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HomeMy WebLinkAbout022-11 Middle C, LLC Jtdie0rfPT~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast.net Mailing Address: P.O. Box 2567 (Zf3,1 ;1~7; ;;;~~/ ) IN HAND March 14,2011 J - ;0 Ms. Catherine F. Stover, Town Clerk Town and County Building 16 Broad Street Nantucket, MA 02554 --I...,.. 0'-- ~ 7...; :1"1 ~ .~ - ~ -0 N .:.:. RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 VJ Dear Ms. Stover: Please certify the date and time of filing of the attached Board of Appeals Application on the enclosed copy of this letter. Thank you for your assistance. Very truly yours, ulieA. Fitz1#~ Enclosure Received and entered: Catherine F. Stover, Town Clerk cc: Middle C, LLC Jtdie~PT~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast.net IN HAND March 14, 2011 John Brescher, Administrator Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear John: Enclosed for filing, please find the following: 1. Four (4) application packets including copies of the following: · Application with Addendum · Authorization letter from Owner · Occupant Load Chart · Plan by Bracken Engineering, Inc. · Building Plans with proposed and existing conditions · Assessor's Map · Abutters' List · Mailing labels 2. Certified Abutter's List; 3. Two (2) sets of mailing labels; 4. Check in the amount of $300.00 for the filing fee. '~7.)-"*",",'.."",:; Mailing Address: P.O. Box 2567 Nantucket, MA 02584 John Brescher, Administrator Board of Appeals March 14, 2011 Page 2 Please schedule this matter for hearing on April 14, 2011. Very truly yours, ~ ~ ~~-a ulie A. Fitz9~J ~ Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC .:'''''' '0" TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 --1..,..- o~ :Ez ..,- ~...... ~._- APPLICATION ,._.~ '. ri'~', Fee: $300.00 No.O ~~-I J File Owner's name(s):Nantucket Island Resorts LLC, c/o New England DevelopmqF Mailingaddress:one Wells Avenue, Newton, MA 02459 c/o Douglass E. Karp Phone Number:617 965 8700 E-Mail: Applicant's name(s):Middle C, LLC MailingAddress: P.O. Box 359, Nantucket, MA 02554 Phone Number:508 901 4140 E-Mail: Locus Address: 56" Center Street Assessor's Map /Parcel:4 24 3 - 080 Land Court Plan/Plan Book & Page/Plan File No.:Plan Book 16, Page 78 Deed Reference/Certificate of Ticle: 902/132 Zoning DistrictROH Uses on Lot- Commercial: None_ Yes (describe) Lodging House-12 Units Residential: Number of dwellings Duplex Apartments . Date of Structure(s): all pre-date 7/72 X or Building Permit Numbers: 2543-82 i 4496-85 i 7634-90 Previous Zoning Board Application Numbers:none known 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile I' Print form l . - - :% ~ - ~ -0 N ;.:. ...., ?J ?,-~-"1 State below or attach a separate addendum of specific special permits or variance relief applying for: I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATU Applicant/ Attorney / Agent* *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on. /./11 By_ Completellll Need Copies:_ Filed with Town Clerk:J J _ Planning Board:_/ J _ Building Dept.:J J _ By:. Fee deposited with Town Treasurer:J J _ Bylll Waiver requested:" Granted.~~ Hearing notice posted with Town Clerk:J -III Mailed..1Il I&~.III ~III" Hearing(s) held on.lII. Opened on :.~. Continued to:... Withdrawn./illlII Decision Due By:... Made..1II Filed w/Town ClerklJ/IIlII Mailed:./IIIII 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile ADDENDUM Applicant is seeking relief by Special Permit pursuant Section 139-18B(2) for a waiver of parking requirements pursuant to 139-18E for an educational facility and relief by Special Permit pursuant to Section 139-20 C from Off-street loading facilities. The Applicant proposes to change the use of the existing structure from a Lodging House with twelve (12) rooms and a certified occupancy of 27 which currently has no parking on-site to an educational facility with two (2) on-site parking spaces. An educational facility is a use not requiring Special Permit relief pursuant to M.G.L. C. 40A, ~3. The proposed educational facility will meet all Building Code, Plumbing Code, handicap access and other requirements for an educational facility. Changes to the exterior of the structure will meet all set back and ground cover requirements as required in the Residential Old Historic District. The current structure is pre-existing non-conforming as to height. Any alterations to the structure will be less than the maximum height restriction of 30'. The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible. The spaces will be on the Academy Lane side of the property. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18 E provides: "For other permitted uses or uses by exception which are not covered in ~139-18D above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction." If a parking requirement of one (1) space for each three (3) persons of total certified occupancy is applied and the total certified occupancy of the proposed educational facility is 229 then the required parking would be 76 spaces. This assumes full occupancy of every area simultaneously. See Occupancy Loan Chart attached. Request for relief from said parking requirements, less the two (2) on-site spaces to be provided, is hereby made or relief from such other parking requirements made be reasonably determined by the special permit granting authority. Pursuant to Section 139B (2) the Board must make the following findings: (a) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (b) that compliance with the parking requirement of this ~ 139-18 would be physically impossible for the applicant to provide. To the extent that off-street loading facilities would be required under Section 139-20A, the Applicant requests relief pursuant to Section 139-20C and a finding by the Board that: the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief " would not be contrary to sound traffic, parking or safety considerations. The property is located at 56 Center (Centre) Street, Assessors Map 4243, Parcel 80, shown as Lot 1 J Plan Book 16, Page 78. The property is zoned Residential Old Historic. Zoning Board of Appeals" Town of Nantucket 2 Fairgrounds Road . Nantucket, MA 02554 RE: 56 Center Street Nantucket. MA Ladies and Gentlemen: Nantucket Island Resorts LLC. c/o New England Development One Wells Avenue . Newton, MA 02459 March 9, 2011 Nantucket Island Resorts LLC (''NIR'') is the owner of the property generally known and numbered as 56 Center Street, Nantucket. Nm. hereby authorizes Middle C, LLC to file an application for a special pennit to authorize the use of the property as.a nonprofit educational. facility with the Nantucket Zoning Board of Appeals. . 2049746 Very truly yoms, NANTUCKET ISLAND RESORTS LLC By: 1\)+ z, ~~) Hereunto duly authorized . 1 Occupant Load, 780 CMR 1004 Floor Occupant Load Occupant Floor Area Area (ft2) Factor Load (ft2/occ) Storage,~echarrical 888 300 grOSS 3 Computer/Classroom 744 ~O net 15 B Recording Studio 394 100 QIOSS 4 Practice Space 528 50 QIOSS 11 Floor Total = 3~ Recital Hall 780 7 net 70A Children's Space 492 35 QIOSS 15 1 Conference rooms 515 15 net 35 ~usic Reception 240 15 net 16 Intimate recital 528 7 net 36B Floor Total = 159 Practice Rooms 1,150 50 grOSS 23 2 Classroom 440 50 QIOSS 9 Floor Total = 32 Apartment 320 200 grOSS 2 3 Office 275 100 gross 3 Floor Total = 5 A. Room area is 780 sf, 490 sf used for seating area B. 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PROPERTY LOCATION...,. .?f.~... .CAo.t.e:. .$.64................... , ,,/Ji/3 - 3"CJ ASSESSOR MAP/P ARCEL............................................................... SUBMITTED By..... ~ ~:. .d:. .&.l:fJ ~4~.. Y.f.:................. SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A, Section 139-29B (2). 4u ;;3 f{O/t DATE I ~ ;l J1iJ ASSESSOR'S OFFICE TOWN OF NANTUCKET .... <l :'i m o .. .. :iJ ftftftft ftElftElElElEl ft ft ftft ftft 3 WV)v)Cl'JlftUJ en ft E1COE1EfE4E-1ftf4E-1E1OlV1ftOJV1 ~~ ftftftEt : a a a a ~ a I a I I I I : El El El ; El ~ ~ i ~ ~ a a i ~ ~ s a ~ a I ~ ~ E E ~ ~ ~ ~ ~ ~ : El ~ B ee~e~~~e~UQ~~~~~g~~~8~~~~oii~~i~~EE..Eiiii;=!E ~ Q)\DU'J(I') 'IIf"~ooooo I .... o N'" r-oo.f'1 II) lIli!aI ....C'I1U1t- 0 ~ .. .. (I') (I') N .. .. .. .. .. .. .. .... co \D ... (I') .. .. .... ~ II) co r- ~ .... N N (I') II) N .., .. \D II) ~ ~ (I') N N N N \D .... 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"II .. .. ~ ('If ('If CIrrI CIrrI CIrrI CIrrI N ('If CIrrI N CIrrI CIrrI CIrrI N CIrrI N N CIrrI CIrrI CIrrI ('If CIrrI CIrrI CIrrI CIrrI N CIrrI CIrrI N CIrrI CIrrI N N CIrrI CIrrI CIrrI CIrrI Z .......................................................................... Easy Peel labels Use Avery@TEMPlATE 5160@ ~ Forty-Eight Centre Street Inc 48 Center Street , / Nantucket, MA O;Z5S'f Emma LLC c/o Dr. Thomas Ginley 700 Old Gulf Road Bryn Mawr, PA 19010 Cobblestone Partners LLC c/o Centre of Town LLC PO Box 359 Nantucket, MA 02554 Thirty Three Center Street LLC c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 Vanessa Noel Ginley . c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 Banita C. Kern & Raj Witteborg, Trustees PO Box 3998 West Sedona, AZ 86340-3998 , APT Holdings LLC I c/o Patricia Lassiter I 330 Beacon Street, #C115 I Boston, MA 02116 I I Frederick R. Wa1lhausser PO Box 616 Stockbridge, MA 01262 Kenneth B. Spatola 2 Kings Highway, Unit 3 Hampton, NH 03842 Bernard L. and Carol L. Coffin PO Box 1881 Nantucket, MA 02554 ~tiquettes faciles a peler Utilisez Ie gabarit AVERY@) 5160@ ~ A 1 Feed Paper _ '." ~7"""1 See Instruction Sheet! ~ E;Y;"'~"':3 'for Easy Peel Feature A ~AVERV@5160@ ! . A Bernard L. and Carol L. Coffin c/o Laurance R Clark 79 Pleasant Street Marblehead, MA 01945 Bernard L. and Carol L. Coffin PO Box 1881 Nantucket, MA 02554 Sherburne Investments LLC 24 Vestal Street Nantucket, MA 02554 Nathan R. Allen, Jr. & Mathilde T. Allen 418 West Lyon FannDrive Greenwich, CT 06831 Paul A. and Judith F. Kales PO Box 179 Nantucket, MA 02554 Robert J. and Cynthia B. Relihan 932 Baldwin Road Woodbridge, CT 06515 i Michael F. Orr, Trustee 2003 Sally Orr QPRT 455 East 57th Street, Apt 4A New York, NY 10022 Nina Hellman 48 Center Street Nantucket, MA 02554 Dale and Susan Hamilton 4 Quince Street Nantucket, MA 02554, Andrew A. and Gail A. Fortin PO Box 311 York Harbor, ME 03911 .... Sens de chargement Nathan R. Allen, Jr. and Mathilde Allen 418 West Lyon Farm Drive Green~ch,CT 06831 Clarissa Porter et al Life Estate 2026 Dartmouth Place Charlotte, NC 28207 Thomas A. Twomey and Judith Hope PO Box 9398 Riverhead,~ 11901 Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Loise B. Chapin 2700 Geysers Road Geyserville, CA 95441 Nantucket Islands Land Bank 22 Broad Street Nantucket, MA 02554 Twenty Four Broad Street Inc PO Box 1829 Nantucket, MA 02554 Richard J. and Kathryn L. Glidden PO Box 816 Nantucket, MA 02554 Nantucket Island Resorts LLC New England Development One W ells Avenue Newton, MA 02459 Consultez fa feuille d'instruction www.avery.com 1-800-GO-AVERY. Easy Pee! labe!s Use Avery@ TEMPLATE 5160@ ~ I I~ lfeed Paper ~"i"J See instruction Sheet: ~ r=":=:.3 'for Easy Peel Feature l ! ~AVERV@5160@ J , il Nantucket Island Resorts LLC New England Development One Wells A venue , Newton, MA 02459 Restorationack LLC c/o Lydia Zinzi 763 Santa Fe Trail Franklin Lakes, NJ ~ ()7-~/'f Dennis W. and Martha G. Perry 27 Dunning Road New Canaan, CT 06840 Beatrice S. Johnston Knox Huntington Realty Trust PO Box 1828 Nantucket, MA 02554 Kevin F. Hickey . c/o Susan Renzulli 30 Richmond Drive New Smyrna Beach, FL 32169 Rodger and Susan Renzulli 30 Richmond Drive New Smyrna Beach, FL 32169 Kevin F. Hickey c/o Lauri Benk 14 Obrien Court Bedminster, NJ 07921 Veranda House LLC c/o Dale Hamilton 4 Quince Street Nantucket, MA 02554 Nesbitt lIm LLC 21 Broad Street Nantucket, MA 02554 23 Broad Street LLC c/o Brotherhood of Thieves Restaurant 45 Sparks Avenue Nantucket, MA 02554 ~tlquettes fadles ~ peler Utilisez Ie gabarit AVERY@ 5160fl1) Wendy M. Hudson, Trustee J1M Nominee Trust 25 Broad Street Nantucket, MA 02554 Nantucket Island Resorts LLC c/o New England Development One Wells Avenue Newton, MA 02459 Nantucket Land Council Inc PO Box 502 Nantucket, MA 02554 Byron and Suzanne Lingeman, Trustees The Ten Ash Street Nominee Trust 9 Edmonds Road Wellesley, MA 02481 Robin AH. and Keith M. Yankow PO Box 675 , Nantucket, MA 02554 Kevin D. and Katherine A Davidson 21 W oodhill Road Newtown, PA 18940 Michael C. Veysey, Trustee 330 BlackIand Road Atlanta, GA 30342 Roberta A Conti, Trustee Twelve North Nominee Trust 147 Roger Williams Court Portsmouth, RI 02871 Le Select Properties LLC c/o Candice Miller and Edward Bernard 2 Windy Way #205 Nantucket, MA 02554 I I I I J ; Matthew S. and Mary S. Parker 9 Austin Farm Drive Nantucket, MA 02554 ... Sens de chargement William J. Boardman II & Susan Boardman PO Box 1027 Nantucket, MA 02554 Diann and Charles W. Graeber 25 Bradford WaIk Farmington, CT 06032 K. Keith and Elizabeth E. Roe 5 Wyckam Hill Lane Greenwich, CT 06831 Thomas J. Geraghty, Jr. and John Geraghty 45 Sierra Road Readville, MA 02136-2501 Theodore J. and Andrea C. Giletti 47 Center Street Nantucket, MA 02554 Fifty Four Centre St LLC PO Box 453 Siasconset, MA 02564 Priscilla E. Whalley, Trustee P E Whalley Revocable Trust 52 Center Street Nantucket, MA 02554 Henry R. Terry, Jr. and Anne Terry 9911 Lincoln Taylor, MI 48180 Paula K. Williams Trust 7 Gay Street Nantucket, MA 02554 , Michael J. Hamill et al 53 N. Moore Street, Apt 5D New York, NY 10013 Consultez la feullle d'lnstruction www.avery.com 1-800-GD-AVERY Easy Peel labels Use Avery@ TEMPLATE 5160@ 11 Gay Street LLC c/o Georgiana M. Pardo ;309 South Mildred Street Charles Town, WV 25414 Carla De Creny Freed 15 Gay Street Nantucket, MA 02554 Neal & Eric & Mark Solomon 64 Brookville Hollow Road Stockton, NJ 08559 W, C. Mortenson, Jr., Trustee 10635 Fife Avenue Vero Beach, FL 32963 Charles L. and Ann G. Balas PO Box 387 Nantucket, MA 02554 First Congregational Church Box 866 , Nantucket, MA 02554 First Congregational Church Box 866 Nantucket, MA 02554 Richard and Susanna Bond 44 Butler Hill Road Somers, NY 10589 T. Conrad and Marguerite Wetterau 174 Highland Street Weston, MA 02493 One Academy Lane LLC 13309 Manor Stone Drive Germantown, MD 20874 Etiquettes faciles a peler Utilisez Ie gabarit AVERY@ 5160@ fftr it I!J.. 1.. Feed Paper r,"",~~r,1 See Instruction Sheet ~ ~ i'or Easy Peel Feature A ~AVERY@5160@ j , i}. [~::::::-~~ Richard J. and Geraldine E. Fox 39 Fairview Road Narbeth, PA 19072 Joan Altreuter 5 Academy Lane Nantucket, MA 02554 Geraldine Dietz Fox 39 Fairview Road Narbeth, PA 19072 Dionis Marijke Roggeveen 6334 3rd Avenue Kenosha, WI 53143 Alice A. and Emeline Owen, Trustees 6038 Stoney Hill Road New Hope, PA 18938 Dirk Gardiner Roggeveen PO Box 1827 Nantucket, MA 02554 Matthew S. Sanford 7426 SW 49th Place Miami, FL 33143 Gilbert S. Nickerson c/o Gail N. Johnson PO Box 3270 Nantucket, MA 02584 Edward 1. and Randall C. Wight PO Box 1311 Nantucket, MA 02554 Mary G. and John C. West 35 Lily Street Nantucket, MA 02554 Peter and Jill Melhado c/o Russell F, Warren, Jr. et al . 11 Field Point Drive Cheen~ch,CT 06830 Robert S. and Cheryl J. King 13309 Manorstone Road Germantown, MD 20874 I Suzanne V. Scharwenka 38 S. Boone Road St. Helena Island, SC 29920-3000 .. Sens de chargslnent Consultez la feuille d'instruction www.avery.com 1-800-GO-AVERY TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION -lz O-r", ~ ::-? z:,:; --. ~-'~ '- , r- rr-i :;:r: r Fee: $300.00 File No. ~ ~ l\ Ownersname(~:Nantucket Island Resorts LLC,c/o New England DevelopmqF Mailingaddress:one Wells Avenue, Newton, MA 02459 c/o Douglass E. Karp Phone Number:617 965 8700 E-Mail: Applicant's name(s):Middle C, LLC MailingAddress: P.O. Box 359, Nantucket, MA 02554 Phone Number:508 901 4140 E-Mail: Locus Address: 56' Center Street Assessor's Map/Parcel:4243-080 Land Court Plan/Plan Book & Page/Plan Pile No.: Plan Book 16, Page 78 Deed Reference/Certificate of Tide: 902/132 Zoning DistrictROH Uses on Lot- Commercial: None_ Yes (describe) Lodging House-12 Units Residential: Number of dwellings Duplex Apartments . Date of Structure(s): all pre-date 7/72 X or Building Permit Numbers: 2543-82 i 4496-85 i 7634-90 Previous Zoning Board Application Numbers:none known 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile I ' J>WjfF~"'m.1 . - - :::0 rn ::z: ==- :::0 N N :g N N ~ > , State below or attach a separate addendum of specific special permits or variance relief applying for: I certify that the infonnation contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE. :.Applicant/ Attorney / Agent* *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on../. By_ Complete" Need Copies:_ Filed with Town Clerk:~ ~ _ Planning Board:_/ ~ _ Building Dept.:~ ~ _ By:. Fee deposited with Town Treasurer:~ ~ _ By. Waiver requested:" Granted. III III Hearing notice posted with Town Clerk:~ __ Mailed. III III I&~1II1II4111. Hearing(s) held on./iI/1I Opened on :... Continued to...1II Withdrawn./II/II Decision Due By:.." Made. III III Filed w/Town Clerk.lII. Mailed:..1II 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile , , ADDENDUM Applicant is seeking relief by Special Permit pursuant Section 139-18B(2) for a waiver of parking requirements pursuant to 139-18E for an educational facility and relief by Special Permit pursuant to Section 139-20 C from Off-street loading facilities. The Applicant proposes to change the use of the existing structure from a Lodging House with twelve (12) rooms and a certified occupancy of 27 which currently has no parking on-site to an educational facility with two (2) on-site parking spaces. An educational facility is a use not requiring Special Permit relief pursuant to M.G.L. C. 40A, ~3. The proposed educational facility will meet all Building Code, Plumbing Code, handicap access and other requirements for an educational facility. Changes to the exterior of the structure will meet all set back and ground cover requirements as required in the Residential Old Historic District. The current structure is pre-existing non-conforming as to height. Any alterations to the structure will be less than the maximum height restriction of 30'. The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible. The spaces will be on the Academy Lane side of the property. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18 E provides: "For other permitted uses or uses by exception which are not covered in ~ 139-18D above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction," If a parking requirement of one (1) space for each three (3) persons of total certified occupancy is applied and the total certified occupancy of the proposed educational facility is 229 then the required parking would be 76 spaces. This assumes full occupancy of every area simultaneously. See Occupancy Loan Chart attached. Request for relief from said parking requirements, less the two (2) on-site spaces to be provided, is hereby made or relief from such other parking requirements made be reasonably determined by the special permit granting authority. Pursuant to Section 139B (2) the Board must make the following findings: (a) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (b) that compliance with the parking requirement of this ~139-18 would be physically impossible for the applicant to provide. .- To the extent that off-street loading facilities would be required under Section 139-20A, the Applicant requests relief pursuant to Section 139-20C and a finding by the Board that: the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief . would not be contrary to sound traffic, parking or safety considerations. The property is located at 56 Center (Centre) Street, Assessors Map 4243, Parcel 80, shown as Lot 1, Plan Book 16, Page 78. The property is zoned Residential Old Historic. Zoning Board of Appeals, Town of Nantucket 2 Fairgrounds Road . Nantucket, MA 02554 RE: 56 Center Street Nantucket. MA Ladies and Gentlemen: Nantucket Island Resorts LLC. c/o New England Development One Wells Avenue . Newton, MA 02459 March 9, 2011 Nantucket Island Resorts LLC ("NIR") is the owner of the property generally mown and numbered as 56 Center Street, Nantucket. NIR hereby. authorizes Middle C, LLC to file an application for a special permit to authorize the use of the property as.anonprofit educational-facility with the Nantucket Zoning Board of Appeals. . 2049746 Very truly yoms, NANTUCKET ISLAND RESORTS LLC By: 1)+ f.- ~ \ Hereunto duly authorized . 1 Occupant Load, 780 CMR 1004 Floor Occupant Load Occupant Floor Area Area (ft2) Factor Load (ft2/occ) Storage, Mechanical 888 300 gross 3 Computer/Classroom 744 :>0 net 15 B Recording Studio 394 100 grosS 4 Practice Space 528 50 gross 11 Floor Total = 3~ . Recital Hall 780 7 net 70A Children's Space 492 35 gross 15 1 Conference rooms 515 15 net 35 Music Reception 240 15 net 16 Intimate recital 528 7 net 36B Floor Total = 159 Practice Rooms 1,150 50 gross 23 2 Classroom 440 50 gross 9 Floor Total = 32 Apartment 320 200 grOSS 2 3 Office 275 100 gross 3 Floor Total = 5 A. Room area is 780 sf, 490 sfused for seating area B. 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'Ill' .., .., .., .., 'Ill' 'Ill' 'Ill' 'Ill' 'Ill' 'Ill' 'Ill' ~ N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N Z ....,.,..,..,..,..,..,.,.,.,..,..,.,.,..,..,.,....,..,..,.,.,..,.,..,..,..,..,.,.,....,..,.., Easy Peellaloels Use Avery@ TEMPlATE 5160@ ~ Forty-Eight Centre Street Inc 48 Center Street , / Nantucket, MA o:l5S't Emma LLC c/o Dr. Thomas Ginley 700 Old Gulf Road Bryn Mawr, PA 19010 Cobblestone Partners LLC c/o Centre of Town LLC PO Box 359 Nantucket, MA 02554 Thirty Three Center Street LLC c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 Vanessa Noel Ginley . c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 Banita C. Kern & Raj Witteborg, Trustees PO Box 3998 West Sedona, AZ 86340-3998 , APT Holdings LLC I c/o Patricia Lassiter I 330 Beacon Street, #C115 I Boston, MA 02116 Frederick R. Wa1Ihausser PO Box 616 Stockbridge, MA 01262 Kenneth B. Spatola 2 Kings Highway, Unit 3 Hampton, NH 03842 Bernard L. and Carol L. Coffin PO Box 1881 Nantucket, MA 02554 ~tlquettes fadles a peler Utillsez Ie gabarit AVERY@ 5160@ ~ A 1 Feed Paper !?~~ See Instruction Sheet I ~ "'~=-~ for Easy Peel Feature A ~AVERV@5160@ I . 11 Bernard L and Carol L Coffin c/o Laurance R. Clark 79 Pleasant Street Marblehead, MA 01945 Bernard L and Carol L. Coffm PO Box 1881 Nantucket, MA 02554 Sherburne Investments LLC 24 Vestal Street Nantucket, MA 02554 Nathan R. Allen, Jr. & Mathilde T. Allen 418 West Lyon Farm Drive Greenwich,CT 06831 Paul A. and Judith F. Kales PO Box 179 Nantucket, MA 02554 Robert J. and Cynthia B. Relihan 932 Baldwin Road Woodbridge, CT 06515 i Michael F. Orr, Trustee 2003 Sally Orr QPRT 455 East 57th Street, Apt 4A New York, NY 10022 Nina Hellman 48 Center Street Nantucket, MA 02554 Dale and Susan Hamilton 4 Quince Street Nantucket, MA 02554 ' Andrew A. and Gail A. Fortin PO Box 311 York Harbor, ME 03911 A Sens de chargement Nathan R. Allen, Jr. and Mathilde Allen 418 West Lyon Farm Drive Greenwich, cr 06831 Clarissa Porter et al Life Estate 2026 Dartmouth Place Charlotte, NC 28207 Thomas A. Twomey and Judith Hope PO Box 9398 Riverhead, NY 1190 I Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Loise B. Chapin 2700 Geysers Road Geyserville, CA 95441 Nantucket Islands Land Bank 22 Broad Street Nantucket, MA 02554 Twenty Four Broad Street Inc PO Box 1829 Nantucket, MA 02554 Richard J. and Kathryn L. Glidden PO Box 816 Nantucket, MA 02554 Nantucket Island Resorts LLC New England Development One Wells Avenue Newton, MA 02459 Consultez la feuille d'instruction www.avery.com 1-800-GO-AVERY, ., Easy Pee! labels Use Avery@ TEMPLATE 5160@ ~ Nantucket Island Resorts LLC New England Development One Wells Avenue Newton, MA 02459 Restorationack LLC c/o Lydia Zinzi 763 Santa Fe Trail Franklin Lakes, NJ ~ D'f~('f Dennis W. and Martha G. Perry 27 Dunning Road New Canaan, CT 06840 Beatrice S. Johnston Knox Huntington Realty Trust PO Box 1828 Nantucket, MA 02554 Kevin F. Hickey 'c/o Susan Renzulli 30 Richmond Drive New Smyrna Beach, FL 32169 Rodger and Susan Renzulli 30 Richmond Drive New Smyrna Beach, FL 32169 Kevin F. Hickey c/o Lauri Benk 14 Obrien Court Bedminster, NJ 07921 Veranda House LLC c/o Dale Hamilton 4 Quince Street Nantucket, MA 02554 Nesbitt 11m LLC 21 Broad Street Nantucket, MA 02554 23 Broad Street LLC c/o Brotherhood of Thieves Restaurant 45 Sparks Avenue Nantucket, MA 02554 Etiquettes fadles a peler Utilisez Ie gabarit AVERY@ 516011 I A [ 11Feed Paper , , ~ See Instruction Sheet: ~ ,=~2O:iCi3 for Easy Peel Feature l. 'fi} AVERV@S16011 ! ~ 11 Wendy M. Hudson, Trustee JIM Nominee Trust 25 Broad Street Nantucket, MA 02554 Nantucket Island Resorts LLC c/o New England Development One Wells Avenue Newton, MA 02459 Nantucket Land Council Inc PO Box 502 Nantucket, MA 02554 Byron and Suzanne Lingeman, Trustees The Ten Ash Street Nominee Trust 9 Edmonds Road Wellesley, MA 02481 Robin A.H. and Keith M. Yankow PO Box 675 , Nantucket, MA 02554 Kevin D. and Katherine A. Davidson 21 W oodhi11 Road Newtown, PA 18940 Michael C. Veysey, Trustee 330 Blackland Road Atlanta, GA 30342 Roberta A. Conti, Trustee Twelve North Nominee Trust 147 Roger Williams Court Portsmouth, Rl 02871 Le Select Properties LLC c/o Candice Miller and Edward Bernard 2 Windy Way #205 Nantucket, MA 02554 I I I j Matthew S. and Mary S. Parker 9 Austin Farm Drive Nantucket, MA 02554 A Sans de chargement William J. Boardman II & Susan Boardman PO Box 1027 Nantucket, MA 02554 Diann and Charles W. Graeber 25 Bradford Walk Farmington, CT 06032 K. Keith and Elizabeth E. Roe 5 Wyckam Hill Lane Greenwich, CT 06831 Thomas J. Geraghty, Jr. and John Geraghty 45 Sierra Road Readville, MA 02136-2501 Theodore J. and Andrea C. Giletti 47 Center Street Nantucket, MA 02554 Fifty Four Centre St LLC PO Box 453 Siasconset, MA 02564 Priscilla E. Whalley, Trustee P E Whalley Revocable Trust 52 Center Street Nantucket, MA 02554 Henry R. Terry, Jr. and Anne Terry 9911 Lincoln Taylor, MI 48180 Paula K. Williams Trust 7 Gay Street Nantucket, MA 02554 . Michael J. Hamill et al 53 N. Moore Street, Apt 5D New York, NY 10013 Consultez la feullle d'instruction www.avery.com 1..s0o-Go-AVERY -' ~ Easy Peel Labels Use Avery@ TEMPLATE 5160@ 11 Gay Street LLC c/o Georgiana M. Pardo ;309 South Mildred Street Charles Town, WV 25414 Carla De Creny Freed 15 Gay Street Nantucket, MA 02554 Neal & Eric & Mark Solomon 64 Brookville Hollow Road Stockton, NJ 08559 W, C. Mortenson, Jr., Trustee 10635 Fife Avenue Vero Beach, FL 32963 Charles 1. and Ann G. Balas PO Box 387 Nantucket, MA 02554 First Congregational Church Box 866 ,Nantucket, MA 02554 First Congregational Church Box 866 Nantucket, MA 02554 Richard and Susanna Bond 44 Butler HilI Road Somers, NY 10589 T. Conrad and Marguerite Wetterau 174 Highland Street Weston, MA 02493 One Academy Lane LLC 13309 Manor Stone Drive Germantown, MD 20874 Etiquettes faclles a peler Utllisez Ie gabarit AVERY@ 5160@ f1 Ii>, i A Feed Paper 5'~'5?lf?'" See Instruction Sheet ~ ~ "~"'cCs:ill for Easy Peel Feature A ~AVERY@5160@ ! , A Richard J. and Geraldine E. Fox 39 Fairview Road Narbeth, PA 19072 Joan Altreuter 5 Academy Lane Nantucket, MA 02554 Geraldine Dietz Fox 39 Fairview Road Narbeth, PA 19072 Dionis Marijke Roggeveen 6334 3rd Avenue Kenosha, WI 53143 Alice A. and Emeline Owen, Trustees 6038 Stoney HilI Road New Hope, PA 18938 Dirk Gardiner Roggeveen PO Box 1827 Nantucket, MA 02554 Matthew S. Sanford 7426 SW 49th Place Miami, FL 33143 Gilbert S. Nickerson c/o Gail N. Johnson PO Box 3270 Nantucket, MA 02584 Edward 1. and Randall C.Wight PO Box 1311 Nantucket, MA 02554 Mary G, and John C. West 35 Lily Street Nantucket, MA 02554 Peter and Jill Melhado c/o Russell F, Warren, Jr. et al , 11 Field Point Drive Greenwich, CT 06830 :.- Robert S. and Cheryl J. King 13309 Manorstone Road Germantown,~ 20874 I Suzanne V, Scharwenka 38 S. Boone Road St. Helena Island, SC 29920-3000 .. Sens de chargelnent Consultez la feuille d'instruction www.avery.com 1-BOO-GO-AVERY Jtdie~PT~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast.net IN HAND March 14,2011 John Brescher, Administrator Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear John: Enclosed for filing, please find the following: 1. Four (4) application packets including copies of the following: · Application with Addendum · Authorization letter from Owner · Occupant Load Chart · Plan by Bracken Engineering, Inc. · Building Plans with proposed and existing conditions · Assessor's Map · Abutters' List · Mailing labels 2. Certified Abutter's List; 3. Two (2) sets of mailing labels; 4. Check in the amount of $300.00 for the filing fee. Mailing Address: P.O. Box 2567 Nantucket, MA 02584 ," John Brescher, Administrator Board of Appeals March 14, 2011 Page 2 Please schedule this matter for hearing on April 14, 2011. Very truly yours, ulieA. F;t~~ Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC Jtdie~9KPT~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast.net IN HAND March 28, 2011 John Brescher, Administrator Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear John: /' dLcI"Y\ ~ Mailing Address: P.O. Box 2567 Nantucket, MA 02584 -lz 0> ~ -,.- ....... -.. ..~'.,;- J'.,.__ _~ Enclosed for filing, please find an Amended Addendum per the revised notice. Very truly yours, Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC . - - ;0 ,n :::3: :::co. :=0 N co :g N W 0\ ,. .. Amended ADDENDUM Applicant is seeking relief by Special Permit pursuant Section 139-18B(2) for a waiver of parking requirements pursuant to 139-18E for an educational facility and relief by Special Permit pursuant to Section 139-20 C from Off-street loading facilities. The Applicant proposes to change the use of the existing structure from a Lodging House with twelve (12) rooms and a certified occupancy of 27 which currently has no parking on-site to an educational facility with two (2) on-site parking spaces. An educational facility is a use not requiring Special Permit relief pursuant to M.G.L. C. 40A, 93. The proposed educational facility will meet all Building Code, Plumbing Code, handicap access and other requirements for an educational facility. Changes to the exterior of the structure will meet all set back and ground cover requirements as required in the Residential Old Historic District. The current structure is pre-existing non-conforming as to height. Any alterations to the structure will be less than the maximum height restriction of 30' except for the rear portion of the structure which is proposed to be removed and rebuilt to a height of no more than thirty (33') feet to remove an existing exterior stairway/fire escape and construct an interior stairway for egress. The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible, The spaces will be on the Academy Lane side of the property. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18 E provides: "For other permitted uses or uses by exception which are not covered in 9139-180 above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction." If a parking requirement of one (1) space for each three (3) persons of total certified occupancy is applied and the total certified occupancy of the proposed educational facility is 229 then the required parking would be 76 spaces. This assumes full occupancy of every area simultaneously. See Occupancy Loan Chart attached. Request for relief from said parking requirements, less the two (2) on-site spaces to be provided, is hereby made or relief from such other parking requirements made be reasonably determined by the special permit granting authority. Pursuant to Section 139B (2) the Board must make the following findings: (a) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (b) that compliance with the parking requirement of this 9139-18 would be physically impossible for the applicant to provide. To the extent that off-street loading facilities would be required under Section 139-20A, the Applicant requests relief pursuant to Section 139-20C and a finding by the Board that: the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief would not be contrary to sound traffic, parking or safety considerations. The property is located at 56 Center (Centre) Street, Assessors Map 4243, Parcel 80, shown as Lot 1, Plan Book 16, Page 78. The property is zoned Residential Old Historic. '"'\ II . - - :::0 6;1': ~~:; ~ :z: ::~ r;:"..-: ch Applicant is seeking relief by Special Permit pursuant Section 139-1 ai1~ for aowaiver of parking requirements pursuant to 139-18E for an educational facility cmdreliefw Special Permit pursuant to Section 139-20 C from Off-street loading facilities. 00 Amended r--~'-C" ADDENDUM The Applicant proposes to change the use of the existing structure from a Lodging House with twelve (12) rooms and a certified occupancy of 27 which currently has no parking on-site to an educational facility with two (2) on-site parking spaces. An educational facility is a use not requiring Special Permit relief pursuant to M.G.L. C. 40A, 93. The proposed educational facility will meet all Building Code, Plumbing Code, handicap access and other requirements for an educational facility. Changes to the exterior of the structure will meet all set back and ground cover requirements as required in the Residential Old Historic District. The current structure is pre-existing non-conforming as to height. Any alterations to the structure will be less than the maximum height restriction of 30' except for the rear portion of the structure which is proposed to be removed and rebuilt to a height of no more than thirty (33') feet to remove an existing exterior stairway/fire escape and construct an interior stairway for egress. The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible. The spaces will be on the Academy Lane side of the property. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18 E provides: "For other permitted uses or uses by exception which are not covered in 9139-18D above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction." If a parking requirement of one (1) space for each three (3) persons of total certified occupancy is applied and the total certified occupancy of the proposed educational facility is 229 then the required parking would be 76 spaces. This assumes full occupancy of every area simultaneously. See Occupancy Loan Chart attached. Request for relief from said parking requirements, less the two (2) on-site spaces to be provided, is hereby made or relief from such other parking requirements made be reasonably determined by the special permit granting authority. Pursuant to Section 139B (2) the Board must make the following findings: (a) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (b) that compliance with the parking requirement of this ~139-18 would be physically impossible for the applicant to provide. To the extent that off-street loading facilities would be required under Section 139-20A, the Applicant requests relief pursuant to Section 139-20C and a finding by the Board that: the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief would not be contrary to sound traffic, parking or safety considerations. The property is located at 56 Center (Centre) Street, Assessors Map 4243, Parcel 80, shown as Lot 1, Plan Book 16, Page 78. The property is zoned Residential Old Historic. ~~p,Nrue,~.r~ ,_ TOWN OF NANTUCKET ~= BOARD OF APPEALS ~' ~~ NANTUCKET, MASSACHUSETTS 02554 ` .~ Date: July 15, 2011 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 022-11 Owner/Applicant: NANTUCKET ISLAND RESORTS, LLC C/0 NEW ENGLAND DEVELOPMENT AS OWNER, MIDDLE C, LLC 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 within such TWENTY (20) days. Edward S. Toole, Chairman cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HP,VE 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 56 Centre Street Assessor's Map 42.4.3, Parce180 Residential Old Historic Plan Book 16, Page 78, Lot 1 Book 902, Page 132 DECISION: 1. At a public hearing and a public meeting of the Nantucket Zoning Board of Appeals on Thursday April 14, 2011 and Friday April 29, 2011, respectively, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, regarding the application of NANTUCKET ISLAND RESORTS, LLC, C/O NEW ENGLAND DEVELOPMENT AS OWNER, MIDDLE C, LLC AS APPLICANT, c/o P.O. Box 359, Nantucket, MA 02554, in connection with the property known as 56 Centre Street, Nantucket, Massachusetts, 02554, Board of Appeals File No. 022-11. The Board made the following decision: 2. Applicant, Middle C, LLC, is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-18.B.(2) (parking relief) for a waiver of the parking requirements pursuant to Section 139-18.E. (parking for those uses not in the parking table) and Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-20.C. (off-street loading facilities) in order to waive the required off-street loading facilities. The Applicant proposes to change the use of the existing structure from a Lodging House which currently has no parking on-site to an educational facility as provided in M.G.L. Chapter 40A, § 3. The applicant proposes to provide two (2) on-site parking spaces. To the extent necessary, the Applicant is requesting Special Permit relief pursuant to Nantucket Zoning Bylaw Section 139-33.A.(4) (alteration of preexisting nonconforming structure) in order to construct additions that will be conforming as to setback requirements. The rear portion of the structure is to be removed and rebuilt with a height of no more than thirty-three (33') feet to remove an existing stairway/fire escape and construct an interior stairway for egress. The structure is presently nonconforming as to height, having a height of + 36 feet. The Locus is situated at 56 Centre Street, is shown on Nantucket Tax Assessor's Map 42.4.3 as Parcel 80, is shown as Lot 1 in Plan Book 16, Page 78, and title is recorded at the Nantucket County Registry of Deeds in Book 902, Page 132. The property is zoned Residential Old Historic (ROH). 3. Our Decision is based upon the Application and accompanying materials, and representations and testimony received at our public hearing on April 14, 2011. The Planning Board made no recommendation, finding that the Application did not present issues of planning concern. Abutter comment both in favor of and in opposition to the application was presented at the hearing. 4. Applicant through representatives explained the educational uses proposed for the renovated and expanded structure including: office space, reception areas, conference rooms, storage/mechanical space apartment; kitchen, bathrooms, children's space, classrooms, practice rooms, recording studio, recital hall and intimate recital space. The proposed uses are for an educational facility and uses ancillary thereto. The proposed organizations that may initially use the space are the Nantucket Community School and Nantucket Community Music Center. The existing structure and the structure with the proposed changes will conform to the ground cover and setback requirements in the ROH zone. The height of the front portion of the existing structure is preexisting non- conforming as to height, having a height of 36+/- feet. Applicant proposes to reconstruct or alter the rear wing of the building and increase the height to approximately 33'+/-. This will allow the Applicant to remove an exterior stairway/fire escape and construct an interior stairway for egress and install the mechanicals for an elevator so that the building will comply with the requirements for handicap accessibility. 5. The Board finds that the strict application of Height Limitations of the Nantucket Zoning By-Law, Section 139-17, on a use of the premises as an educational facility would be unreasonable as applied to this project. The additional height is needed in the rear wing of the building or it would impair the ability of the Applicant to provide the necessary egress and handicap accessibility (installation of an elevator) and diminish the usefulness of the altered structure. Further, since a portion of the structure already exceeds the permitted height limitation, requiring compliance with the height limitation would not advance the municipalities concern. The Board relies on the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment" in making its Decision. 6. Pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment", the Board finds that the proposed uses in the building are for educational purposes or are incidental thereto and are permitted as of right. 7. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18.E provides: "For other permitted uses or uses by exception which are not covered in §139-18D above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction." To the extent the Board reasonably determines the parking to be required for the proposed use, the Applicant has requested relief from said parking requirements. The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible. The spaces will be on the Academy Lane side of the property. No parking has been historically provided on the site for the existing use as a 12 unit Lodging House. The Board may waive the parking requirements on the basis that they would be unreasonable to be applied to an educational facility in a down town location pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment" and/or the Board may waive the parking requirements by Special Permit, as requested by the Applicant, pursuant to Nantucket Zoning By Law, Section 139B (2) upon making the following findings: (a) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (b) that compliance with the parking requirement of this § 139-18 would be physically impossible for the applicant to provide. 8. To the extent that off-street loading facilities would be required under Section 139- 20A, the Board may waive the off-street loading facilities requirements on the basis that they would be unreasonable to be applied to an educational facility in a down town location pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment", and/or the Board may waive the off-street loading facilities requirements by Special Permit, as requested by the Applicant, pursuant to Section 139-20.C upon making the following findings: that the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief would not be contrary to sound traffic, parking or safety considerations. 9. The Board considered the automobile and pedestrian traffic that would be generated by the use of the property as an educational facility and its impact on the neighborhood. The Board noted that a nearby church generates automobile and pedestrian traffic at peaks times of use including theatre performances in separate interior assembly space. 10. Therefore, the Board makes the following findings based upon the conditions on which relief is granted as set forth in Paragraph 11, and the proposed educational uses: (a) pursuant to M.G.L. c 40A, § 3, the so-called "Dover Amendment", the Board finds that the strict application of Height Limitations of the Nantucket Zoning By-Law, Section 139-17 would be unreasonable as applied to this project and the rear portion of the structure may be reconstructed or altered with a height not to exceed thirty-three (33') feet. (b) Except as set forth in Paragraph 11, (1), the Board finds that parking requirements would be unreasonable to be applied to an educational facility in a downtown location pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment" and the Board waives the parking requirements by Special Permit, pursuant to Nantucket Zoning By Law, Section 139-18.B.(2) and finds: (i) that the granting of such special permit is in harmony with the general purposes and intent of this chapter; and (ii) that compliance with the parking requirement of this §139-18 is be physically impossible for the applicant to provide. (c) To the extent that off-street loading facilities would be required under Section 139-20.A, the Board waives the off-street loading facilities requirements on the basis that they would be unreasonable to be applied to an educational facility in a down town location pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment", and the Board waives the off-street loading facilities requirements by Special Permit, pursuant to Section 139-20C and finds: (i) that the granting of such relief is in harmony with the general purpose and intent of the chapter; and (ii) that the provision of off-street loading facilities as required by the chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief would not be contrary to sound traffic, parking or safety considerations. (d) The Board waives the formal site plan review provisions of Section 139-23, to the extent applicable, given the nature of the project, the pre-existing structure and its location. 11. Accordingly, a motion was made, and duly seconded to approve the requested relief pursuant to the provisions of M.G.L. c 40A, § 3, the so-called "Dover Amendment" and by SPECIAL PERMIT, all as set forth in Paragraph 10 to allow the reconstruction alternation of the building, substantially as shown on the site plan prepared by Bracken Engineering, dated March 11, 2011, as revised April 12, 2011, a reduced copy of which is attached hereto as Exhibit A, subject to the following conditions: (a) The project shall be constructed substantially in accordance with the plans submitted with the Application. (b) Upon commencement of construction pursuant to a Building Permit issued for the plans the building will no longer be used commercially as a Lodging House. (c) No programs (classes and performances) shall commence before 9:00 am or end after 9:00 pm on Monday through Friday, no programs (classes and performances) shall commence before 12:00 noon on Saturdays or end after 5:00 pm on Saturdays, and no programs (classes and performances) shall commence before 12:00 noon on Sundays or end after 9:00 pm on Sundays. These time limits shall be in effect between June and October of each year. (d) In order to minimize congestion that may result from programs that overlap with activities at the Congregational Church, the Congregational Church shall be contacted annually regarding their wedding schedule, and best efforts shall be used not to schedule programs on the Locus during those times. (e) The Building shall be fully air-conditioned, and windows shall be closed at all times, except for maintenance, construction or repair. (f) No amplification of music outdoors shall be permitted. (g) The proposed kitchen shall only be used in a way that is ancillary to the programming on the premises. (h) The apartment on the third floor shall only be occupied by those affiliated with the programming on the premises. (i) The maximum occupancy of the recital/lecture hall designated as "proposed addition" on Exhibit A attached hereto shall be 70 persons. (j) Use of the seasonal shuttle bus by building staff and those attending the programming shall be actively encouraged. (k) No exterior construction in connection with the project shall occur between May 15d' and October 1St of any given year. (1) Two (2) on-site parking spaces shall be provided on the property on Academy Lane. (m) There shall be no more than seven (7) outside performances during the traditional fourteen (14) week summer season. (n) There shall be no tents erected in the garden area. (o) The Applicant shall not lease the Locus for summer or private events. (p) There shall be no drop-off zone. (q) The community school mini-bus shall be used when applicable. (r) The timing of the classes within the school shall be staggered. (s) For large performances there shall be an officer or police detail approximately one-half hour before the commencement of the performance and one-half hour after the completion of the performance. There shall be an average of one large performance per week. By a vote of THREE votes in favor and ONE opposed (Koseatac opposed), the requested relief does not pass for lack of the requisite four votes necessary to approve a Special Permit pursuant to Nantucket Zoning Bylaw Section 139-30.E.(3). SIGNATURE PAGE TO FOLLOW Dated: ~~ 1 (~ , 2011 COMMONWEALTH OF MASSACHUSETTS~~ I Nantucket, ss. 11~/((JJ "~ t , 2011 On this ~ S day of ~~ 20 bgfor?~,~?~e, the undersigned Notary Public, personally appeared ~~~ J vl W- ,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 he/she signed it voluntarily for its stated purpose. %~ Notary Public: My commission expires: a /~~rZO ~ ~ „~~~~ ~-. ~ o N * a ~ N N H h a l 1 1 ANN i.E N ~ h ~ ~iWt,~ •~ ~ a ^ ~ a g ~' Z a Ate`" ~ v ~ a~'a y _ M _o d~P ~ rn~ 4. ° \ ~° a ~ vE y G~ ~ *•p*pN M ¢ m ~~ 2~~ ~ ~ X ~ _ O hR ST Q ~o-°ol~Nq ~ fmq~ mm ~~~ w"' O LL Q ~'" cEN z - O a~ J FWs1 w .. ~ ~ ~ n 4~s i W aa~o7 ~ wv ~'^ (Y1 x W w .. 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' ~ 'o _. _. ....... -- ~ - - N ~.. .ui - -- -_' ram -....._ ._ .-.._ .. __ .. _.._ -- ;r _ _. -,s 1 ._. .-.._ _.... _. n ~..._- o _.. ._. ._.._-- -" W h m S ti~ `~ 2 W 2 _'~ y 3 ~~'~"mil ~' . ~ J V ~~ ~~ '~Ul~ 2 3 2D~1 ~~~~ . ~~~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast. net IN HAND June 14, 2011 John Brescher, Administrator Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear John: Mailing Address: P.O. Box 2567 Nantucket, MA 02584 Pursuant to Nantucket Zoning By-Law Section 139-30. K, the Applicant requests a hearing by the Board of Appeals to vote to authorize a hearing on the attached Application. In a prior Board of Appeals case, File No. 022-11, the Board denied relief on an Application on the same property by the same applicant. See Addendum attached hereto with supporting materials. Section 139-30. K requires: "the favorable vote of at least four members, specific and material changes in the conditions upon which the previous unfavorable action was based and describes such changes in the record of its proceedings". The Applicant has requested a hearing by the Planning Board in accordance with Section 139-30. K. The request for a rehearing pursuant to the By-law requires notice "to parties in interest of the time and place of the proceedings when the question of such consent will be considered". John Brescher, Administrator Board of Appeals June 14, 2011 Page 2 We are requesting that the hearing consideration be placed on the agenda for July 14, 2011, just prior to a hearing on the merits of the new Application if the rehearing request is approved. Very truly yours, " ~~'_ c~.~.~_ --~ ~ ,~ulie A. Fitzgerald ~ _.~, Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC Leslie Snell, Senior Planner, Nantucket Planning Board ADDENDUM IN SUPPORT OF SECTION 139-30. K HEARING Nantucket Zoning By-law Section 139-30.K states: "Special permit rehearing limit. No special permit which has been unfavorably and finally acted upon by the Board of Appeals shall be acted favorably upon within two years after the date of final unfavorable action unless the Board of Appeals finds, by the favorable vote of at least four members, specific and material changes in the conditions upon which the previous unfavorable action was based and describes such changes in the record of its proceedings and unless all but one of the members of the Planning Board consent thereto and after notice is given to parties in interest of the time and place of the proceedings when the questions of such consent shall be considered." The Applicant requests that the Board make a finding in accordance with one or more of the following: 1. The Special permit rehearing limit does not apply to an application to the special permit granting authority pursuant to M.G.L. c. 40A, § 3. 2. The current Application is significantly different than the prior Application in File No. 022-11 as follows: • The gross floor area of the proposed educational facility has been reduced from 12,880 square feet to 10,876 square feet • The ground cover of the proposed educational facility has been reduced by 7% • No portion of the alterations of the structure will exceed the Height Limitation of 30' and a portion of the premises which exceed the Height Limitation will be more conforming • The original Building Certified Occupancy has been reduced from 242 to 142 and the Typical Occupancy has been reduced to no more than 52 per the Chart attached to the Application A rehearsal hall for 11 persons has been eliminated • A recital with occupancy of 70 persons has been eliminated • A parking space has been added The programming activities and occupancy for various uses have been reduced per the Chart DOCUMENTS IN SUPPORT OF SECTION 139-30. K HEARING 1. bpc -Existing Site Plan dated May 18, 2011 2. bpc -Proposed Site Plan dated May 18, 2011 3. Bracken Engineering Site Plan revised 04/12/11 as filed with. the prior ZBA Application 4. Bracken Engineering Site Plan revised 06/13/11 as filed with the prior ZBA Application 5. Occupancy Chart 6. Abutter's List dated June 3, 2011 7. Two (2) sets of mailing labels 8. Board of Appeals Application filed March 14, 2011 -File No. 022-11 9. Board of Appeals Application filed June 14, 2011 MI DDLE C LLC - 56 CENTER STREET EXISTING SITE PLAN: 3/32" = 1'-0" 19R°AD STREET MIDDLE C LLC ,, ~; I NANTUCKET, MA °7554 P 5U8 128 2772 I 56 CENTER STREET ,~ .: A4CNIiEC SURE F 588 374 8498 EXISTING ~x NANTUCKET, MA @554 MAP: 42.4.7 PARCEL B° ,,,,, \ Qg EBENALLEN EBENALLEN SWAIN WING ROOM HOUSE HOTEL /V~l.J -SITE PLAN: 3/32" = 1'-0" ROPOSED SITE CONDITIONS ICOVERSHEET I C1YZO,2 ~ ~ \ \ \ ~~ EBEN ALLEN EBEN ALLEN SWAIN WING ROOM HOUSE HOTEL ~ °o ^] z j ° ~~~ ~I h U o 51J ~ ~ O J ~PSEP U ~ w H 5~ _ Q LEN1Ep ~ i c ~ ~ ~ 3 J W V 1S b315NrH15 v a~ ~o~ a l I I uj Mi o ~ a n a vi io z ~ ~ * * K z oo~~~ IJ O ` 1O N ii a ~ o v: ~~ a ~o- a NO i(]~ n z O v Z NQ mmQ WLL' N O Q N > O ~ ~ ~ O WaV i ~ VI .. O zm:- m2N ~ II ~ J / 02 W 4~. 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C~ C v~ CD ~ . ~ ~ o ~ N O X 0 0 G1 to ~'' O Vi O O N N O a, C~ CD r-r Q n n I-~(( f"I` ~ o r~ ~. ~: ~ ~ ~ . ~ ~ ~ b b ~ ~ ° ~ ~ ~ 0 W .~ W ~ ~ N O ~ O O O~ C ~ ~~-h ~-h `'~ c^!, ~ O ~ o ~ ~ ~ O (~ O ~ C cu ~ ~ '~ w -P N A~ Q1 W lp ~. 0 0 0 ~ O ~_ O N oo ~ O 00 00 00 `'t J ~ ~ O~ O O~ .~ ~ ~ ~ CD ~ A ~ Ie,~ Town of Nantucket Zoning~Board of Appeals RECEIVED QOARD OF ASSESSORS JUN p~ 2011 TOWN OF NANTUCKET, MA LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF: PROPERTY OWNER.~:!!~!~~,~-! • "L•Sl~1i~ ~ ~?-~SUr fs, .. L ~'. ~- . MAILING ADDRESS .. ~!?: ~.. ~ ~ ~~-~ ...~~,!~~; . ~~- • ... PROPERTY LOCATION.....~..~..(.~P!~7`Y~,••~~-e-~•••••••••••••••••••••• ASSESSOR MAP/PARCEL... `~~5~~.:~...4~U .................................. . .~. SUBMITTED BY.......4/..G-~~ e...~.1•...~ ~~~~-,';~r~~...~.so ........... SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A, Section 139-29B (2)• . ~ J . .~ D E ® ASSESSOR'S OFF CE TOWN OF NANTUCKET a a w t p u1 u7 n H H E+ F F ~~ P 11 H H F F F N F N N N N H H E E F F ' b N N N N H m N F F N H H H H H N H h N N F N N F F F F U N a a a a a N N N N N N N N N N N N N. N o a a a a a w a ~~..7l w w w F F w w a s a s ~y~y ZZ ~y1y F y a W W W W W W F W H H F H N F F N W H W U W W W N N U pp pp W ~W,7 q(7 (a~ W 17 r7 a a a q q qq N H 17 H F F ~~i1 U H 2 ~~rr z 7. 2 z N N U N U ,7, U U U W W 2 rt Q F H Q F F W WW Q Q rL Q~ N H Z Z Z Z ,7., Z ~.7 Z W W W W ?~ }1 7. 'j. H ,7. 'j. 'F m N H 0 0 7. 7. 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H W a W~ rtxt9 E H 1~7 Saal I~7 Ia-I U' W p FI N ~Hil F a W Ua a CW9 z O LL7_ ~ 3W(: 'A ~~ I~] W W o ~ v ~ ~ ~ ~ °a ~ ~ w ~ F 3 ~~~ ~ w ~ ~ w ~ w ~ ~ °w w° o ~ z ~ 3 % ~ 'a" a° °a N D N N 11 O D'1 Q 111 AI V' N r m QI O N N O1 T u1 b r 01 Ill V~ 1f1 b n N N M V' b r O O O o~ ,~-I ~ ~Nj t7 m m m o1 of rn N N N t7 M t7 N N M N m t7 n r n r n m m m m m m .i N .-I N N N N N N N N N N N M f'1 M nl M M M f'1 M lei rl (~1 N M ~l M m m D'1 M nl Cl N l+l m m m m m m (~1 (L C 'V' V~ 'V' V~ 'V' C 'C V~ [T V' V~ @ ~T ' V' C C 'G~ P 'V' C @ C 'V' P C C ? V~ d' V~ C 'V' V' d' V~ 'V' 1FGi N N N N N N N N N N N N N N N N N N N N N NP P N~ ~~ ~~ N N N N N N N N N C V' d' P d' C V' C C C' '•T P V~ C 'C V~ V' C 'V' sT C 0 M 0 ti .-I O N M ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast. net IN HAND June 14, 2011 Ms. Catherine F. Stover, Town Clerk Town and County Building 16 Broad Street Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear Ms. Stover: Mailing Address: P.O. Box 2567 Nantucket, MA 02584 Please certify the date and time of filing of the attached request for a hearing before the Zoning Board of Appeals and a hearing before the Planning Board pursuant to Nantucket Zoning By-law Section 139-30. K with supporting materials. Please certify the date and time of filing the request. Very truly yours, _ ~_ ~ ~ lie A. Fitzger d--~ I j' Enclosure Received and entered: Catherine F. Stover, Town Clerk cc: John Brescher, Administrator, Board of Appeals Leslie Snell, Senior Planner, Nantucket Planning Board Middle C, LLC ~~~s~X. ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast. net IN HAND June 14, 2011 Leslie Snell, Senior Planner Nantucket Planning Board 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear Leslie: Mailing Address: P.O. Box 2567 Nantucket, MA 02584 Pursuant to Nantucket Zoning By-Law Section 139-30. K, the Applicant requests a hearing by the Planning Board to consent to authorize a hearing by the Board of Appeals on the attached Application. In a prior Board of Appeals case, File No. 022-11, the Board denied relief on an Application on the same property by the same applicant. See Addendum attached hereto with supporting materials. The Applicant has requested a hearing by the Board of Appeals in accordance with Section 139-30. K. The request for a rehearing pursuant to the By-law requires notice "to parties in interest of the time and place of the proceedings when the question of such consent will be considered". Leslie Snell, Senior Planner Nantucket Planning Board June 14, 2011 Page 2 We are requesting that the hearing consideration be placed on the agenda for July 11, 2011. If you have any questions or need any additional documentation please let me know. A check in the amount of $709.82 is enclosed. Very truly yours, ~'y l ~,~° C. ~ ~/'L'~ aJ~ ~"/ i °`a/' tom' . / ~.. ~~ L- J lie A. Fitzgerald4~ `~"` Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC John Brescher, Administrator, Board of Appeals ~°~iae ~P~~ica~Ta~ # oaa-i~ ~~~~~~~~ ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast. net IN HAND March 14, 2011 Ms. Catherine F. Stover, Town Clerk Town and County Building 16 Broad Street Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear Ms. Stover: ~~~Y Mailing Address: P.O. Box 2567 Nantucket, MA 02584 ._, ,. _- _~ _~ ^J l.J Please certify the date and time of filing of the attached Board of Appeals Application on the enclosed copy of this letter. Thank you for your assistance. Very truly yours, ulie A. Fitzgeral Enclosure Received and entered: Catherine F. Stover, Town Clerk cc: Middle C, LLC ATTORNEY AT LAW 3 NOBSKA WAY NANTUCKET, MASSACHUSETTS 02554 Telephone (508) 228-7525 Fax (508) 228-7526 jfitzlaw@comcast. net IN .HAND March 14, 2011 John Brescher, Administrator Board of Appeals 2 Fairgrounds Road Nantucket, MA 02554 RE: Applicant: Middle C, LLC Owner: Nantucket Island Resorts LLC Property: 56 Center Street, Nantucket Map 4243, Parcel 080 Dear John: Enclosed for filing, please find the following: 1. Four (4) application packets including copies of the Following: • Application with Addendum • Authorization letter from Owner • Occupant Load Chart • Plan by Bracken Engineering, Inc. • Building Plans with proposed and existing conditions • Assessor's Map • Abutters' List • Mailing labels 2. Certified Abutter's List; 3. Two (2) sets of mailing labels; r -. ~ r, -, f- ~~, r"~. ~~ :- ~,_ [ ~ F ! ; I Mailing Address: P.O. Box 2567 Nantucket, MA 02584 4. Check in the amount of $300.00 for the filing fee. John Brescher, Administrator Board of Appeals March 14, 2011 Page 2 Please schedule this matter for hearing on April 14, 2011. Very truly yours, ~~ ulie A. Fitzg ra Enclosures cc: Catherine F. Stover, Town Clerk Middle C, LLC „. . , ~o_o-..-,.., ~,~.~ --~ ~ I I - _ .: ~w ~.._.^,m_.+_n.^.._ ..._~__._~.....+-~._. ~ '005'60£ 3 __ ~~_ x ^ ~ d ^ ^ y~ ~~ ~' ^R:A3: ' . - ~ 1N000 HONfW0 3flY~ AYL30tl07 .. - 3N0~ l~Ntl1S1 g n G • - 31vN1UM00~ Sl13SfINJY55YW . • u 4~=~~~ ~ y ~ ~ 1 - H1Y0 I ~ - .~ ti u ~ 133N1S ^ 7 s - - n a a31SNl W1 S3M to _ _ C u ly .~ .i ~. `a1 . N o m - ' ~ rs~`i~ Yi ~~ ~ - ~~ 4 - fit! Asa+"y~\ 2•_ ry ~ • _ ~ ~ N '$ _ ~°~~~ '~ - \ ;~ ~ ° = _ y~ ` ' '\\ A 9 a ~ k ,. _ ~~r_r ' __ y. [_ _._~ ` a l r R _ N ~ ~ .. o 3~V~d 0053M Z w J ~ ~ „ • o - 0<iz zO 30i 0 h <Q . i ~ i °~ k q. ~ o ~i 's.W ~' _- ~ I ~ • nREET 4 S1 0 ~ 0 < i~ . J0~p . ~O %W a © . d pP~ R 2 ~<~OV V '000'80£ 3 ~:.. ~ .4 14 , .. Print Form I TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MA 02554 APPLICATION Fee: $300.00 File No. Owner's name(s):Nantucket Island Resorts LLC, c/o New England Development Mailingaddress:one Wells Avenue, Newton, MA 02459 c/o Douglass E. Karp Phone Number:617 965 8700 E-Mail: Applicant's name(s):Middle c, LLc Mailing Address: P.o. Box 359, Nantucket, MA 02554 Phone Number:5 o s 9 o i 414 0 Locus Address: 56 Center Street E-Mail: Assessor's Map/Parce1:4243-080 Land Court Plan/Plan Book & Page/Plan File No.:Plan Book 16, Page 78 Deed Reference/Certificate of Title:9o2./132 Zoning D1StY1ctROH Uses on Lot- Commercial: None Yes (describe) Lodging House-12 Units Residential: Number of dwellings Duplex Apartments . Date of Structure(s): all pre-date 7/72 x or Building Permit Numbers: 2543-82; 4496-85; 7634-90 Previous Zoning Board Application Numbers: none known 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile State below or attach a separate addendum of specific special permits or variance relief applying for: I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE:' S'2e Q c~ ~ ~-~ ~v Owner* r C ~~ SIGNATURE. c~s'i+r~ UT,Applicant/Attorney/Agent* *If an Agent is representing the Owner or the Applicant, please provide a signed proof of agency. OFFICE USE ONLY Application received on'_/,_/_ By Complete;". Need Copies:; Filed with Town Clerk:_/_/_ Planning Board:_/_/_ Building Dept.:_/_/_ By: Fee deposited with Town Treasurer:_/_/_ By:_ Waiver requested:i Granted ~ /_/_ Hearing notice posted with Town Clerk:_/_/_ Mailed / /_ I&1VI /; / & /_/_ Hearing(s) held on:, /_/_ Opened on :_~ Continued to / / Withdrawn' / /_ Decision Due By:_/_/_ Made:' ~ / Filed w/Town Clerk: / Mailed:; _/_/~ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile ADDENDUM Applicant is seeking relief by Special Permit pursuant Section 139-186(2) for a waiver of parking requirements pursuant to 139-18E for an educational facility and relief by Special Permit pursuant to Section 139-20 C from Off-street loading facilities. The Applicant proposes to change the use of the existing structure from a Lodging House with twelve (12) rooms and a certified occupancy of 27 which currently has no parking on-site to an educational facility with two (2) on-site parking spaces. An educational facility is a use not requiring Special Permit relief pursuant to M.G.L. C. 40A, §3. The proposed educational facility will meet all Building Code, Plumbing Code, handicap access and other requirements for an educational facility. Changes to the exterior of the structure will meet all set back and ground cover requirements as required in the Residential Old Historic District. The current structure is pre-existing non-conforming as to height. Any alterations to the structure will be less than the maximum height restriction of 30'. ~3~1- 33A The Applicant proposes to provide two (2) on site parking spaces, one (1) being handicap accessible. The spaces will be on the Academy Lane side of the property. There are no off-street parking requirements for an educational facility set forth in the Zoning By-law. The provisions of Section 139-18 E provides: "For other permitted uses or uses by exception which are not covered in §139-18D above, comparably adequate parking shall be required as shall be reasonably determined by the Zoning Enforcement Officer, or the special permit granting authority having jurisdiction." If a parking requirement of one (1) space for each three (3) persons of total certified occupancy is applied and the total certified occupancy of the proposed educational facility is 229 then the required parking would be 76 spaces. This assumes full occupancy of every area simultaneously. See Occupancy Loan Chart attached. Request for relief from said parking requirements, less the two (2) on-site spaces to be provided, is hereby made or relief from such other parking requirements made be reasonably determined by the special permit granting authority. Pursuant to Section 1396 (2) the Board must make the followin findin s: granting of such special permit is in harmony with the general purposes and intenthof this chapter; and (b) that compliance with the parking requirement of this §139-18 would be physically impossible for the applicant to provide. To the extent that off-street loading facilities would be required under Section 139-20A, the Applicant requests relief pursuant to Section 139-20C and a finding by the Board that: the granting of such relief is in harmony with the general purpose and intent of the chapter; and that the provision of off-street loading facilities as required by this chapter is physically impossible for the applicant to provide, or, if physically possible, would have a significant adverse effect upon the scenic or historic integrity of the neighborhood; and granting of relief would not be contrary to sound traffic, parking or safety considerations. The property is located at 56 Center (Centre) Street, Assessors Map 4243, Parcel 80, shown as Lot 1, Plan Book 16, Page 78. The property is zoned Residential Old Historic. Nantucket Island Resorts LLC. c/o New England Development One Wells Avenue . Newton, MA 02459 March 9, 201. l Zoning Board of Appeals Town o~'Nantucket Z Faixgrounds Road Nantucket, MA 02554 RE: 56 Center Street Nantucket, MA Ladies and Gentlemen: Nantucket Island Resorts LLC ("NIR") is the owner of the praperiy generally known and numbered as 56 Center Street, Nantucket. NIR hereby. autlxorizes Middle C, LLC to file an application for a special pemvt to authorize the use of the property as. a nonprofit educational facility with the Nantucket Zoning Board ofAppeals. 'very tzuly yours, NANTUCKET ISLAND RESORTS LLC By: 1 ~ Hereunto duly authorized 2049746 Occupant Load, 780 CMR 1004 Floor Occupant Floor Area Area Load Occupant ft2 Factor ( ) Load (ft2/occ) Stora e, Mechanical 888 300 oss 3 Com uter/Classroom 744 50 net 15 B Recordin Studio 394 100 oss 4 Practice S ace 528 50 oss 11 Floor Total = 33 . Recital Hall 780 7 net 70A Children's S ace 492 35 oss 15 1 Conference rooms 515 15 net 35 Music Rece tion 240 15 net 16 Intimate recital 528 7 net 36B Fl oor Total = 159 Practice Rooms 1,150 50 oss 23 2 Classroom 440 50 oss 9 Floor Total = 32 A artment 320 200 oss 2 3 Office 275 100 oss 3 Floor Total = 5 A. Room area is 780 sf, 490 sf used for seating area B. Room area is 528 sf, 250 sf used for seating area 3/11/2011 =\I a o H ~ i. ~ S 4 `~ 2 n ~~~~~ ~~~~~~~~~~~~~~ p n ~~ ~~~ i ~ 1lVM '1321 Sd ; ~ '" ' ° w \ _ _ ~ rn - ~ 26 ~ 1'~. o ~~~ ~ 2 oo } --~ o . y /: ^ w ~~ ~ ~:~. zo a 80., ~ <~ ( o ~ L O ~ +~a~ 9' _ o ' . o u o N .~ ~. \ DECK ` . 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LL~, ,vim, ~~ ~~p ~`- MALLING ADDRESS..Qt?Q.._..~~ .. ~l!~f.?~...`~~?':?, . ~~~:.. ~ ~ ys9 „PROPERTY LOCATION......~1~~~....~~ ~P.y- . ~~~ ................. . ASSESSOR MAP/PARCEL..... J°2 ~~..~..~r.~ .................................... ~r ~--~i SUBMITTED BY..... ~/c,~~ e ` ~- ~Z do P~r'~L~ . ~'~ :................ . ................. ... . . SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 40A, Section 139-29B (2). ~ ~ y ~d« ~~ . ~~ v DATE A SESSOR'S OFFIC TOWN OF NANTUCKET ~~ H H H H F ~~ +~ H H E H H Vi H W l/! 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W ~C a s .~ a N N !~ N M m 01 O H N N O 1+1 d~ vl Rl V~ 1I7 I~ m OI O N N AI 'd~ Ifl 10' n 01 I.l a N 1o n .~ N M O 1O 1~ O o o O H .-~ rl N a m m m rn Ol rn N N N (~1 M M M AI I~7 M M t+l I~ n r r n m m m m m m .-I .~ .i H ,y .~ .i ,-I N N N N N N M Ol M I+1 M I+1 m m M AI 1+1 PI m m m m I+1 (~1 M Ol m m In I+l M (~l M M M M n1 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N Fi V' @ V' C~ 'P W 'C V~ C V~ C P 'V' T V~ V~ C 'V' V~ q' 'V' C C 'V' Q d' 'tl' C C C' V' V' V~ V~ C V~ s! w m N N N O N ~ci:ng u W.~ea e.,e~es4.d~ ea~~ ~voa~y®~~~u~l~;~~ ~a~~~ Forty-Eight Centre Street Inc 48 Center Sheet ' / Nantucket, MA ~~$S`f Emma LLC ' c/o Dr. Thomas Ginley 700 Old Gulf Road Bryn Mawr, PA 19010 Cobblestone Partners LLC c/o Cenri-e of Town LLC PO Box 359 Nantucket, MA 02554 Thirty Three Center Street LLC c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 Vanessa Noel Ginley c/o Paul S. Jensen PC PO Box 3097 Nantucket, MA 02584 ~--~ •• ~~ ~~ .yea: OAC~~.YL9Y.ER~dtl ~,ua~orb u ~p ,u,."~d ® ! ~~~('~V~'~5~GlD~ R. i ~'E:i(3ca• •dou~ easgr 1~~~9 k=ea•tRaeo~ ~~ . Bemard L. and Carol L. Coffin Nathan R. Allen, Jr. and Mathilde Allen c/o Laurance R. Clark 418 West Lyon Farm Drive ~ 79 Pleasant Street Greenwich, CT 06831 i Marblehead, MA 01945 Bernard L. and Carol L. Coffm PO Box 1881 Nantucket, MA 02554 Clarissa Porter et al Life Estate 2026 Dartmouth Place Charlotte, NC 28207 Sherburne Investments LLC 24 Vestal Street Nantucket, MA 02554 Nathan R. Allen, Jr. & Mathilde T. Allen 418 West Lyon Farm Drive Greenwich, CT 06831 Paul A. and Judith F. Kates PO Box 179 Nantucket, MA 02554 Banita C. ICem & Raj Witteborg, Trustees ~ ;Robert J. and Cynthia B. Rebhan PO Box 3998 r 932 Baldwin Road West Sedona, AZ 86340-3998 ~ 'Woodbridge, CT 06515 ,~ APT Holdings LLC c/o Patricia Lassiter 330 Beacon Street, #C115 ~ Boston, MA 02116 Frederick R. Wallhausser PO Box 616 Stockbridge, MA 01262 Kenneth B. Spatola 2 Kings Highway, Unit 3 Hampton, NH 03842 Bernard L. and Carol L. Coffin PO Box 1881 Nantucket, MA 02554 R fi ~@ecr~~ Ir naPr~aro•4• AD,'A.Pfrr~aPO' ~'~EmRB~ Michael F. Orr, Trustee 2003 Sally Orr QPRT 455 East 57~' Street, Apt 4A New York, NY 10022 Nina Hellman 48 Center Street Nantucket, MA 02554 Dale and Susan Hamilton 4 Quince Street Nantucket, MA 02554 Andrew A. and Gail A. Fortin PO Box 311 York Harbor, ME 03911 ~~rrn~ ~~ r&A~R•mi~RS~aQwtilw Thomas A. Twomey and Judith Hope PO Box 9398 Riverhead, NY 11901 Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Leroy G. Palmer 7 Hussey Street Nantucket, MA 02554 Loise B. Chapin 2700 Geysers Road Geyserville, CA 95441 Nantucket Islands Land Bank 22 Broad Street Nantucket, MA 02554 Twenty Four Broad Street Inc PO Box 1829 Nantucket, MA 02554 Richard J. and Kathryn L. Glidden PO Box 816 Nantucket, MA 02554 Nantucket Island Resorts LLC New England Development One Wells Avenue Newton, MA 02459 C~eu~e¢B~E~w 9~ ~g~~60B~ sfa-vuuv avcRg~ ce3r~a R~:rm,~sr,.na~v5n.r..rm 1 0%fA s^_P4 A\!c`c~it• ~.~~y t°e~ct ~,~!c~as~ Nq ~ ~- --- :!~cc ueEyaeree,~tu~ue aoo~Ce, e ~~y.7,~ ®C~V~'~~~~"1'~~3~5ff~ i ~4se ~vevy't '~EIaAP~.~~`I~ 5`Itiu~~ HI ~l ~,` ,a 8~~~~~~a° ~._ .~~ .foa~ ~~,syr E~ceE C'~is•ta.9vo~ ' ~.L~J Nantucket Island Resorts LLC Wendy M. Hudson, Trustee William J. Boardman II & Susan Boardman New England Development JJM Nominee Trust PO Box 1027 One Wells Avenue 25 Broad Street Nantucket, MA 02554 Newton, MA 02459 Nantucket, MA 02554 Restorationack LLC Nantucket Island Resorts LLC c/o Lydia Zinzi c/o New England Development 763 Santa Fe Trail One Wells Avenue Franklin Lakes, NJ Newton, MA 02459 o~y~~ Dennis W. and Martha G. Perry Nantucket Land Council Inc 27 Dunning Road PO Box 502 New Canaan, CT 06840 Nantucket, MA 02554 Beatrice S. Johnston Knox Byron and Suzanne Lingeman, Trustees Huntington Realty Trust The Ten Ash Street Nominee Trust PO Box 1828 9 Edmonds Road Nantucket, MA 02554 Wellesley, MA 02481 Kevin F. Hickey Robin A.H. and Keith M. Yankow c/o Susan. Renzulli p0 Box 675 30 Richmond Drive ~ ~ Nantucket, MA 02554 New Smyrna Beach, FL 32169 Rodger and Susan Renzulli Kevin D. and Katherine A. Davidson 30 Richmond Drive 21 Woodhill Road New Smyrna Beach, FL 32169 Newtown, PA 18940 Kevin F. Hickey Michael C. Veysey, Trustee c/o Lauri Benk 330 Blacldand Road 14 Obrien Court Atlanta, GA 30342 Bedminster, NJ 07921 Veranda House LLC Roberta A. Conti, Trustee c/o Dale Hamilton Twelve North Nominee Trust 4 Quince Street 147 Roger Williams Court Nantucket, MA 02554 Portsmouth, RI 02871 Nesbitt Inn LLC Le Select Properties LLC 21 Broad Street c/o Candice Miller and Edward Bernard Nantucket, MA 02554 2 Windy Way #205 Nantucket, MA 02554 23 Broad Street LLC c/o Brotherhood of Thieves Restaurant 45 Sparks Avenue Nantucket, NIA 02554 ~ ~ Matthew S. and Mary S. Parker ~ 9 Austin Farm Drive Nantucket, MA 02554 )` Diann and Charles W. Graeber 25 Bradford Walk Farmington, CT 06032 K. Keith and Elizabeth E. Roe 5 Wyckam Hill Lane Greenwich, CT 06831 Thomas J. Geraghty, Jr. and John Geraghty 45 Sierra Road Readville, MA 02136-2501 Theodore J. and Andrea C. Giletti 47 Center Street Nantucket, MA 02554 Fifty Fotu Centre St LLC PO Box 453 Siasconset, MA 02564 Priscilla E. Whalley, Trustee P E Whalley Revocable Trust 52 Center Street Nantucket, MA 02554 Henry R. Teny, Jr. and Anne Terry 9911 Lincoln Taylor, MI 48180 Paula K. Williams Trust 7 Gay Street Nantucket, MA 0254 Michael J. Hamill et al 53 N. Moore Street, Apt SD New York, NiY 10013 ~fc~a~a,P~:~~~ ~~~ufl~~ ~ p mB~rr ~ ~~a~~~9E't~~ G~ ~~eauB9~ virv+svv.av~v3r.~csa~ "or.ane---- "- _._n___=... ,x.. ormznesfnl ~.a s*na(~ ~:.«a"~.r. n9rv~ aCanr.Aisacsni,a.rm~'~ ~op.a.,..a..,.q.a:a...., n ®Iesn s-.ew Wert^c:,v.• ~.:,,Wy ~~ ~..~~d ..~~~~.~ I~1~ F~ r -- :~~~. eaesa,n~.n~an.sao ~oaLea n s-.~o ~ /~1 ii tJL~t1V ll R ~`d3~~ a l.tsn Av~ryU T~~~~'!d ~ ~'a~~~ f-II ~i 1!.' ~ 6~~~~,c;r ~~_~-,,.-__,y l~oe• cagy pee9 ~~a;c~rro~ ~ IAA O C y9 11 Gay Street LLC Richard J. and Geraldine E. Fox Joan Altreuter c/o Georgians M. Pardo 5 Academy Lane 39 Fairview Road ;309 South Mildred Street Narbeth, PA 19072 Nantucket, MA 02554 Charles Town, WV 25414 Carla De Creny Freed 15 Gay Street Nanhicket, MA 02554 Neal & Eric & Mark Solomon 64 Brookville Hollow Road Stockton, NJ 08559 W, C. Mortenson, Jr., Trustee 10635 Fife Avenue Vero Beach, FL 32963 Charles L. and Ann G. Batas PO Box 387 Nantucket, MA 02554 i First Congregational Church Box 866 Nantticlcet, MA 02554 First Congregational Church Box 866 Nantucket, MA 02554 Richard and Susanna Bond 44 Butler Hill Road Somers, NY 10589 T. Conrad and Marguerite Wetterau 174 Highland Street Weston, MA 02493 One Academy Lane LLC 13309 Manor Stone Drive Germantown, MD 20874 Geraldine Dietz Fox Dionis Marijke Roggeveen 39 Fairview Road 6334 3rd Avenue Narbeth, PA 19072 Kenosha, WI 53143 Alice A. and Emeline Owen, Trustees Dirk Gardiner Roggeveen 6038 Stoney Hill Road PO Box 1827 New Hope, PA 18938 Nantucket, MA 02554 Matthew S. Sanford 7426 SW 49`h Place Miami, FL 33143 I Gilbert S. Nickerson c/o Gail N. Johnson ~ i PO Box 3270 ' !Nantucket, MA 02584 I~ Edward I. and Randall C. Wight PO Box 1311 Nantucket, MA 02554 Mary G. and John C. West 35 Lily Street Nantucket, MA 02554 Peter and Jill Melhado c/o Russell F. Warren, Jr. et al 11 Field Point Drive Greenwich, CT 06830 Robert S. and Cheryl J. King 13309 Manorstone Road Germantown, MD 20874 Suzanne V. Scharwenlca 38 S. Boone Road St. Helena Island, SC 29920-3000 [~~~u¢ldn~~~~~3 ~~zsl~s ~ ~a~~~r ~?= ~~~~~~~~~e is i~~0U9~ wvuw.avrr.~rp~crsti~ ~ flt•e~oer.~~ Rrs Rv~Gnar6•~i• ~~/E~191N® ~:.TC,f~® ~P..YM1~ nYe? a't~~:7rre~c?~tivr~r~•c ,.ae..<...~...._d;_._ ., .,..•. •-.. ......~..,.