HomeMy WebLinkAbout006-80
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Zonin6 BOfl," _, AI'IIe."
N.-ucket, M.... 02554
April 3, 1980
Re: GEN~RN CORP. (006-80)
Enclosed please find notice of a deci.ion of the
BOARD OF APPEALS which has this day b"ll.-filed with
the Town Clerk.
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Any appeals from this action shall be -.de pur.uant
to Section 17 of Chapter 40A of the General ~,
and shall be filed within twenty (20) days after
this date.
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\ .b.~ ~ Robert F. Mooney, Chaizwan
.. .. .~. ~ NANTUCKET IlOlUlD or APPIUILIl
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BOAJW OF APP~S
Nantucket, Massachus.tts
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I DECISION:
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At a regular meeting of the BOAaD OF APPEALS hel
Friday, March 28, 1980, at 3:00 p.m., at the TOMM AND
COUNTY BUILDING, FEDERAL AND BROAD STUETS, MRTUCDT,
in the matter of the application of GBMARM COR.. (006-
80), after due deliberation, the Board foundl
This is an application for a Special Perait for
a Major Commercial Development on Appleton Road, being
a proposed five-cottage type motel units on Lot 1,
Plan Book 18, Pa~e 151, at the Nantucket Registry of
Deeds. A public hearing was held on March 2l, 1980, an
the Board has taken a view of the area.
Upon deliberation, the Board makes the following
findings:
1. This site is vacant land located on Appleton
Road in an area zoned Residential-Commercial. The pre-
sent use of the site is largely residential, with the
exception below noted. The site is bounded:
SOUTHERLY
by lots used for residential purposes,
or undeveloped land;
by a large parcel containing the Thirty
Acres restaurant, a seasonal nighc1ub
operation;
by developed residential house lots havi 9
single family homes; and
by Appleton Road and undeveloped land
privately owned.
2. Appleton Road is a paved road from Bartlett
Road, 20 feet wide, which turns into a dirt road south
of the locus and is not considered a through way.
NORTHERLY
EASTERLY
WESTERLY
3. The site is located over one mile from the
center of Nantucket Town and over one mile from the
public beach at Surfside. Access to the site will
require vehicular transportation for maximum utility
of the property. This location is remote from the Fire
Station and police Station, and such distance may
create problems of puh1ic health and safety.
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4. Although the location is in a Residentia1-
Commercial zone, there has beep no s.isrnificant cQJ1Jl1\e,;....
cial development to d~te.
5. The principal development of the a~e~ has
been the construction of sin91e~fan\ily houses tQ~ yeA~-
round residents, which is ;rel~ted to the proximity of
the Nantucket P.1ementary and High School, and b!cyc1e
path on Surfside Road.
6. The location has no puh1ic water Or sewer
supply, each site being dependent upon priva.te wells a.
septic systems.
7. The location offers little or no social Qr
recreational attractions for the transient .visitors,
such as beaches, restaurants, athletic facilities, or
shopping centers. .
8. The proposed development will .dverse1y
effect the public health by making ipcreased demands
upon the water supply created by transient visitors in
a residential area and will increase the danger from
fire and congestion by adding greater numbers of per-
sons and vehicles into a rural family-dwelling- area.
9. The burden is upon the applicant for a
Special Permit for a Major Commercial Development to
demonstrate that the proposed development will contri-
. bute to the general welfare of the inhabitants of the
Town. The overall submission indicates a lack of sound
planning practices, study and analysis of the project.
There has been no showing of any puh1ic convenience or
welfare to be served, nor any puJ:.lic demand for this
type of cottage-type motel units in this area of
Nantucket.
10. The proposed development is not in harmony
with the general purposes and intent of the Zoning By-
Law, and will improve neither the neighborhood nor the
Town.
The application for a Major Commercial Develop-
ment is hereby denied by unanimous vote.
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OF APPEALS
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AB-l
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Cu. No.
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APPLICATION TO THE BOARD 01' APPEALS
N....cJl.t M '1 S..>
To" u.....N.,.... ~.. ~.'I.a.:
TIle UDde........ ....., i.tr'll. .... ...., ..... the .... 01 1M . . ,..
(ZONING BY-LAW. (IIUILIJING CCIMI) _ ....._l~ ........ '-low:
Lot #1 on Plan file 1289 with the Nantucket Plannin
Location of Property Bd., dated ./1/74 beia, a part of Lot #3, Share 27,
:smooth HU-.ocKS, .sltull!ea on Appleton Rei.
Lot No. 1 Plan No. 1289
District is ZOned for Residential Commercial
Type of structure UIDlldlJ..x~ r) or propo.ed use: motel cottages
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Owner's Name
Genarn Corp.
c/o Eugene. Ratner, 48 Forest Ridge Road, Weston, Mass
02193
Owner's Address
When did you acquire this property? November 27, 1979.
Yes.
Ha. &IIPlicatiOll beee filM at ..~...... BIJ. .....,
No.
Baa aft)' previoU ....&1...... .....,
SecUOIl 01 By-law 0.. CocIe from ..... ...llal y ..e..sted:
Section 4C (d) special permit.:
aeason lor ukiDC reliel: Buildin h to
land coverage of' five propose cottages is less than 5,000 square feet
this section refers to use coverage rather than land coveraga A plica-
on 1S e e
Permit under Section 4C (d).
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ATTACH: (1) A list of the nam.. JWti....iil each abutt" owner and
~,s::~ L .. &_ owner abutt.. the u.tte....
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~ ~. (2) Check in the amOUDt ., .50.00 made payable to the ToWll eI
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considered.
(4) If the applicant ia...... *_ the owaer, pleue iadicue JOUr
authority to make ..t. lIpplicatioa.
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BOARD'S DEClSON
ApplicaUOB submitted to Board;
A dverti.., date. I
Heariat date j
Decision of Board !
Deci.ion filed with the Town ~~
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TC'iirr-1 OF NANTUCKET
,:: oard of Appeals
List of parties in interest in the matter of the petition of:
Name: Genarn Corp.
Add c/o Eugene Ratner, 48 Forest Ridge Road, Weston, Mass. 02193
. ress:
(', Property address: Lot 1,
Joseph & Edith Perry
Bartlett Rd.
Nantucket~ Mass.
Appleton.oad, NantucketA Ma..achusetts
Past. D. Buckley
Nob.... lay
NaatucUt; . Mass ~ .
Mary J. Huffman
80 Prospect St.
Nantucket, Mass.
Paul F. Buckley
Nobsta W.y
Naatucket, Mass.
leverly J. Correira
Bartlett & Appleton Rd.
Natucket, Mass.
Carl H. Sj.lund
6 Publ' ....
Naatucbt, Mass.
Judith A. Sjolund
4S Fair St.
"-atucket, Mass.
1&1'1 J. _.
Spl.- ...
N_t..a..t, Mass.
Charles F. & Kathleen Sayle, Jr.
Washington St. Ext.
Nantucket, Mass.
triaa P. , Jan~t M. liBg
Nobska Way
Nantucket, Mass.
Jimmie L. & Wendy S. Hilts
Nobska Way
Nantucket, totass.
Clyde H. Blackwood & Dorethea D. Blackwood
19 Westchester Drive
Auburn, Mass.
Gilbert E. & Phyllis C. Burchell, Jr.
Miacomet
Nantucket, Mass.
I certify the forefGing is a list of per... who are owaers of l_d abutting t~e
property and owners of land directly oppeelta the pr~rty on any street or way.
and owners of laftd within 360 feet of the ,..-rt.,. all as they appear on the most
recent applicable TAX liat.
Jan. 21, 1980
Date
A s...sor
TOW'll of Nantucket
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O~tR: Genarn Corp.
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SITE ANALYSIS
COTTAGE UNITS
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APP~ICANT: t.n~rn Corp.
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ENGJNEER: John J. Shugrue, Inc.
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DATE: January 20, 1980
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0' site (distance. away 'tolD ,.~f~t,~!"9surf'ac8water resoul"c.,.)
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Inord.r to assure complete
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Yetlands Act, the Nantucket ConsetvatlonComai.alon shall
granted the right to en'orcathe WatlandeRegui.tion..
C. The propoaedconatruction wi110ecur 0"re1at1"aly laval Or
f'lat and absorbent land whare nO need tor erosion or sad1...,t
control .a8sure. ar. ant1cipatedto pravent undue loss of' top.
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soil and .edi..entatlon of' aur'acil waters during construction.
However in the unlikely event th.tsuch erosion occurs, pra-
v'antive measur.s could b. employed using hay or straw bala.
and gravel f'ilter barrier., small impoundm.nt ar..s and atone
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GROUND YATER RESOURCES
A. The location of the site will have no measurable affect on
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the quality and quantity of ground water resources in the
a~ea. Gravel parking lot, gravel entrance roa~. and s.ptic
systems viii not restrict the "recharging" of ground water
resources. Research and on sight testing indicates that the
sight has slight limitation for subsutface seweraoe dispo..l
system..
B. Every effort has not been made to tie into the co.-unity
collective sewerage system because of the project. location
end the ravorable soil conditions for on site subsurface
sewerage disposal systems.
C. Percolation tests have been performed on the lot and the
percolation rate Is the best rate for which design is per-
mitted under Title V of the state Environmental Code.
fLOOD HAZARD
A. The entire locus lies outside of the special flood hazard
area (Zone A) aa defined and shown on the Depart.ent of Housing
and Urban Development, Federal Insurance Administration,
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flood Hazard Boundary Map H, Town of Nantucket, ~ass. (NantUCket
County) Community No. 250230A.
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VEGETATION COVER
A. There are rew If eny trees of a six (6) inch caliper or more
on locus. The.e are scrub pine tree. and may be currently in-
rected with the blight which is currently killing many o.f Nan.-
tucket '. pines.
B. There are many small cedars on the property-these will be trans-
planted around the buildings and parking lot for shade improwe-
ment of the visual aesthetics of the property and for windbreak.
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C. The remainder of the area will be planted in hardy graa.a.
suitable to the climate of Nantueket.
TRArrIC SArETY AND CONVENIENCE
A. The primary access to the proposed project is from Appleton
Road which currently has an asphalt surface 20 faet in width.
B. Jhe ent~ance to the site will be from Appleton Road into a
parking area which will hava a good. gravel base so as to per-
mit very good parking and turning around the site as well..
adequate access to the units.
C. The road ~ystems, vegetation, and general nature of the site
will permit relative easy access for emergency vehicle. to
properly serve t_ site.
O. The applicant is deeirous to provide a deep well with an
oversize pump to provide water to the fire department if
needed.
O[V[LOP~ENT PHASING
A. The applicant is desirous to begin construction of the first
two unite immediately and the remaining three units within a
year of the issuance of the permit.
8. The applicant also owns Lots 4 and 5 and is desirous of ac-
quiring Lots 2 and 3. These lots might be used to develop
10 or 12 more units at some future date. Providing that the
first units are used sufficiently to show a demand for MOre
units of this type.
CO~~ON OPEN SPACES
A. The applicant has not included com~n open space. and other
neighborhood facilities and .ervices in the plan .8 such.
However. the applicant will leave open space on the property
for the use of the tenants, etc.
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NOTICE
A Public Hearing of the BOARD OF APPEALS will be held
on FRIDAY, ~ARCH 21, 1980, at 3:00 P.M. in the TOWN AND
COUNTY BUILDING, FEDERAL AND BROAD STREETS, NANTUCKET,
on the application of GENARN COP~., seeking a Special
Permit under Section 4-C-d of the Zoning By-Law. If
granted, the Special Permit will allow a msjor commer-
cia1 development of motel cottages on Lot 1, Nantucket
Planning Board No. 1289, Appleton Road, Nantucket. The
said property is presently zoned Residential/Commercial.
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BOARD OF APPE1\LS
Robert F. Mooney
Judith K. Bartsch
Eileen T. Cahoon
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AB-I
FEE < c;- 0 ' ,/
Ca.. No. tJ If to, -1lJ
APPLICATION TO THE BOARD or APPEALS
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Nantuclc.t....&1Pt s.s
To the Member. of the Board of Appeal.:
Owner'. Name
Genarn Corp.
c/o Eugene Ratner, 48 Forest Ridge Road, Weston, Mass.
02193
Owner'. Addres.
When did you acquire thi. property? November 27, 1979.
H a. application been fUetI .t BuUcliftC Departm.nt?
H. No.
as any previous appeal. be.n mad.., '
Yes.
Section of By-law or Code from -"lch reU.f i. n...et.d:
Section 4C (d) special permit.:
Reason for aakina relief: Building Inspector has advised that al thou2h tOtl
land coverage of five proposed cottages is less than 5,000 ~Pe feet,
this section refers to use coverage rather than land cover-..Applica-
tlon is 'tnereIore De~ng 5uughl; :lor a m~Jor \,;onmercll~ veve~opmen't
Permit under Section 4C (d).
ATTACH:
. Slpature of ~pplicant(\ ~ :e~'-=-- ~~....a.L ..
. Arnold~. Friedman~ec~etary to
(1) A li.t of the awn.. Jiaati..ilit each abuttlaC owner ....
owner abutUDt the abutter..
(2) Check in the amowat of tSO. 00 made payable to the Town of
. Nantucket.
(3) Map or pla MOW'" the location of the property to be . '.'
considered.
(4) If the applicant i. other than the owner. ple_ iadicate your
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authority to make tilt. application.
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BOARD'S DECISION
Applieation submitted to Board !
Advertiaiq clat.. J!/ < - fi-
Bearin, date ~
Decisinn of Board i
Decision filed with the Town clerk
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SITE ANALYSIS
COTTAGE UN ITS
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OWNER: Genarn Corp.
APPLICANT: Genarn Corp.
ENGINEER: John J. Shugrue, Inc.
OATE: January 20, 1980
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The Genarn Corp. propose. to construct 5 cottage type .otel
unit. on property which it owns on Appleton Road, Nantucket, "a.e.
The property consists of Lot 1, shown on plen recorded et the
Nantucket Registry of Deeds, plan Book 18, Page 151.
SITE ANALYSIS
SURrACE WATER RESOURCES
A. The rully dev~loped site will contain 20 rentable guest roo...
Their affect on any ponds, marshes, bogs, strea.. and ather
surface water resources will be negligible due to the location
or site (distances away from existing surfacr water resource..)
and the absorption rate of the soil.
B. In order to assure complete compliance with the .tate Coa.tal
Wetlands Act, the Nantucket Conservation Commis.ion shall be
granted the right to enforce the Wetlands Regulations.
C. The proposed construction will occur on relatively level or
rlat and absorbent land where no need ror erosion or sedi.ent
control measures are anticipated to prevent undue loss or top-
soil and sedimentation of surface waters during construction.
However in the unlikely event that such erosion occurs, pre-
ventive measures could be employed using hay or straw bale.
and gravel filter barriers, small impoundment areas and stone
dry wells.
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GROUND YATER RESOURCES
A. The location of the site will have no ....ur.bl. afr.ct on
tha quality and qu.ntity or ground w.ter r.sourc.s in the
area. Gr.vel parking lot, gr.vel .ntranc. rO.d, end .eptic
ayst.ms will not r.strict the "recharging" or ground w.ter
resources. Research and on sight testinv indic.t.. that the
sight has slight liMitation for subsurrace s.wer.o. dispo..l
.yste.a.
B. Evary .ffort has not been made to tie into the co.munity
collective sew.rage syst.. because of the projects location
.nd the favor.bl. soil conditions for on sit. subsurface
..werag. disposal syste.s.
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C. Percolation tests have been performed on the lot and the
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parcolation rate is the best rate for which d.eign i. per-
Mitt.d under Titl. V of the State Environ.ental Cod..
fLOOD HAZARD
A. Th. .ntir. locus lies outside of the sp.ci.l flood h.zard
.rea (Zona A) as defined and shown on the Dep.rt.ent or Hou.ing
and Urban DevelopM.nt, federal Insurance Administration,
flood Hazard Boundary Map H, Toun of Nantuck.t, Mass. (N.ntuck.t
County) Community No. 2502JOA.
VEGETATION COVER
A. There are few if any trees of a six (6) inch calip.r or More
on locus. The.e are scrub pine trees and May be currently In-
rected with the blight which is currently killing lIIany of Nan-
tu cket · spines.
8. There are many small cedars on the property-these will b. tr.ns-
planted around the buildings and parking lot for shade i.prove-
ment of the visual aesthetics of the property and for windbreak.
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C. The remainder of the area ~ill be planted in hardy gr.....
.uitable to the cli.ate of Nantucket.
TRArrrc SArETY AND CONVENIENCE
A. The primary accesa to the proposed project is froM Appl.ton
Road ~hich currently has an asphalt surface 20 feat in width.
B. rhe entrance to the site ~ill be from Appleton Road into a
parking area which ~ill have a good,gravel baae .0 aa to p.r-
mit very good parking and turning around the sit. aa w.ll aa
adequate accesa to the units.
C. The road systema, vegetation, and general nature of the sit.
will permit relative easy access 'or emergency v.hicl.. to
properly serve t~ site.
D. The applicant is desirous to provide a deep w.ll with an
oversize pump to provide water to the fire department if
needed.
DEVELOP~ENT PHASING
A. The applicant is desirous to begin construction of the firat
two units immediately and the remaining three units within a
year of the issuance of the permit.
B. Th. applicant also owns lots 4 and 5 and i. deairoua of ac-
quiring lots 2 and 3. These lots might be used to develop
10 or 12 more units at some future date. Providing that the
first units are used sufficiently to show a demand for .or.
units of this type.
COMMON OPEN SPACES
A. Theapplicent has not included common open spac.. and other
neighborhood facilities and .ervices in the plan aa such.
However, the applicant will leave open space on the prop.rty
for tha use of the tenants, etc.
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