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Home My WebLink About068-99TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December .Z,Z~ 19 99 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 068-99 Owner/Applicant: POINT BREEZE LLFT 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 days 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. Wi liam P. Hourihar~ Chairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMT.T 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 ,M ~ ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 Assessor's Map 42.4.1 71 Easton Street Parce135 Land Court 18/39 L-C Lot 1 Deed Ref. 385.136 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals held at 1:00 p.m., Friday, August 13, 1999, in the Town Annex Building Conference Room at 37 Washington Street, Nantucket, Massachusetts, on the application of POINT BREEZE, LLC, 71 Easton Street, Nantucket, Massachusetts 02554, Board of Appeals File No. 068- 99, the Board made the following decision: 2. The Applicant, Point Breeze, seeks a SPECIAL PERMIT under Nantucket Zoning By-Law § 139-33A (alteration/expansion of apre-existing nonconforming structure/use) to validate a reduction in the number of rental rooms from 44 to 27 that resulted from substantial renovation of the structure over the past two years. There are 19 rental rooms in the main structure and eight rental rooms in the existing three separate cottages. The applicant proposes moving four cottages onto the property, which would increase the rental guestrooms to a total of 35. The applicant also proposes renovating a structure, located along the rear lot line, that it used as a dormitory for employees of the hotel, by reducing the number of rooms from nine to five and expanding the footprint, after moving the structure out of the required five-foot rear yard setback. In addition, to the extent necessary, the applicant seeks relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-18 to waive any additional parking spaces required due to the alterations and the addition of the new cottages. The locus is nonconforming as to parking, providing substantially less than the required 234 parking spaces, and as to loading zone with no complying space provided on site. 3. This decision is based on the application and materials submitted with it and the testimony and evidence presented at the public hearing. The applicant was represented at the hearing by Paul Gonella, General Manager of Point Breeze LLC, and John Newman, of Sandcastle Construction. Two abutters opposed to the application addressed the Board, and the Board also received and considered two letters written in opposition. The Planning Board recommended modifications to the site plan to produce 16 parking spaces with a 24 foot aisle width, and incorporation into the decision of a Transportation Demand Management strategy. 4. The applicant seeks to move four cottages slated for demolition by the White Elephant Hotel to the large expanse of lawn to the east of the main Point Breeze Hotel structure. Three cottages already are located on the lawn area. Each newly moved cottage will contain two guest rooms, which will increase the rental rooms from the existing 27 to 35. The existing 27 rooms are a significant reduction in the intensity over the last two years. During that time, renovation of the main hotel building has resulted in a reduction of rooms from 44 to the current 27. Adding the cottages to the Point Breeze property will increase the number of rooms to 35. This number still reflects a decrease in intensity from the beginning of the hotel renovations to their completion. 5. A structure running approximately parallel to the northern property line, located 4.0 and 4.4 feet from that lot line, presently is used to house employees of the hotel. The applicant proposes renovating that structure, although the applicant will maintain it as an employee dormitory. The renovation contemplates expanding the footprint after moving the structure out of the five-foot setback. The Point Breeze proposes reducing the number of rooms in the dormitory from nine to five during the renovation. 6. Both proposed changes impact parking calculations. The Point Breeze complex, an historic hotel on Nantucket predates zoning and between its hotel, restaurant, and function rooms, is grandfathered for 220 of its required 234 parking space (the complex indicates in its site plan 141ega1 spaces in its parking lot, although in practice, the site plan indicates, the lot generally holds 22 automobiles). Under § 139-18A of the Bylaw, changirgthe footprint of a structure trigget5parking requirements for the structure and its use as if it were newly constructed. The four new cottages, will contain a total of eight new rental bedrooms. The Bylaw requires two spaces plus one space for each new unit, resulting in a parking requirement for the new cottages of 10 spaces. However, combined with the 17 bedroom decrease arising out of the recent renovations to the main hotel, the net demand for parking has decreased. The proposed changes to the employee dormitory also triggers new computation for its associated parking under §139-18A. Point Breeze's proposed renovations to the dormitory require nine parking spaces under the Bylaw. The hotel can provide no additional parking beyond the fourteen legal spaces so the change to the dormitory requires a waiver of these nine spaces. We note that the Bylaw presently double counts for the employees housed within this on-site dormitory. It counts the occupants as employees and counts them again as occupants of the dormitory. The Board heard testimony that street parking is tight during the dinnertime hours as many patrons of in- Town restaurants park in the area, but that overnight the streets have plenty of available parking. The Board also heard testimony that Point Breeze discourages its employees from bringing automobiles to the Island. 8. Accordingly, by a unanimous vote (O'Mara, Waine, Parent, Toole, Sanford) the Board GRANTS the requested Special Permits under Nantucket Zoning Bylaw §§139-18 and 33A to permit the relocation of the four cottages to the subject lot, to validate the number of rental Yaa'~Sup to a maximum of 35, to permit the renovation and relocation of the employee dormitory structure, and to provide relief from all but 14 of the required parking spaces, as shown on the 7-29-99 site plan submitted by Sandcastle Construction approved and signed by the Board on August 13, 1999, with the following conditions: a. 'fie move of the buildings will not occur before September 10, 1999; b. No exterior construction shall occur before October 15, 1999. Dated December ~; 1999 ~, ichael J. O'Mara / r ,,~ Da . Waine eil anent Edward Sanford ~~ ~ ~®m1 ~~~ o ~~~% TOWN. OF NANTUCKET ZONING BOARD OF APPEALS - - `J~ ~~ Z.(~ LIST OF PARTIES IN INT,I~REST TN / MATT/ER OF P1ETITION OF PROPERTY OWNER:.... J~........t,~2.I1.~...J.....Oi.nT....~fC*L°Z11 ZL-C 1 MAILING ADDRESS:......~.~........:t.~-t.S...........,57.- ..................................... PROPERTY LOCATION:.....7.~.......t.aS~.... S~ _ ....................................... ASSESSORS MAP/PARCEL:......:y.~:~~......~.~ .......................................... SUBivIITTED BY:.......~r-xnU.CC,cS.?'7.e.......~!'~.,~....U.~:~?..~ ............. SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, o~~ners of land directlti• opposite on any public or private street or way; and abutters of the abutters and all other land o~~ners within three hundred feet of the property line of owner's property, all as the~~ appear on the most recent applicable tax list. (M.G.L. c. 40A, Section 1 1 Zoning Code Chapter l 39. Section 139-L9D (2) ). .....7~~~ .9...~. DATE ~ ~~ G~ qq ~~G ~~ ASSESSOR'S OFFICE TOWN OF NANTUCKET /,,-=v~ ~C ~~u~/ ~ 3' BOA o oFE1VEp ASSSSS~RS ~VN OF NANTUCKET ''~N 1 8 1999 ZONING BOARD OF APPEAi~~N OF •~ NgNTV ~~ ~ ~ ~~ ~~~MA LIST OF PARTIES IN INTEREST IN THE MA~TtTER~ O1 F THE ~pTI-T~ION OF ~~ PROPERTY OWNER:.....~.L.~-.-...~~~1~-~N--~......!....1.....8.~.~-- ~C. MAILING ADDRESS:.......~.~..~:^~~~~~~?~~~~~~11 ......................T-.............. PROPERTY LOCATION:.....~..~...~-.s."~.~-U.,~! ........... .....:~•~.................. ASSESSORS MAP/PARCEL:......~:~.•..`~.~..~ ....................3~~,._.................. SUBMITTED BY:.`'.~'.~~~.~T...~ . ~a~...-~~1.~~~4v......... SEE ATTACHED PAGES I certifj• that the foregoing is a list of persons who are o«~ners of abutting properh~, o~~~ners of land directl}' opposite on any public or private street or ~vay; and abutters of the abutters and all other land o~~-ners within three hundred feet of the propert}' line of owner's property, all as the}' appear on the most recent applicable tax list. (M.G.L. c. 40A, Section 1 1 Zoning Code Chapter 139. Section 139-29D (2) ). 6 ai ~ q DATE ~~d~ ~~, ASSESSOR'S OFFICE TOWN OF NANTUCKET 2 ON-E 07/01/99 TOWN OF NANTUCKET 15.07:50 '~ OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Property Location 4244 0016 QUINLAN PAUL F TRUSTEE 9 NORTH AVE 0011 NORTH AV THE QUINLAN REALTY TRUST NANTUCKET MA 02554 4244 i 005 QUINLAN rAUL F TRUSTEE 9 NORTH AVENUE 0009 NORTH AV THE QUINLAN REALTY TRUST NANTUCKET MA 02554 4244 0018 *GARBER MARJORIE & JOHNSON B PO BOX 4874 0005 NORTH AV C\0 TEMPLE-INLAND MORTGAGE CO. HOUSTON TX 77210-4874 4244 0017 BUSHBY WILKIE F 0064 TOMAC RD 0003 NORTH AV OLD GREENWICH CT 06870 4244 0057 DEZALDUONDO BARBARA 0 & JUANIN 0013 CLIFF RD 0013 CLIFF RD NANTUCKET MA 02554 4244 0071 ~EZALDUONDO BARBARA 0 & JUANIN 0013 CLIFF RD 0013 CLIFF RD ~~11//~~ NANTUCKET MA 02554 4244 0072 MATTHEWS ROBERT V PO BOX 317 0011 CLIFF RD NEW HAVEN CT 06502 4244 0059 CLIFF LODGE LLC 9 CLIFF RD 0009 CLIFF RD NANTUCKET MA 02554 4244 00591 LITTLE JOHN N & WITTENBERG 158 WOODLAND STREET 0007 CLIFF RD NANCY S TRUSTEES SHERBORN MA 01770 4244 0060 HALL CAROLYN R TRUSTEES 57 PARKER STREET 0005 CLIFF RD ROSECLIFF REALTY TRUST NEWTON CENTER MA 02459 4244 0019 LITTLE ELIZABETH D 0037 CONANT RD 0004 NORTH AV RR 3 LINCOLN MA 01773 4244 0020 CLIFF ROAD CORPORATION PO BOX 6668 0003 CLIFF RD _ C/0 WEEDON ELIZABETH CHARLOTTESVILLE VA 22906 4244 0021 BOWMAN BARBARA MAY TRUSTEE PO BOX 628 0089 EASTON ST NANTUCKET MA 02554 4244 0061 CENTURY HOUSE REAL ESTATE TRUS 10 CLIFF RD 0010 CLIFF RD PO BOX 603 NANTUCKET MA 02554 4244 0022 MARCO WILLIAM P & JOAN 0019 REVERE LN 0006 CLIFF RD GLASTONBURY CT 06033 4244 0024 KARTTUNEN FRANCES 67 N CENTRE ST 0067 CENTER ST ~ NANTUCKET MA 02554 4241 0035 J POINT BREEZE LLC 71 EASTON ST 0071 EASTON ST NANTUCKET MA 02554 4241 0037 METCALFE GEORGE C 0010R N BEACH ST 010R N BEACH ST NANTUCKET MA 02554 4241 0101 *FRIEDMAN STEVfN M TRUSTEE PO BOX 3147 0014 N BEACH ST PARK CITY UT 84060 4241 0100 *12 NORTH BEACH LIMITED PTRSHIP 101 EAST BROADWAY 0012 N BEACH ST HACKENSACK NJ 07601 4241 00381 ~1ETCALFE GEORGE C 0010R N BEACH ST 0010 N BEACH ST NANTUCKET MA 02554 4241 00651 KAIZER PETER T & KANIA THEA K 0008 N BEACH ST 0008 N BEACH ST p NANTUCKET MA 02554 ~` ST 4241 0065 IZER PETER T & KANIA THEA K ~ 0008 N BEACH ST 0006 N BEACH NANTUCKET MA 02554 4241 ~ 006 ~ WMAN BARBARA MAY TRUSTEE ~ p PO BOX 628' 0002 N BEACH ST /' ~ NANTUCKET MA 02554 4241 0066 *BRANT PLACE LLC 245 WASHINGTON ST STE 202 0015 N BEACH ST C/0 INTRUM CORP WELLESLEY MA 02481 4241 0094 MURPHY EDWARD C TRUSTEE PO BOX 1260 0009 N BEACH ST NORTH BEACH REALTY TRUST NANTUCKET MA 02554 PAGE 1 MUAS750 9.2 07/01/99 TOWN OF NANTUCKET 15:07:50 OWNER'S MAILING ADDRESS LIST Map Block Lot Owner's/Co-Owner's Name Mailing Address/City State Zip Pr operty Location 4241 0093 JOHN B ARNO INC 0007 N BEACH ST 0007 N BEACH ST NANTUCKET MA 02554 4241 0092 GIRAGOSIAN NANCY M TRUSTEE 328 DARTMOUTH ST # 9 0005 N BEACH ST 5 NORTH BEACH NOMINEE RT BOSTON MA 02116 4241 0090~EE WALTER J TR 169A W MAIN ST 0003 N BEACH ST S & K REALTY TRUST WESTBORO MA 01581 4241 0089~NYREN GEORGE F TR PO BOX 1451 0001 N BEACH ST NYLEE TRUST WESTBORO MA 01581 4241 0063 GULBRANDSENS G P 0002 MAIN ST 0066 EASTON ST PO BOX 5523 CLINTON NJ 08809-5523 4241 0031 GRIGGS SYLVIA 0044 CLAYPIT HILL RD 0002 HARBOR VIEW WY WAYLAND MA 01778 4241 0034 BUTLER LINDA M TRUSTEE #4 MAIN ST 0078 EASTON ST THE BUTLER NOMINEE TRUST AMHERST NH 03031 4241 0033 TAYLOR NANCIE B 0076 EASTON ST 0076 EASTON ST NANTUCKET MA 02554 4242 0006 BOOTH JODI G AKA JOAN PO BOX 763 0080 EASTON ST PALM BEACH FL 33480 4242 0005 *NANTUCKET ISLAND RESORTS LLC ONE WELLS AVENUE 0082 EASTON ST C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02159 4242 0004 GOOD STEPHEN M 171 CHESTER ST 0084 EASTON ST N FALMOUTH MA 02556 4242 000 NANTUCKET ISLAND RESORTS LLC ONE WELLS AVE 0019 N WATER ST T NEWTON MA 02459 N C/0 NEW ENGLAND DEVELOPME 4242 0001 - p ANTUCKET ISLAND RESORTS LLC {Tv~ ONE WELLS AVE 0029 N WATER ST C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02459 4242 00021 DOUCETTE SHARON BENSON & 35 MAIN STREET 0025 N WATER ST ,~_ WEINMAN RHODA H TRS NANTUCKET MA 02554 4242 ~~ 0100 BUTTERWORTH GEORGE P & KATHLEE 0023 N WATER ST 0023 N WATER ST NANTUCKET MA 02554 4243 0016 BRETSCHNEIDER VIRGINIA R & PO BOX 1433 0065 CENTER ST BRETSCHNEIDER RICHARD TRUSTEE NANTUCKET MA 02554 4243 0017 ABBOTT COLLETTE M & PO BOX 178 0005 CHESTER ST ZYLSTRA KARA M YANKTON SD 57078 4243 0018 *FEATHERSTONHAUGH JAMES D TRS 0099 PINE ST STE 207 ,0001 CHESTER ST ALBANY NY 12207 4243 0019 TAYLOR JAMES-JARED & ANNE M 7705 BRILL RD 0002 CLIFF RD CINCINNATI OH 45243 4243 0065 MUNIER QUENTIN B TRUSTEE 20 BEARDSLEY LN 0006 CHESTER ST HUNTINGTON NY 11743 4243 0066 YOUNG HARVEY S & ELLEN K 29 APPLETON ROAD 0004 CHESTER ST NANTUCKET MA 02554 4243 0020 KOSEATAC TUGE U 0002 CHESTER ST 0002 CHESTER ST NANTUCKET MA 02554 4243 0022 NORKIN JUDITH S & JEFFREY R TR 16 DAYTON RD 0028 N WATER ST WEST REDDING CT 06896 4243 0023 CONWAY PETER C TR 0058 WASHINGTON ST 0026 N WATER ST PEMISU REALTY TRUST MARBLEHEAD MA 01945 4243 0024 STORER AINDA L & RICHARD E 16 CANTERBURY DR 0024 N WATER ST GEORGETOWN MA 01833 4243 0072 LYNCH JOHN G & SANDRA S di~.81L-@.W~'M'19? PO ~J~K 53 0055 CENTER ST HACKETTSTOWN NJ 07840 PAGE 2 MUAS750 9.2 07/01/99 15:07:50 Map Block Lot Owner's/CO-Owner's Name 4243 0070 *VALLETT CHRISTOPHER J ETAL 4243 0068 LONG MICDRED W ETAL C/0 CAROL A WESTFALL 4243 0067 TRAYNOR COLEEN TRUSTEE 4243 0064 WASIL DEBORAH A TRUSTEE 4243 0047 NANTUCKET ISLANDS LAND BANK 4241 01021~ IZZO KENNETH J SR ti~y~ ~,ao~~Nc.~. 9s~. ~escr~-s LLC NUMBER OF RECORDS = yay~ ooa31 Pa~~~ ~ t~arga~e 4 qqn .J TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST Mailing Address/City State Zip Property Location 14 SASAPANA ROAD 0057 CENTER ST NANTUCKET MA 02554 549 HIGH ST 0059 CENTER ST WOODBURY NJ 08096 ~,,~ F~i«~,f1~0~14QJRY b 1 ~ „OQ61 CENTER ST M~p,@~ltA-m26G8~ 11.~R.tt 61 CENTER ST 0008 CHESTER ST NANTUCKET MA 02554-3666 0022 BROAD ST 0008 WESCO PL NANTUCKET MA 02554 1065 RTE 22 WEST 0016 N BEACH ST BRIDGEWATER NJ 08807 a 5 ~ cu. u~r ~° ~~ En~~and t7e ~. ane c~e11S q,,e `(v~~vn, rnA Ga\S9 (Van~•ACIC~~-, rnR aaSSy PAGE 3 MUAS750 9.2 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NAN'T'UCKET, 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, AIIGIIST l3, 1999, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: POINT BREEZE LLC BOARD OF APPEALS FILE N0. 068-99 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A {alteration/expansion of a pre-existing nonconforming structure/use). Applicant is asking the Board to validate a reduction in the number of rental rooms from 4!~ to 27 that resulted from a substantial renovation of the structure over the past two (2) years. There are 19 rental rooms in the main structure and eight (8) rental rooms in the existing separate three (3) cottages. Applicant proposes to move four (4) cottages onto the property which would increase the rental guest rooms to a total of 35. Applicants also propose to renovate a structure, located along the rear lot line, that is used as a dormitory for employees of the hotel, by reducing the number of rooms from nine~(9) to five (5) and expanding the footprint, after moving the structure out of the required five-foot rear yard setback area. In addition, Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-18 to the extent necessary, to waive any additional parking_spaces that may be required due to the alterations and the addition of the new cottages. The Locus is nonconforming as to parking, providing substantially less than the required ~ 3~ parking spaces; and as to loading zone with no complying space being provided on site. The Premises is located at 71 EASTON STREET, Assessor's Map 42.4.1, Parcel 35, Plan Book 18, Page 39, Lot 1. The property is zoned Limited-Commercial. - 1 r ~~ ~ William P. Ho rihan, Jr., C rman ~;: 9oA Form 1-89 .::. Dade CA88 No ~d -~ owner's name(s) : ~1 Df~'1~ ''JYC~C ~-- '[~ ~'° Mailing address: I c~'CtSS'~Y\ S7` ;~",` Applicant's nams•_~[ (~ ,+~.p (~(~ Mailing address: ~~~_ ~~pP~-- Location of lot: Asseasor'rt~'map and parcel number`fa?~j- ~~ street address: __ ~ ~ CU.S~1 <~-" Registry Land •ct 'Plan. $l~-n Bk & Pg or Plan File 1'~/3~ i~ot l Date lot acquired: _/„_/_ Deed Rsf3~~S,~ Zoning district ~"~ Uses on lot - .coasmeraial:' None ,_,_, or _~~(} ~! ____,~t-'~tGD?_, - number of: dwellings duplex- apartments,,,,, rental rooms Building date(s~: all pre-8/72? ~ or C of O?~ Building Permit appl'n. Nos. Case Nos. all 8oA applications, lawsuits: State fullyy all xoninqq relief sought and respective Code sections and subseotions, specifically what you propose compared to present and what grounds you urge for BoA to make each findincg} per Section 139-32A if Variance, 139-ZOA if a Special Permit (and 139-33A ~Bif to alter or extend a nancon~'orming use). If ap sal per 139-3~A _ attach decision or order appealed. oK to a~tach addendum . Items enclosed as part of this Application: orders addendum2 Locus map site glen showing present +plann~ struotures Floor plans present p'ropose~i elevations (KD~ppproved?_). Listings lot area ""i'rontags setbacks GL~ parking data Assessor-certified addzessee• I~st 4 sets,,,ma~l~g labels 2 sets 300 faa payable to Town of Nat~t~aket root 'yap' oove~ant _ (Y! an appeal, ask Tok~t Oisshc •to esn$-E1~4 Caiarri rrroord to 8oAT i oer~iiy tlu~ the requoa~ad tr~toz~atict~ au~aStt~ is st~stant3a~,ly pesnalt~esao~ p~rjuto the b~eb of my knowlidgs, under Ills paino and SIGKATURE: Applican'l: __,_ 1-titerney/agent ~~ 3(I! not owner qr o er's attorney, enclose proof of authority) FOR 8 A OFFICE USE Application copies reed: 4~or for BoA on„~/ ~ ~by one copy filed with Town Clerk on~,~' by_I~~ complete? one copy each to Planning Bd and Building Dept ~ y_ l~-~ $200 fee check gives ?own Treasurer on y waived?_~^~ Ae;r311Q r:ottcs postsC~J~/~malled~J ~i o ~:1.~i..._, ~,~,//~J Kearingts~ on_/_,,,/` oont'~J to_f_/_, ~,_/_„_ withdrawn?~„_/°,_,.~ Decision due by_,•/~_ made~_f_ filed TC_f~_ mailed";/~_ See related cases lawsuits ~ other NANTOC~3T SON=dTG 90AIiD OY APPSAY,B TOWN AND COIIrI'1'Y BIIIY,~3YN0 NAN~'IIC1K8?, IC- 02551 w~ U ~ ~~ w°Q ~ ~\/?~ ~ F LL.i ~. t- ~, lv p ~' ~ CE~ ~~~ ~ ~~J _J ~ ~_ x O 4 ~ ~ ~ ~ ~ U ADDENDUM Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-33A in order to validate a reduction in the number of rental rooms from 44 to 27 that resulted from a substantial renovation of the hotel over the past two (2) years that also involved bringing the structure up to Building Code standards. There are 19 rental rooms in the main structure and eight (8) rental rooms in the existing separate three {3) cottages. Applicant also proposes to move four (4) cottages onto the property which would increase the rental guest rooms to a total of 35. In addition, Applicant proposes to renovate a structure, located along the rear lot line, that is used as a dormitory for employees of the hotel, by reducing the number of rooms from nine (9) to five (5), and reducing the number of employees in that structure from 18 to 14, and expanding the footprint, after moving the structure out of the required five-foot rear yard setback area. Applicant also seeks relief by SPECIAL PERMIT under Nantucket Zoning Bylaw §139-18 to the extent necessary, to waive any additional parking spaces that may be required due to the alterations and the addition of the new cottages. The Locus is nonconforming as to parking, providing only 14 legal parking spaces, substantially less than the required 234 parking spaces; and as to loading zone with the space being provided within the five-foot side yard setback area in when said space is required to be sited outside of the setback area. PARKING CALCULATIONS: EXISTING: Rooms: 44 = 17 spaces (36 hotel/8 cottages certified)) Function Room: 500 = 167 spaces (Certified occupancy) Restaurant: 151 = 19 spaces (Certified occupancy) Employees: 36 = I2 spaces (Certified occupancy?A/peak shift) Dorm Occupancy: 36 = 19 spaces TOTAL SPACES: 234 SPACES 14 CAN BE PROVIDED ON SITE WITH 220 GRANDFATHERED SPACES PROPOSED: Rooms: 35 = 14 spaces (19 hotel/16 cottages) Function Room: 500 = 167 spaces Restaurant: 151 = 19 spaces Employees: 36 = 12 spaces Dorm Occupancy: 36 = 19 spaces TOTAL SPACES: 231 SPACES 22 PROVIDED ON SITE FOR PRACTICAL PURPOSES - The restaurant was created in 1936 and the hotel was started in the late 1800's. - As the footprint of the dormitory is increasing, parking must be calculated for~this structure as if newly created. Ten (10) spaces are currently required for 18 occupants, and nine (9) will be required for the reduction in occupants to 14, so a waiver of nine (9) spaces is asked for. - Applicant asks that the the Board allow the redistribution of rental rooms from the hotel structure to the new cottages as there is f e tal rooms from 44 to 35 with an overall reduction in the number o r n a corresponding reduction in re wired arking from 17 to 14 by spec t0.. ~exrn~'t U~r -s's~c (3~ ~33~- lE~ ®][ 1~T ~[° ~ IEg IE ]E ~ ]E ~ea t e G July 2, 1999 To Whom it may concern: As managing partner of Point Breeze LLC, I have appointed John Newman to represent the LLC with all boards respective to applications pertaining to the proposed continued development of the property at 71 Easton St. Thank you for your cooperation in this matter. Sincerely, Paul Gonnella -General Manager Point Breeze LLC 71 EASTON STREET NANTUCKET MA 02554 PHONE 508.228.0313 FAX 508.325.6044 TOLL FREE 1.800.365.4371 C ~ J,® 0 TOWN, OF NANTUCKET ZONING BOARD OF APPEALS - LIST OF PARTIES M INT REST IN MATTER OF PETITION OF _ ~n / L PROPERTY OWNER:.... Ci~.~.-~ ~.~.~..».e.~l~...l......0i.nt"....~(EL''ZP, L C ..................... MAILING ADDRESS:...... `7..r'........:t.~-c.S ...........5-~~ ..................................... ~ t QS7v~ S~ PROPERTY LOCATION:....../ ................,........................................................... . ..................... ASSESSORS MA.P/PARCEL:.....:y.a~~......~.~ ..................... .. SUBMITTED BY:.......~c~l~:t.~Gr.S.?'"l.e.......4.~!"?.,~....U.~-~..~ ............. SEE ATTACHED PAGES I certifj• that the foregoing is a list of persons who are owners of abutting property, o~~ners of lznc' directly opposite on any public or private street or ~vay; and abutters of the abutters and all other land o~~•ners within three hundred feet of the properry• line of owner's property, all as the~~ appear on the most recent applicable tax list. (1vI.G.L. c. 40A, Section 1 1 Zoning Code Chapter 139. Section 139-29D (2) ). ..... 7 ~~ / ....1..~! . DATE ASSESSOR'S OFFICE TOWN OF NANTUCKET 2 ON-~ TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST ' Mailing Address/City State Zip Property Location s Name Ouner's/Co-Ouner 0016 QUINLAN PAUL F TRUSTEE 9 NORTH AVE 0011 NORTH AV THE QUINLAN REALTY TRUST NANTUCKET MA 02554 / 0058 QUINLAN PAUL F TRUSTEE 9 NORTH AVENUE 0009 NORTH AV i THE QUINLAN REALTY TRUST NANTUCKET MA 02554 0018 * GARBER MARJORIE & JOHNSON B PO BOX 4874 0005 NORTH AV C\0 TEMPLE-INLAND MORTGAGE CO. HOUSTON TX 77210-4874 0064 TOMAC RD 0003 NORTH AV L44 0017 BUSHBY WILKIE F OLD GREENWICH CT 06870 4244 0057 DEZALDUONDO BARBARA 0 & JUANIN 0013 0013 CLIFF RD NANTUCKET MA 02554 0071 DEZALDUONDO BARBARA 0 & JUANIN 0013 0013 CLIFF RD 4244 NANTUCKET MA 02554 PO BOX 317 0011 CLIFF RD 4244 0072 MATTHEWS ROBERT V NEW HAVEN CT 06502 9 CLIFF RD 0009 CLIFF RD 4244 0059 CLIFF LODGE LLC NANTUCKET MA 02554 00591 LITTLE JOHN N & WITTENBERG 158 W08 E T 0007 CLIFF RD 4244 NANCY S TRUSTEES 01770 MA HERBORN 0060 HALL CAROLYN R TRUSTEES 57 PARKER STREET 0005 CLIFF RD 4244 ROSECLIFF REALTY TRUST NEWTON CENTER MA 02459 0037 CONANT RD 0004 NORTH AV 4244 0019 LITTLE ELIZABETH D MA 01773 RR 3 LINCOLN 4244 0020 CLIFF ROAD CORPORATION PO BOX 6668 0003 CLIFF RD C/0 WEEDON ELIZABETH CHARLOTTESVILLE VA 22906 4244 0021 BOWMAN BARBARA MAY TRUSTEE PO BOX $ 0089 EASTON ST UCKET MA 02554 NAN 4244 0061 CENTURY HOUSE REAL ESTATE TRUS 10 CLI 0010 CLIFF RD PO BOX 603 NANTUCKET MA 02554 0022 MARCO WILLIAM P & JOAN 0019 REVERE LN 0006 CLIFF RD 4244 GLASTONBURY CT 06033 67 N CENTRE ST 0067 CENTER ST 4244 0024 KARTTUNEN FRANCES NANTUCKET MA 02554 71 EASTON ST 0071 EASTON ST 4241 0035 POINT BREEZE LLC NANTUCKET MA 02554 0010R N BEACH ST 010R N BEACH ST 4241 0037 METCALFE GEORGE C 02554 NANTUCKET MA 4241 0101 *FRIEDMAN STEVEN M TRUSTEE PO BOX 7 A 0014 N BEACH ST CITY UT 84060 RK P 0100 *12 NORTH BEACH LIMITED PTRSHIP 101 EA A Y 0012 N BEACH ST 4241 H NJ 07601 CKENSACK 4241 00381 METCALFE GEORGE C 0010R N BEACH ST 0010 N BEACH ST NANTUCKET MA 02554 4241 00651 KAIZER PETER T & KANIA THEA K 0008 T 0008 N BEACH ST MA 02554 NANTUCKET 4241 0065 KAIZER PETER T & KANIA THEA K 0008 T 0006 N BEACH ST MA 02554 NANTUCKET 4241 0064 BOWMAN BARBARA MAY TRUSTEE PO BOX 628 0002 N BEACH ST NANTUCKET MA 02554 245 WASHINGTON ST STE 202 0015 N BEACH ST 4241 0066 *BRANT PLACE LLC C/0 INTRUM CORP WELLESLEY MA 02481 4241 0094 MURPHY EDWARD C TRUSTEE PO BOX 1260 0009 N BEACH ST NORTH BEACH REALTY TRUST NANTUCKET MA 02554 PAGE 1 MUAS750 9.2 241 4241 4241 4241 4241 4242 4242 4242 4242 4242 4242 4242 4243 4243 4243 4243 4243 4243 4243 4243 4243 4243 4243 TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST ' Mailing Address/City State Zip s Name :o-Owner 0093 JOHN B ARNO INC 0007 N BEACH ST NANTUCKET MA 02554 0092 GIRAGOSIAN NANCY M TRUSTEE 328 DA 1 T H 5 NORTH BEACH NOMINEE RT 6 021 MA BOSTON 0090 LEE WALTER J TR 169A W MAIN ST WESTBORO MA 01581 S & K REALTY TRUST 0089 NYREN GEORGE F TR PO BOX 1451 WESTBORO MA 01581 NYLEE TRUST 0063 GULBRANDSENS G P 0002 MAIN ST NJ 08809-5523 PO BoX 5523 CLINTON 0044 CLAYPIT HILL RD 0031 GRIGGS SYLVIA WAYLAND MA 01778 0034 BUTLER LINDA M TRUSTEE #4 MAIN ST 03031 THE BUTLER NOMINEE TRUST AMHERST NH 0033 TAYLOR NANCIE B 0076 EASTON ST MA 02554 NANTUCKET 0006 BOOTH JODI G AKA JOAN PO BOX 763 FL 33480 pALM BEACH 0005 *NANTUCKET ISLAND RESORTS LLC ONE WELLS AVENUE C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02159 171 CHESTER ST 0004 GOOD STEPHEN M N FALMOUTH MA 02556 0003 NANTUCKET ISLAND RESORTS LLC ONE WELLS AVE C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02459 0001 NANTUCKET ISLAND RESORTS LLC ONE WELLS AVE C/0 NEW ENGLAND DEVELOPMENT NEWTON MA 02459 00021 DOUCETTE SHARON BENSON & 35 MAIN STREET 02554 WEINMAN RHODA H TRS NANTUCKET MA 0100 BUTTERWORTH GEORGE P & KATHLEE 0023 N 02554 T MA ANTUCKET 0016 BRETSCHNEIDER VIRGINIA R & PO BOX 1433 02554 BRETSCHNEIDER RICHARD TR USTEE NANTUCKET MA 0017 ABBOTT COLLETTE M & PO BOX 178 D 57078 ZYLSTRA KARA M YANKTON S 0018 *FEATHERSTONHAUGH JAMES D TRS 0099 p E 12207 ALBANY NY 0019 TAYLOR JAMES JARED & ANNE M 7705 B OH 45243 INCINNATI 0065 MUNIER QUENTIN B TRUSTEE 20 BEARDSLEY LN HUNTINGTON NY 11743 0066 YOUNG HARVEY S & ELLEN K 29 APPLETON ROAD NANTUCKET MA 02554 0020 KOSEATAC TUGE U 0002 CHESTER ST NANTUCKET MA 02554 0022 NORKIN JUDITH S & JEFFREY R TR 16 DA y R REDDING CT 06896 EST 0023 CONWAY PETER C TR 0058 WASHINGTON ST 01945 PEMISU REALTY TRUST MARBLEHEAD MA 0024 STORER ALIDA L & RICHARD E 16 CANTERBURY DR GEORGETOWN MA 01833 0072 LYNCH JOHN G & SANDRA S 0500 E BALDWIN ST NJ 07840 HACKETTSTOWN Property Location 0007 N BEACH ST 0005 N BEACH ST 0003 N BEACH ST 0001 N BEACH ST 0066 EASTON ST 0002 HARBOR VIEW WY 0078 EASTON ST 0076 EASTON ST 0080 EASTON ST 0082 EASTON ST 0084 EASTON ST 0019 N WATER ST 0029 N WATER ST 0025 N WATER ST 0023 N WATER ST 0065 CENTER ST 0005 CHESTER ST 0001 CHESTER ST 0002 CLIFF RD 0006 CHESTER ST 0004 CHESTER ST 0002 CHESTER ST 0028 N WATER ST 0026 N WATER ST 0024 N WATER ST 0055 CENTER ST PAGE 2 MUAS750 9.2 w / ,ot Owner's/Co-Owner's Name ~ 0070 *VALLETT CHRISTOPHER J ETAL 0068 LONG MILDRED W ETAL C/0 CAROL A WESTFALL 0067 TRAYNOR COLEEN TRUSTEE ,243 0064 WASIL DEBORAH A TRUSTEE 4243 0047 NANTUCKET ISLANDS LAND BANK 4241 0102 PIZZO KENNETH J SR 1a4~ o00da ~^~- 9s1 _ {~esc,~~-s LLC IUMBER OF RECORDS = ~ b ~ 00 d 31 Pa,~~~ ~-i t~arc~a~e ~ a y ~ ~ ~0.~ TOWN OF NANTUCKET OWNER'S MAILING ADDRESS LIST Mailing Address/City State Zip Property Location 14 SASAPANA ROAD 0057 CENTER ST NANTUCKET MA 02554 549 HIGH ST 0059 CENTER ST WOODBURY NJ 08096 F36 SHELLBACK WAY 0061 CENTER ST MASHPEE MA 02649 61 CENTER ST 0008 CHESTER ST NANTUCKET MA 02554-3666 0022 BROAD ST 0008 WESCO PL NANTUCKET MA 02554 1065 RTE 22 WEST 0016 N BEACH ST BRIDGEWATER NJ 08807 ~ 5 ~ ~ \,,, „., 0 ~1~ ~~ ~~~and t7e~. one uJells q,,e ~l~~vn, rnA 1 ~a~59 1 (~ C~it'+ ~c!- un~~- o~ ~ C5~1'~ 1Z~ g ,N~,~,a,AC~.~. mR aaSSy PAGE 3 MUAS750 9.2