HomeMy WebLinkAbout091-08 Seafarer Inn, LLC dba 76 Main Street Inn
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
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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
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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Continued to: I I Withdrawn: I I Decision Due By: / I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
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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
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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.
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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.
-..!;-<,
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''<; ,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
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LOT 1.ND BUILDIN55 5HOWN ~ P'REDATE
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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
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MORTGAGE INSPECTION PLAN
IN
NANruCKET, MASSACHUSETIS
SCAlE: '"=20' DATE: JAN.3.2oo1
DEED REFERENCE: Dd.Bk.4-49 Pg.234
PLAN REFERENCE: SEE PLAN
ASSESSOR'S REFERENCE:
MAP: 42.3.' PARCEL: '10 '" 111
PREPARED FOR:
DAVID c..ANTRELL
NANlUCKET SURVEYORS INC.
5 WINDY WAY
NANlUCKET. MA, 02554
N- 7086
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NANTUCKET FIRE DEPARTM~
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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
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Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
com~laint and certified 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
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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
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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
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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....
SEE ATTACHED PAGES
I certify that the foregoing is a list of all persons who are owners of abutting
property, owners of land djrectly opposite on any public or private street or way;
and ~butters of the abutters and all other land owners within 300 feet of the
property line of owner's property, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139-29B
(2).
-:7J,nY./9 :J.OO(
DATE )
Ak~ tJ ~
AsSESSOR'S OFFlCE' .-
TOWN OF NANTUCKET
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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Date: February 6,~009
To: Parties in Interest and. 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.
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ja?1~
. Dale Waine
Lisa Botticelli
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Ma,k Poor
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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"