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HomeMy WebLinkAbout042-11 Nantucket Yacht Club~~~~' ~~~~ ~ ~~~. JuN x s eon TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 APPLICATION Fee: $300.00 File No. ~~. -ii Owner's name(s): Nantucket Yacht Club Mailing address: c/o Reade, Gullicksen, Hanley & Gifford, LLP Phone Number: 508-228-3128 E-Mail: air@readelaw.com Applicant's name(s): Same Mailing Address: 6 Young's Way, Post Office Box 2669, Nantucket, Mass. 02584 Phone Number: E-Mail: Locus Address: 1 South Beach Street Assessor's Map/Parcel: 42.4.2-8,10, 11,12 Plan and Lot Reference: L.C. Plan 4737-B, Lots 3 & 4; L.C. Plan 10989-A, Lot B & Lot A (part) Tide Reference: Certs. of Title Nos. 4694 and 1314 Zoning District Residential Commercial Uses on Lot- Commercial?: None If yes, describe Residential: Number of dwellings on lot Two Number of dwelling units Two (dormitory use) Duplex ? Accessory Apartments? Date of Structures: all pre-date 7/72? Yes If not, when built? Building Permit Numbers: Previous Zoning Board Application Numbers: None 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile r:\wpa\asc\ciac sonar\raa appiieasion rox 7-2ou.ao~ State below or attach a separate addendum of specific special permits or variance relief applying for: See attached addendum. 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: NANTCJC T YACHT CLUB Owner* sy: /~ ~lie~rat/Attorney/~4gea~* I. Reade, Jr., Attorney 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:-/_/_ Hearing notice posted with Town Clerk:-/_/_ Mailed:-/_/_ I&M_/_/_ &_/_/_ Hearing(s) held on:_/_/_ Opened on :_/_/_ Continued to:_/_/_ Withdrawn:-/_/_ Decision Due By:_/_/_ Made:-/_/_ Filed w/Town Clerk:-/_/_ Mailed:-/-/_ 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-1215 telephone 508-228-7298 facsimile Y:\ApN\NYC\Club Hovse\zBA application for 7-2011. docx ADDENDUM TO APPLICATION OF NANTUCKET YACHT CLUB The applicant, a private membership club (a permitted use in the Residential Commercial zoning district), proposes to alter the interior of its clubhouse building, situated on Parcels 42.4.2-11 and 12, by renovating the kitchen, administrative offices, bathrooms and dining areas, adding an elevator for handicapped access, and also to alter the roof line to add additional floor space. The project will also enclose an alcove now surrounded on three sides by the building, containing about 100 square feet; all other work will be done within the existing footprint, and ground cover (which is conforming) will actually be reduced as part of the project. The existing building has an elevation above grade measured at the highest roof ridge of about 35.3 feet above mean grade (with a cupola extending higher); work is proposed to be done above 30 feet from mean grade, but less high than the existing highest ridge. Parking requirements as computed under the zoning by-law, as set forth on the attached table, are for 81 spaces for the existing uses, and with the proposed alterations will be for 87 spaces; 96 parking spaces are provided as shown upon the plan filed with this application. (There are no parking requirements for "club" use contained in the zoning by-law, so analogous provisions relating to "restaurant" use are used in the calculation.) All parking spaces and aisles are conforming with dimensional provisions in the zoning by-law; however, the required screening is not fully provided in all locations. There is no dedicated loading area as required under the zoning by-law, and none is proposed. Accordingly, the applicant requests relief as follows: (a) Under zoning by-law §139-33.A, for the alteration of the pre-existing, nonconforming structure in areas over 30 feet above mean grade but no higher than the existing roof ridge. (The existing cupola will be moved but as an ornamental roof structure is exempt from the 30-foot height limitation.) (b) Under zoning by-law §139-18.E, to establish the number of required parking spaces for the uses upon the site, the club use not having parking requirements expressly set forth in §139-18.C. (c) Under zoning by-law §139-19.G, for relief from screening requirements for parking areas to the extent applicable. (d) Under zoning by-law §139-20.C, to waive the requirement for provision of an on-site loading facility if applicable. 2 Fairgrounds Road Nantucket Massachusetts 02554 508-228-7215 telephone 508-228-7298 facsimile r:\wpx\e~xc\ciuc xouaa\zsr~ =ppiivtion Pox ~-2ou.ao~ TABLE OF PARKING CALCULATIONS FOR APPLICATION OF NANTUCKET YACHT CLUB Present Uses Dining (1 per 8 seats) Main dining room and porch, 108 seats/ Patio and porch, 115 seats* 14.375 Ballroom and lobby, 300 seats 37.500 Snack bar and porch, 64 seats 8.000 Upstairs dining area, 54 seats 6.750 Administrative office, 500 sq. ft. 3.000 Employees at maximum shift, 33 11.000 Total (rounded from 80.625) 81 Proposed Uses Dining (1 per 8 seats) Main dining room and porch, 118 seats/ Patio and porch, 115 seats* 14.750 Ballroom and lobby, 300 seats 37.500 Snack bar and porch, 50 seats 6.250 Upstairs dining area, 54 seats 6.750 Upstairs grill and bar, 45 seats 5.625 Administrative office, 800 sq. ft. 4.000 Employees at maximum shift, 33 11.000 Total (rounded from 85.875) 86 * The main dining area and the patio dining area are not used at the same time; generally the main dining area is used for the evening meal and the patio is used for lunch, the only exception being that lunch is served in the main dining room instead of the patio when inclement weather prevents use of the patio. The porch area is used both at lunch and in the evening. F:\wpN\NYC\Club House\7-2011 parking table.docx i B; U8%2U11 1~1.5~1 F:1.T 508.~858~U ~~j' oG REdDE GL?LLICKSE X001 ~/~ RECENED 80ARD OF ASSESSORS JUN 0 g 2011 Town of Nantucket Zox:in Board of A eals LIST Op PARTIES IN INTEREST RAT THE MATTER OF THE PETITION OF: TOWN OF NANTUCl~T, MA PROPEP~TY Ou'NER. , 6!,V~.~L.~lGG~G~ .......... -~~ . ................. c/o Reade, llicksen, Hanle & Gifford Y , LT.p MAILING .ADDRESS..,6 Young ` s Way ~ Nantucket, MA 02551 PROPERTY LOCATION:...... ..~.. p:~.~ y ~~ ASSESSOR MAPIPARCEL....:~~~.:~~." D~/ '~i~~r- ~.~ - /Q ~ Dj~ ~ ................................ .... . ..... 9,~.~c- SUBMITTE r Reade, Gullic]csen xanle SEE ATTACHED PAGES I certify that the foregoing is a list of all persons wt~o 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 arvners within 300 feet of the property line of owner's property, as they appear on the most recent applicable tax List (M.G,L. c. 40A, Section 11 aI1C1 Zoning Code Cbaptcr 40A, Section 139.29$ (2}. TE ~ ASSESSOR'S OF'FIt, TOt~N OF NAI~'TUCILET ~~~~~ ~ Y H H W W W H F F F H E F H E H E N IH/1 W H F H E H m H H E 'y W '~! '~ H H H m m m m m m m m m m m 5 W m m m m m W m _~ o a a>~> z z z z z~ x z m z z m v c=i mm m m m x x u m x x m ~ O O O O O F y tR F~~ rV FSj E ~C W N~ uFl fIH~ W IA RI a~ W W UHi N uHl W W~~~ W y a W W~ C~L fA 0.' 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Kaplan, Trs Harbor View Realty Trust 12 Harborview Way Kaplan Family Nominee Trust 118 Riverside Dr., Apt. 5A & 5B Nantucket, MA 02554 96 West Mountain Road New York, NY 10024 West Simsbury, CT 06092 Jon R. Yenor & Caroline L. Bracket 84 Meadow Rd Riverside, CT 06878 Nancie B. Taylor 76 Easton St Nantucket, MA 02554 Patricia Wazan & Janice Bayer 1 Mackay Wy Nantucket, MA 02554 Phyllis Visco, Trst etal c/o Blue Print, LLC 1 Monarch PI, Ste. 1452 Springfield, MA 01144 One North Beach St., LLC 1 N Beach St Nantucket, MA 02554 Matthew S. & Mary S. Parker Sea Street Realty Trust 9 Austin Farm Dr. Nantucket, MA 02554 Christopher Sanquinetti & Dwight T. Holmes 3 Eagle Wing Wy Nantucket, MA 02554 Woods Hole Martha's Vineyard & Nantucket Steamship Auth Box 276 Nantucket, MA 02554 Brass Lantern, LLC 11 N Water St Nantucket, MA 02554 Sylvia R. Griggs, Trustee c/o Safe Harbor Guest House 2 Harbor View Way Nantucket, MA 02554 Karen C. & James M 12130 Overcup Houston, TX 77024 Mary Valentin 5 Lower Sage Hill Ln Menanbs, NY 12204 Kathleen W. Francis 1170 Pugh Rd Wayne, PA 19087 Nantucket Island Resorts, LLC One Wells Ave Newton, MA 02459 Bloomfield White Elephant Hotel, LLC c/o New England Development One Wells Ave Newton, MA 02459 NIR Retail, LLC New England Development One Wells Ave Newton, MA 02459 Henry G. Fee, Jr. & Matthew G. Fee, Trst PO Box 2175 Nantucket, MA 02584 NIR Retail LLC New England Development One Mass Ave Newton, MA 02458 Woods Hole Martha's Vineyard & Nantucket Steamship Auth 1 Steamboat Wharf Nantucket, MA 02554 Nantucket Historical Assn PO Box 1016 Nantucket, MA 02554 John E. & Karen E. Goulet, Tsts 32 Sturbridge Rd Wellesley, MA 12204 Nantucket Yacht Club PO Box 667 Nantucket, MA 02554 Town of Nantucket c/o Park & Rec 2 Bathing Beach Rd Nantucket, MA 02554 Town of Nantucket 16 Broad St. Nantucket, MA 02554 Edward Foley Vaughan & Sandra Holland PO Box 659 Nantucket, MA 02554 Sally R. Johnson, Trustee c/o Kelly Johnson 1478 Lipton Circle Suffolk, VA 23434 Sara S. O'Reilly, Tr 7 N Water St Realty Tr PO Box 1436 Nantucket, MA 02554 Etiquettes fariles a paler ® Consultez la feuiile v~rww.avery.com Utiiisez le gabari AVEFtY® 516D~ Sens de chargement d'instruction 1-800-GO-AVERY 11~13A'~-OJ-Ofl~-L uol~~na~sul,p ~.uauaa5aey~ ap sua~ ®Q9iy5 ~1~~3/~'~ ~laege5 al aasill~n uao~~aane•nnnnnn alpna~ el aaalnsuo~ ® salad ~ sal~ae~ sa~.anbs3~ H. Flint & Charron P. Ranney Sara S. O'Reilly, Tr Whitney A. Gifford, PO Box 597 9 N Water St Realty Tr Reade, Gullicksen, Hanley & Gifford, LLP Nantucket, MA 02554 PO Box 1436 PO Box 2669 Nantucket, MA 02554 Nantucket, MA 02554 T l~aan~ea~ lead ~Sse3 ao} waded paaj~ ®091.5 31'~'idW31®~.iand as0 a o09L5®~~~a ~ u ~.aall$ u.ol;maa,sul aa5 ® a ~/J.. sla;'le"I lead ~(se~ ~5;31i2U11 14:56 FAb 508:Z85K3L1 x~Air~ r.~'~LLSt,A7n ~'~~~ •`~/~ r ~o ~- ~~, Town of Nantucket ZOnin.Q Hoard of Appeal LIST OF ]t~RTIES IN INTEREST IN THE MATTER Or `I'f~Il; PETITION OF: PROPERTY OW°NER.... ..%'~ .~ ~G!! w~~~..~ , . , . ~....~ .......... ..... c/ti Reade Sul i~~n Hanle ~ & Gifford, LLP r r ~ MAILING ADDRESS..„Y°.ung's way, t3antucket, MA 0255 PROPERTY LOCATIQN.......... r ~GK~ ~rLC~ ~~` ,...... ASSESSOR MAP:PARCEL. , , ........: T"~F.'~ ~?..... D(.~--:........ , , ~ ......... . SUBMYTTED BY..Reade, Gu1li~ksen, Hanley & Gifford SEE A TTACHEI7 PAGES Y certify that the foregoing is a Iist of all persons who are owners of abutting property, v~t~riers of land directly oppositE on any public or private street or way, and abutters of the abutters aid all other land owners within 300 fect of the property line of owner,', property, as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section? 11 and honing Code Chapter 4Q~-, Section 139-29B ~~)~ .--~ ~ ~ - ~ ~~~ ~ ~_: ~ TE ~ SSESSOR'S QIiFICE' TOWN OF N~a1VTZJCICET O .H b U a° .i m ro a a .~ N H N N U N 4 n Hm 9 b R U C .H .i p~ z~ H H r-1 r[H7' ~ ~4 H H n '90 R A x a t N p) O U z~ NI l; 0 a P p, ~~ ~ ro gg a tF9 uEi W r F E F~~ m m y F H H H H m F F zz E M '~ N N rj F F F N N N N N H F H N N r] N F F S z 9 pyO~ IC IC H H F F F pG fti QN p; N N E p F p F q F F q F q F d N ~7 QR~ pF(( iC a' O D U 'pmyµ~7' m~µW+' vR~' µ' N F F F H E3 F F U U U U U qFO~ o Iyj `C N !~ ~ W O a rC iC R O O N N !~ N !~ F~ rt ~C N N rt N N W W~~ W '~ O N it 'C ~t „ ~S K~ O F F~ F S R, ~ N N ~ ~ q W N F F 67 ~ W ~ W ~ N N ~ ~ ~ 7. 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N N v s N N ro a r 0 io c m ti 0 N Agana-o~-oos-~ uol~~na~sul,p u~or~Saane•nr~nnnn apsna} of za~3nsuo~ Thomas N. Katsapetes, Tr Thomas N. Trust PO Box 998 Middleton, MA 01949-2998 NIR Retail LLC New England Development One Wells Ave Newton, MA 02459 Woods Hole Martha's Vineyard & Nantucket Steamship Authority Box 276 Nantucket, MA 02554 Joseph V. Arno, Trst etal c/o Ken Gullicksen PO Box 2669 Nantucket, MA 02584-2669 Dusty Ramos & Debbi Culbertson PO Box 1222 Nantucket, MA 02554 Ann R. Teasdale PO Box 157 Nantucket, MA 02554 Matthew S. & Mary S. Parker, Trst Sea Street Realty Trust 9 Austin Farm Dr. Nantucket, MA 02554 Christopher Sanguinetti & Dwight T. Holmes 3 Eagle Wing Wy Nantucket, MA 02554 Edward Notis McConarty, Tr c/o William Cameron 4 Broad St Nantucket, MA 02554 ~.uauaafaey~ ap suas ®09G5 ®Ab9Akl ~:aege6 al zaslll3n ~ aa)ad a sa~iae} sa~anbl~.~ Nantucket Dreamland Foundation Nantucket Island Resort ,LLC 1270 Soldiers Field Rd One Wells Ave Boston, MA 02135 Newton, MA 02459 Nantucket Yacht Club PO Box 667 Nantucket, MA 02554 Town of Nantucket c/o Park & Rec 2 Bathing Beach Rd Nantucket, MA 02554 Woods Hole Martha's Vineyard & Nantucket Steamship Authority 1 Steamboat Wharf Nantucket, MA 02554 J. Richard & Carolyn Judson French Trustees PO Box 118 Etna, NH 03750-0118 Kevin F. Dale, Trustee c/o Robert Young 77 Polpis Rd Nantucket, MA 02554 Town of Nantucket 16 Broad St Nantucket, MA 02554 Brass Lantern, LLC 11 N Water St Nantucket, MA 02554 Edward Foley Vaughan & Sandra Holland PO Box 659 Nantucket, MA 02554 Walter D. Glidden, Jr., etal 2 Greglen Ave Ste 174 Nantucket, MA 02554 Woods Hole Martha's Vineyard & Nantucket Steamship Authority PO Box 284 Nantucket, MA 02554 Joseph V. Arno c/o Ken Gullicksen PO Box 2669 Nantucket, MA 02584-2669 Brewster Equities, LLC c/o Robert L. Champion, Jr. 202 Beacon Street Boston, MA 02116 Matthew S. Parker, Trustee etal Sea Street Realty Trust 9 Austin Farm Rd Nantucket, MA 02554 Henry G. Fee, Jr. & Matthew G. Fee, Trst PO Box 2175 Nantucket, MA 02584 Nantucket Historical Assn. PO Box 1016 Nantucket, MA 02554 Robert A. Young, Trst Ray Nominee Trust PO Box 1229 Nantucket, MA 02554 Easy Street Limited Ptrship Harvey S. Young Walter D. Glidden, Jr., etal PO Box 2175 21 High Brush Path 2 Greglen Ave Ste 174 Nantucket, MA 02584 Nantucket, MA 02554 Nantucket, MA 02554 p 1!aan~ead iaad'~~e3 .~c5~~ 5~~, ~Y,(ai~~paaj'1r ®09L5 31jd'IdW31®Fuanb ash p09L5®.~~~'~~ ~ ~ ~aaWS u:oi~~na;su~ gas ~/ ~Z d- ® ; ~ siat~e'! laa~ ~se~ 6 Atl3At/-0~-008-L uo!;~na;su!,p uao~•~(aane•N-nnnn apma} e) za}lnsuo~ Walter Glidden, Jr., etal 2 Greglen Ave., Ste 174 Nantucket, MA 02554 Sara S. O'Reilly, Tr 7 N Water St Realty Tr PO Box 1436 Nantucket, MA 02554 J. Arno, Inc. 33A N Main St Cranbury, NJ 08512 ;uauaaBaey~ ap suas ®09L5 ®Ak!3~1'~ ~!aege6 al zasll!~fl .~ salad a saline} sa~.anb!}3 Louise W. Collins Philip A. & Ruth E. Osley c/o Allen V. Collins 12 Broad St c/o Bank of America Nantucket, MA 02554 PO Box 55851 Boston, MA 02205 H. Flint & Charron P. Ranney PO Box 597 Nantucket, MA 02554 Obed Joy, LLC c/o Day Pitney, LLP 1 International Place Boston, MA 02110 Sara S. O'Reilly 9 N. Water St Realty Tr PO Box 1436 Nantucket, MA 02554 Whitney A. Gifford Reade, Gullicksen, Hanley & Gifford, LLP PO Box 2669 Nantucket, MA 02584 ~l lf'aan~eaj lead >~e3 ao} ~ aarJed paad'~ p091.5 31'`d'!dIN31 ~/Gany as0 w ®09i.S®.,~-~3~~~ I~`~l p ~aayg u.o!~~na~ss~l sag o~ ~a ~ ~r w~ SlaGpl land ~Sse3 Town of Nantucket Web GIS -Printable Map Town of Nantucket Web GIS Page 1 of 1 2. 2 57. `1 +,5~ • Syr 5 1 I 11 5 +t•2.4.2 9 2 ~~ ~ „~ ~ 42.4.2 7 s~ s } 1 `~ 1.9~~Y~ .12.4.28 ~s y 1 1 ~ ~' - r I I 3 s t-- ~ v~ ' - ~l ~ d 8 ~~ A2.4.2 10 .~ ~.s~ `~:-° r--'"~ ~'~ ~ rte. ~-- ~` ~ s sy `~ 5~~ ~~~ ~~ ~ti.`=~'-"`~~~ ~ X14 as s 1 ~ ~'`~'. 42.4.2 S+Y2 y ~ ~ -"-"~ A~~. 4 ~ 1 ~ ~ f~/~ 5~ 1 y 42.-t.25g ~+~S,t~~s ~ ~yyt C~ ~t .,,, ~ ~ fit` ~''~~ ~ ~ ~ f~ ~ 1 s ?~i ~' / X2.4.212 ~~_ ~ ~ '~ , 42.4:2 ~9!r;~,4~ ! <'~2 .,r ~~ ~ rl `Jr ~J-••` ~'~~ f'f ~ ti t~x~ _ ~! ~ Y~ f~"yr T t iI ~ f~ J"- 27 -" T_ ~, It ~t ~ r1 it I'~ ~ .r- r"~~,...~"`."..- y .2 1 1 ~ V -~_ ,,~ p ~' ~ 1312.4;; ~1, y-'1 ~ '., `-- _~~" ~- L 3 t ` ~^ i i ` ~l ~f~ . f _ -' `ti~~ 10 ' 1 t 8 4 .4.Z 1 ~ ~ / 1,~ ~~+.,~ ss ,,,,: - 1 i 5 +~Y v s 4.2 8 L ~~ 1-Fx ~ 2. .2 ~ 8~+ tt -~ ~ 42.4.2.73 '; 'S ;~.--'~ 15`4~.k2'~57 ~' ~~ ~1, L- - `~ ~~ ~. ~k ^ 3 ~1 ~~ 424 ~~~-~~"~~, ~~~~?.A.2_,J-~5 ~,~.-+r~"~~.2 27 ~ ~v-~ a~a~°2a ~, Lam'"" = ~ `'g ,' s q~ . ~ ~ ~, f,--~Y~~~',~(~-'r ~ ss 0 B B ft ~~~ ~ ,~ 4. ~2 s ~~/~,/~ 7 ~ i No property information available. ,;~. ),. ~` `t. NOT A LEGAL DOCUMENT /'~` r ', For general reference only: Important r-..,5-..~ r ~ %~~ `• caveats which must be considered when '~5,. G~ ~y .~ ~ using this data are available from the 'fit' -~ •'I Nantucket GIS Coordinator. '••.,, Disclaimer The information displayed on this or °-' --- "~ any other map produced by The Town of Nantucket is for reference purposes only. The Town of Nantucket does not guarantee the ' accuracy of the data. Users are responsible for Town of Nantucket, Massachusetts + determining the suitability far individual needs. All information is from the Town of Nantucket Map Composed -. Geographic Information System (GIS) database. 6~14~2~1.1 _. CopyngM 2005 Town of Nantucket, MA. All nghts reserved. 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O N (/'1: _o ~, d iri V o J W J , m w . ~' J. m W ~ • N ' w • w, .: N• a`~ a \ ~ v ° x O ~ O `~' - - mot- e} ~ I ~ w~ O V ~ ~ ,~ ~ V ~p ~ o ~ ~ ~ ~ ~ ~ ~ yH ~ ~ °~ V ~ ~ ~ ; 0 1!y `. m N O y.,s r~SE~? s ~0~~~ c o O~ boo ¢ rn 6 wUO~ v~i 4 C ~ Q Z Q Q .a5 N Y J I"~ I`\l`V`ll p Y ~ ~ Q U ~ Y N ~ ~l ~ ~ ~ CL m ~~ 1 ~ .- J ~ n ~ Li..l L,i.l = W ~- v W O w z a w F- Q U O J W 0 ~'' O -aa O> ExSr. ^~ w/r sraucruaE y'~'gY I I (~ TOWN OFNNANTUCKET OVERFLOW PARKING '` CHILDREN'S BEACH 10 SPACES I I ~ ASPHALT - PARKING - No. 2 - S SPA(~ES ® NANTUCKET HARBOR PARKING TABLE: PARKING LOT 1: 40 SPACES PARKING LOT 2: 26 SPACES OVERFLOW LOTS: _30 SPACES TOTAL SPACES PROVIDED: 96 `'"'N!: Idol k W •"+ z tt U STMlC~ T(/qE ~_ -x~~ % x ~~ N % % I Ea75i. s~Eo ~ ~~ w45TE0 COTiACE I x t,~SI S.F.3 ~~ TENNIS COURT I I NO. 7-8 % rE~wc I ~ I I _ _ x E%151 CHAiN LINK %ENCE % - 0. ~~- - ~ % ~ %-----~~ GRAVEi b ~ x PARKING OVERFLOW PARKING 20 SPACES ORIGINAL SIGNED AND STAGPED COPIES OF THIS PLAN GAY BE PHOTOCOPIED BY THE BOARD OF APPEALS OR THE NANTUCKET COUNtt REGISTRY OF DEEDS FOR RECORDING PURPOSES. IN CASES OF DISCREPANCIES REGARDING INFORGATION CONTAINED HEREON AND UNAUTHORIZED PHOTOCOPIES OF THIS PLAN, ONLY ORIGINALLY STAGPED AND ENDORSED COPIES SHALL BE ACKNOWLEDGED BY THE CERTIFYING LAND SURVEYOR. THIS PLOT PLAN WAS PREPARED TO ACCOGPANY AN APPLICATION Tn iu[ ueuTl Ir`Y~T F111ARf1 (1C ADDFAI C ANf1 IC N(IT TO RF b rweEa w~E (rw.) e a v • • • EXrST. R W TNG DOCK l I . s+ se t ~-' ~ ~ \ \ \ t0 REYNN -0 o- aa0PO5E0 STEPS `~ LP TANK ENCLOSURE` j _11 / 4 4 ~ SPACI ATTENO~NT ~^ KpSK \ Ep51. w~ SiRUCTIIgE ~] ~ ~ >< W \ ~ n Cl Q / I I ~. 0 13+.e~ SOUTH B~'ACH STR~'~'T -~ Parking Layout Plot Plan to Accompany Board of Appeals Application e1n o e ~ r6T. PlNCS (TYP.)~ E7nSi. 9ULKIITAO r Exb/. ^W.E SiE03'10 E 130.J0'I SAIL SHED E„~,. ,,,~ ,~ - 265 SFt k x x - x x x~ _ TENNIS COURT ~v No. S-6 ~ '~ ~ I- I SAIL LOCKERS S/ul LOCKERS a ~ ~~ i H b ~ b L b H a .r /a~ o ~~ ~~ a erg ® ----- e ~~ ~~ ~ ~~ 'I o o~ o L~_____ _________ i 0 o i ~ 6 ® ~ ~~ o~ ~~ >~ ~~ r~ ~y br 'o 0 b r y C3 K~ "' n ~o a .~ r O O r Z H a x n~ ~~ so ~z ba .~ r 0 0 x b r ~o ~~ ~g r~ ~~ ~a z I / b I W I I I 1 I I I I I i > ~ t I I F ~ x ~ I I ~m a -~ z ---- I I I I Oaf I I I ~~ a ~ ~[ Y /~ a 0 z 0®~~ ~ ~ ~~ ~ y 4 ~ 9 ~ ~n ~ ~~ ~ ~a ;~ r --1 CT7 § ~' m a -~ 0 z om~~ g~ ~ °"~ 9 ' r {~' i 1 ~ ~; d ~z ~~ ~y ~m r m a y 0 z TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 0554 ~. N _~ Date: August 12, 2011 •~l M Y~ To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 042-11 Owner/Applicant NANTUCKET YACHT CLUB 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. few S. ?.~ Gr~i Edward S. Toole, Chairman cc: Town Clerk Planning Board Building Commissioner/Zoning Enforcement Officer PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32 (VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS OFFICE AT 508-228-7215. NANTUCKET ZONING BOARD OF APPEALS 2 Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.4.2, 1 South Beach Street Parcels 8, 10, 11, 12 L.C. Plan 4737-B, Lots 3 & 4; L.C. Plan 10989-A, Lots B & A (part) Certificates of Title Nos. 4694 & 1314 Residential Commercial DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, July 14, 2011, at 1:00 P.M., at 4 Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of NANTUCKET YACHT CLUB, C/O READE, GULLICKSEN, HANLEY & GIFFORD, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 042-11: 2. The applicant, a membership club, is seeking Special Permit relief pursuant to Nantucket Zoning By-law, §138-33.A(4) (alteration of pre-existing nonconforming structure), §139-18.E (parking determination), §139-19.G (screening) and §139-20.C (loading zone waiver), in order to alter the interior of the clubhouse building and by altering the roof line to obtain additional floor space. The applicant also proposes to enclose an alcove now surrounded on three sides by the building, containing about 100 square feet. All other work will be done within the existing footprint and the existing ground cover will be reduced. The structure iS nonconforming as to height, with elevation above mean grade, measured at the highest roof ridge, of about 35.3 feet, with a cupola extending higher. Work is proposed to be done above 30 feet from mean grade, but not as high as the existing highest ridge. The applicant provides 96 parking spaces upon the locus; there are no specific provisions for calculating parking requirements for clubs. No changes are proposed to the existing parking areas. The required screening is not provided in all locations. There is no dedicated loading area specifically required under the By-law, and none is proposed. The locus is situated at 1 South Beach Street, is shown on Nantucket Assessor's Map 42.4.2 as Parcels 8, 10, 11 and 12, is comprised of Lots 3 and 4 on Land Court Plan 4737-B and Lots A (part) and B on Land Court Plan 10989-A, and is held under Certificates of Title Nos. 4694 and 1314 at the Nantucket Registry District of the Land Court. The locus is situated in a Residential Commercial zoning district. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board recommendation, on the basis that no patters of planning concern were presented. Except for the applicant's presentation, there was no support nor opposition received at the public hearing. 4. The applicant proposes to alter the interior of its clubhouse building by renovating and reconfiguring the kitchen, administrative offices, bathrooms and dining areas, adding an elevator for handicapped access, and also altering the roof line to add second-floor space. An 1 alcove containing about 100 square feet will be enclosed; all other work will be done within the existing footprint, and ground cover (which is conforming) will actually be reduced as a result of conversion of an enclosed dining area into an open porch. The work on the second story will involve some alterations to the portion of the building which is more than 30 feet above mean grade, but not above the existing highest point of the structure's roof. The proposed changes have been approved by the Nantucket Historic District Commission ("HDC") under Certificate of Appropriateness No. 56019. The use of the locus for a club is a permitted use under the By- law. However, the proposed work raises the following zoning issues: (a) Alteration of Pre-existingL Nonconforming Structure. The applicant requests a Special Permit under § 149-33.A for the alteration of the pre-existing structure, nonconforming as to height, including work to be done more than 30 feet above grade. (b) Parkin No parking requirements for a club are expressly set forth in §139-18.C. Therefore, the applicant requests that the Board of Appeals establish the number of parking spaces required under §139-18.E. (c) Screening. The existing parking area, which the applicant does not propose to change, does not comply with all screening requirements under §139-19, and the applicant requests Special Permit relief under § 139-19.G. (d) Loading. The facility does not have a dedicated loading area, and the applicant therefore requests relief from the requirements of § 139-29 under § 139-20.C; 5. With regard to the alteration of the structure, the Board of Appeals finds that the changes as described will not be substantially more detrimental to the neighborhood than the present pre-existing, nonconforming conditions. 6. As to parking, the applicant presented a calculation as to the number of parking spaces that would be required if the clubhouse were classified as a "restaurant", the most intensive use as to which. the clubhouse could be analogized. 96 parking spaces are now provided, and by the applicant's calculation 87 would be required if the structure were considered as a restaurant, disregarding double-counting of areas never used at the same time. As noted, the applicant proposes no changes to the parking area, and the Board of Appeals therefore establishes the minimum number of required parking spaces at 87 under §139-18.E. 7. In the light of the fact that no changes are proposed in the parking area, and considering the downtown location of the locus and the fact that additional screening would reduce the number of parking spaces and would not be practical, the Board of Appeals finds that relief from the screening requirements of §139-19 is appropriate and in harmony with the purpose and intent of the By-law. 8. The applicant represents that loading of supplies is managed within the existing parking area; creation of a dedicated loading area would result in reduction of the number of parking spaces and thus would be a net detriment. Therefore, the Board of Appeals finds that 2 relief from the loading area requirements of § 139-20 is appropriate and in harmony with the purpose and intent of the By-law. 9. Accordingly, the Board of Appeals, by UNANIMOUS vote, grants the requested Special Permits under §§139-33.A, 19.G and 20.C, as described above, and establishes the minimum number of required parking spaces at 87 under § 139-18.E. SIGNATURE PAGE TO FOLLOW 3 Dated: ~~.~ << , 2011 _ ______,_`___ __ _ - Dale W. COMMONWEALTH OF MASSACHUSETTS County of Nantucket, ss On this ~ d of v 2011, before me, the ur1dersigned notary public, personally appeared ~n~ •~- (a) ~ personally known to me, or (b) proved to me through satisfactory evidence of identification, which was (type of identification) to be the person whose name is signed on the preceding or attached document, and acknowledged to me that/she signed it voluntarily for its stated purpose. ila~rut4eet~ Fryrnsr ra J^a a-f ~. .~ Official Signa and Seal of Notary Public ~~~„ B. 0('Wf/h~' ~= `Q p , '~~A My commission expires: ~ /~1~1 ~ ~ ~ 1 a= y c~` ,. : ,;,.r,,, Kerim Koseatac cam-. Ma Poor