' ~ '-,', ;" > " ~ ~ ~ ,::;: ~ i I ", "--.- ~ q5-~ ' ~. ~ ' ''''--~< ~ ~~ ". ~ ~........... ,0: '~4 -'.[1 --. ~ ~~ ~ @~, ~"" '\. ..... ~ '\.f ~,!~\ i1 .~ ~,~ ~ ~r ~~~ ~ 5.1'~'//'///1 \ =" l.-~ V.------2:J '~ .~ ~~~ /"/////h \ ei ,I 0:: "~,,..... l , I 1// .~~ . ,~ ~ ~ . \ NO PLAN OF REC.ORD g ~I//~/;:Ii- ~ \..v "~ I. ----- ",~.i ~ ~ ~ ~ ~ '~///;;/ ~//;7//-;//!J1 ill R\..,~ i ~ ',// 'I ://'/ (1//////1, II ClI!XI. ~ ' '/~ 'I 'I. ./ .~~ \~ "~ ~ I'~ /1 ...... 3.6''(' ~ 61.~ 0. I. ~ ~ ,.1,00' ... - ~ r. ~ II \ I i . -LOT I 3.7'~ ;: ;:11> l'L!l4U7~ il; ii I . ....... . IMtL~ I (~ 211-31 .... N/F IBi EU-EN l.l F()I.E( 0D.&KMl6 P6.~1 PLAN IN DDaK.<IO 1""-'31 --~ '" f_ or stllllE RLI. ...... N/F twtWY c.. .JO~ .At. <42..3.1-~ Lc.. CERT. LC..l'l.. 16~41. N/F .JUotHe: Id IoIc.liJ6H E1'M. <42.3.1-~3 OO.eOI4 1'6.224 LOT :I PL.. "",17 pc..Ol! __,"301."-.- C)ENOT6 FENC.E i lil.c a.. ! ~ 6 NOTE' LOT NO WII.DINf6 5HOWN Hl!ltEON tReOATS NANTVU:lIT %ONIN& Il<Y -LAW. ~ ., NO WII.DIHG< AGTIVITY FOR I!XfEll:IOR GOI6TkUC.TIC>>I !>INGE IDVENr OF 1lE Il<Y -LAW. 107.81' 1':\ ---.....- .;'~ -'" 018.04' CURRENT ZONING: ROH MINIMUM LOT SIZE: 5000 S.F. MlNlMUIol FRONTAGE: 50 FT. FRONTYARll SE1BACkl NONE SlOE AND REAR SElBAeK: 5 ft. AU.OWABLE G.Q,R.: liD" EXISTING C.C.R.: 38.8":l: FCIl PIUIPElllY UNE 1lE1ERIlI1lA11OlI1IUS PLOT PlNI REUfS ClIf cu-.T lIEBIS AND PWIS Ill' _. WlIflEO 8Y FlaD IIl!AlillRl:lID AS SIlCI\\\l HEREON. 1HIS pUN IS Nllf IlEPl\ESEM1liIllll BE A 1I1l.E ~11OlI OR 0\ ttCCRIIA8lE SURIf;'I. I HERGY CEItIIfY 111 lIIE IlBT Ill' IIY KNlIWIlDGE lllAT 'lIE PllDIISES 1IK0I1N G111H1S pUN NlE UlCAlED llIDlIN lIIE .(f ZClIfE M IlSJIIEAlED ON M "flRII" !lAP Ill' COIIIIUNllY NO. 26QJ;11lI liAS$. ER'EC1lW: 7-2-" 81' lifE FIDERAI. I!llUICENCY IIANAGOIOfT AtEHCY. N B. ~1 46 RAY'5 c'OURT "'" IUIID Wll>lHvHnN>Ul MORTGt\GE INSPECllON PlAN IN NANl\JCKET. MASSACHUSETTS SCAlE: 1"..20' DAlE: JAN.J.2001 OEEO REFERENCE: Dd.Bk.449 Pg.2J4 PLAN REfERENCE: SEE PlAN ASSESSOR'S REFERENCE< MAP: 42.3.1 PARCEl.: 110 " 111 PREPAREI> FOR: DAVID ~ NANl\JeKET SURVEYORS INC. S \'t\N1)Y WAY NAN1\JCKET. MA. 02554 N-7086 -fp /5,00 :~'!:.,\~ ~,;;t..(', ~~~C=Ef'\ll:D ~,- r._"" , ," ..........'E,....~v'l:lC> '.... ~ "-"VI..... \:t(jV~ NOV 1 8 2008 Town of Nantucket Tr;VVN OF {;j/;;"'UG~(~, M,h. Zoning Board of ADpeals LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER..... .'j)~ ..CJ1:.f'ff:-.f;;.lJ.... ... ...... ........... "'l.' 11. 1 ^- tJ ~ MAILING ADDRESS........... .J;b,.. .t~.T....... .~J.............................. PROPERTY LOCATION....... J .~. ~M.k t. ~J... 5L......................... ASSESSOR MAP/PARCEL... YJ., . ..l................. (Ji>..:+:-..1. Ll............ SUBMITTED By........M.... 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Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 091-08 Owner/Applicant: Seafarer Inn, Inc. (AKA 76 Main Street Inn) David Cantrell as Applicant Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed with 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 a complaint in Land 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 wi thin such TWENTY (20/ days. ':~L 3. D~iu LJBD) ~chael J. O'Mara, Chair.man cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32 (VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT 508-228-7215. NANTUCKET ZONING BOARD OF APPEALS 2 FAIRGROUNDS ROAD NANTUCKET, MASSACHUSETTS 02554 Map 42.3.1 Parcels 110 and 111 ROH 76 Main Street Lot 1, Plan Book 17, Page 102 Deed Book 682, Page 159 DECISION 1. At a public hearing of the Nantucket Zoning Board of Appeals ("ZBA"), on Thursday, January 15,2009 at 1:00 P.M., in the Conference Room in the Town Annex Building, 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following Decision on the Application of SEAFARER INN, INC. (AKA 76 MAIN STREET INN), DAVID CANTRELL AS APPLICANT, with an address of 76 Main Street, Nantucket, MA 02554, Board of Appeals File No. 091-08, the Board made the following Decision: 2. Applicant is seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-33A (alteration/expansion of a pre-existing, nonconforming structure/use). Applicant proposes to alter and expand a pre-existing nonconforming guesthouse use by increasing the number of rental rooms from 20, 14 in the main structure and 6 in the rear structure, to 21. The seldom used front parlor and a portion of the separate small office in the primary structure would be converted into a new rental room. There would be no expansion of the exterior of the structure related to this increase in rental rooms. There would be a change in an interior partition. There would be no increase in the parking requirement and the existing on-site parking area would be maintained. The property is located at 76 MAIN STREET, is shown on Nantucket Tax Assessor's Map 42.3.1 as Parcels 110 and 111, and is recorded at the Nantucket County Registry of Deeds in Book 682, Page 159. The site is zoned Residential-DId-Historic. 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 any issues of planning concern. In addition to the presentation by the Applicant, there was a letter on file from an abutter that was also represented by counsel at the public hearing. She questioned whether 76 Main Street Inn (the "Inn") was a grandfathered use, feeling that the use was not appropriate for the location, and any expansion of the number of rooms would contribute to the congestion and noise in the area. 4. Applicant represented that the locus is a conforming lot of record, with a lot area of about 11,500 square feet in a zoning district that requires a minimum lot size of 5,000 square feet. The guesthouse use pre-dated the 1972 enactment of the Nantucket Zoning By-law, as Mrs. Swain, upon the death of her husband, is said to have started taking guests prior to the 1900's, with said use not being abandoned for more than three consecutive years since then, making the use validly grandfathered. The Applicant purchased the property on January 5, 2001 as a guesthouse and continued to operate the business without a change or abandonment of use since then to the present. The main structure contains a small kitchen in the rear and 14 rental rooms, with a front parlor and small separate office. The separate rear one-story structure contains six rental units for a total of 20 rental guestrooms on the property. The lot also contains a small one-story garage at the head of the driveway. The Applicant has made various improvements to the property over time that did not require ZBA relief. The structure pre-dates 1887 and is visible upon the first series of Sanborn maps from that year. The structure is also visible on the 1938 and 1957 aerials in substantially the same configuration, but without the front conforming addition that was constructed in 1983-1984. The structure is thus grandfathered as to the setback nonconformities as detailed above. Furthermore, the 1957 aerial photographs contained in the Town records clearly indicate that the rear building was present prior to the 1972 enactment of the Nantucket Zoning By-law. 5. Applicant presented the "as-built" plot plan prepared by Michael Bachman, professional land surveyor, dated January 3, 2001. The plan shows the existing improvements and dimensional aspects. The lot and primary structure are conforming in all respects to the dimensional requirements of the Zoning By-law. The garage and rear six-unit structure are pre-existing, nonconforming as to setback requirements. The lot contains two side by side parking spaces on site, with a possibility of two more stacked spaces behind those in the existing driveway. The Inn receives seven on-street visitor parking permits that are issued by the Town of Nantucket for guesthouses located in the Resident Parking District. Applicant states that these are seldom used as guests are discouraged from bringing cars to the Island given the proximity to town and other services. The increase of one rental room would not increase the parking requirement as nine spaces would still be required for 21 rooms. 6. Applicant represented that the property is benefited by a previous grant of Special Permit relief in the Decision in BOA File No. 018-06, that granted relief to expand the separate rear structure by altering the roof structure, while maintaining the six units. This permit was never filed with the Nantucket Registry of Deeds by the Applicant, nor was a building permit issued based upon that Decision. Over two years has elapsed without action and thus the permit may be considered null and void, having expired in April of 2008. However, the Decision established that this rear structure was validly grandfathered as it was visible on the 1957 aerial contained in the Town of Nantucket records and further validated that the property contained 20 rental rooms. 7. Applicant represented that over the past ten years, the Island has lost at least 17 licensed bed and breakfast establishments and over 300 guestrooms. The recent change in the nature of the use of the Harbor House and the Point Breeze has increased this amount of lost guestrooms to over 400. There are also other existing guesthouses that are up for sale and could be lostby returning them to private homes by new owners, the same fate as the aforementioned 17. The addition of one rental guestroom in the Applicant's fully functioning, long-standing, bed and breakfast establishment would not have a significant negative impact on the neighborhood and would be a benefit in that it would help to ensure the economic viability of a treasured part of Nantucket's lodging history and an integral part of the Main Street area. 8. Applicant submitted a copy of the annual 2008 Certificate of Inspection, issued by the Town of Nantucket for the licensed guesthouse use for the main structure. The first floor is licensed for nine guests in four rooms; the second floor for 15 guests in seven rooms; and the third floor for seven guests in three rooms. The Building Department certifies for total occupancy and not for rental room count, which is how the parking is calculated pursuant to the Zoning By-law. The parking requirement for a guesthouse in the Resident Parking District is three spaces plus one space for each three rental units over two. The existing parking requirement is nine spaces for the lot. There is no separate owner's apartment in the rear, where the kitchen is located. 9. Therefore, based upon the foregoing, the Board finds that the proposed alteration and expansion of the Inn by a grant of Special Permit relief to increase the total number of rental guestrooms from 20 to 21 would have a minimal impact, if any, on the neighborhood, particularly as there would be no change to the exterior of the structure and no increase in the parking requirement. The Board further finds that the increase from 20 to 21 guestrooms would not be substantially more detrimental to the neighborhood than the existing nonconforming use. The Board notes that the Inn is proximate to the commercial downtown area and within walking distance. The addition of a guestroom that would service up to two people would not create an increase in the discernable congestion and noise and a grant of relief would be consistent with similar grants of relief in the same zoning district. The structure is not out of context with other properties along Main Street and appears to be a stately Main Street home that affords the bed and breakfast experience in the Residential Old Historic District without calling attention to the nonconforming use. A majority of the licensed bed and breakfast establishments are located in similar historic structures in the Residential Old Historic zoning district and are pre-existing as to use, with few providing any parking. Very few are located in the commercial districts, where such uses are allowed as a matter or right. 10. Accordingly, the Board of Appeals, by a UNANIMOUS vote, GRANTS the requested SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-33A, to allow the alteration and expansion of the guesthouse use, by altering the interior floor plan to increase the maximum number of rental rooms on the property from 20 to 21. The relief herein granted is subject to the following conditions: a. There shall be no expansion of the rental guestrooms beyond what is herein permitted, without further relief from this Board; b. One of the existing parking spaces shall be available to patrons of the guesthouse should a patron utilize a vehicle during their stay at the Inn; and c. There shall be no construction related to the project specifically permitted herein, between May 15 and October 1 of any given year. SIGNATURE PAGE TO FOLLOW Dated: February ~ ,2009. ~i ja?1~ . Dale Waine Lisa Botticelli //7/" ~~/~ Ma,k Poor /~ COMMONWEALTH OF MASSACHUSETTS Nantucket, ss. 2009 t~~'U-l ~ ~, On this L day of ~tbrlJtli_,.2009, l?efore me, the undersigned Notary Public, personally appeared tho. ()o~ itt[(; , who is personally known to me, and who is the person whose name is signed on the preceding or attached document, and who acknowledged to me that h@igned it voluntarily for its stated purpose. If!~~~ Notary Public: My commission expires: or / 1'1/ tD I"