HomeMy WebLinkAbout041-11 56 Center St AppealMiddle C, LLC
50 Main Street
Post Office Box 359
Nantucket, MA 02554
IN HAND
June 7, 2012
Ms. Catherine F. Stover, Town Clerk
Town and County Building
16 Broad Street
Nantucket, MA 02554
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Re: Notice of Appeal of a Decision of the Zoning Enforcement Officer and
Application to the Zoning Board of Appeals
Appellant/Owner: Middle C, LLC
Property: 56 Center Street, Nantucket
Map 4243, parcel 080
Dear Ms. Stover:
Pursuant to the Nantucket Zoning By -law, Section 139 -29, this letter shall constitute a
Notice of Appeal of the Decision of the Zoning Enforcement Officer dated June 4, 2012,
a copy of which is attached hereto. Also enclosed for filing is an Application for
Modification of Special Permit No. 41 -11. The grounds for the Appeal and the
Application are set forth in the attached Addendum.
Please certify the date and time of filing of this Appeal Application on the enclosed copy
of this letter and on the attached Zoning Board of Appeals Application.
We are requesting that the Appeal and the Application be heard at the Board's July 12`h
meeting.
cerely /,_
Melissa D. Philbrick
Vice President, Middle C, LLC
cc: John Brescher, Administrator, Nantucket Zoning Board of Appeals
Marcus Silverstein, Zoning Enforcement Officer
John Daley and Erik Groezinger, Scout Construction
Joe Paul, BPC Architects
OFFICE OF ZONING ENFORCEMENT
TOWN BUILDING ANNEX
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
Telephone 508 - 325 -7578
Fax 508 - 325 -7579
Notice of Zoning Code And Order to Cease, Desist,
Violation and Abate
Mr. /Mrs. /Ms. Melissa Philbrick, representing Middle C, LLC, and all persons having
notice of this order:
As owner /occupant of the premises /structures located at 56 Center St. (Map# 42.4.3,
Parcel# 80), you are hereby notified that on May 31, 2012, you were in violation of
Zoning Board of Appeals special permit #041 -11, Exhibit B, §16, and are ORDERED
this date, 06/04/2012, to:
IMMEDIATELY CEASE AND DESIST all functions connected with this
violation on, or at, the above mentioned premises.
Summary of Exhibit B, § 16: "No exterior construction... shall occur between
Violation May 15th and October 1St of any given year." As discussed, work
within the walls of an open structure is considered exterior
construction.
2. COMMENCE, within five (5) days, action to abate this violation permanently.
Summary of Action As discussed on May 31 St, all work must stop until October 1 st or
to Abate until you have successfully modified the above noted condition.
Zoning violations may result in fines of up to $300 per day, as allowed in §139 -25 of
the Zoning Code.
If you are aggrieved by this notice and order, you may show cause as to why you should
not be required to comply by filing an appeal with the Nantucket Zoning Board of
Appeals, as specified in § 139 -31 of the Zoning Code, within thirty (30) days of this order.
Zoning Enforcement Officer
Town of Nantucket
Hand delivered, June 4,
Sk: 01288 Pg: 117
1.4. In support of the rehearing request the Applicant presented a comparison of the prior
plans to the revised plans to outline the specific and material changes as follows:
• Site plan shows a significant reduction in ground cover from the prior plan to the
revised plan by removal of the 70 person recital hall addition.
• Elevation plans show a substantial reduction in the expansion of the exterior of
the structure (bulk) from the prior plans: the front fagade now does not change at
all; the increase in height and width of the rear ell and the extension of the second
story roof line, all visible from the garden and Academy Lane sides of the
building have been eliminated, and there is a small increase in ground cover for
internalizing a fire stair, basement storage and a one -story shed roof addition.
• Floor Plans show that the elimination of the recital hall, and the changes in
ground cover and in the second and third floor roof lines in the revised plans
reduces the available interior space thereby reducing the gross floor area, reducing
certified occupancy from 242 to 142, and reducing the actual proposed occupancy
to 105, with even lower typical occupancies.
1.5. Accordingly, the Board of Appeals, by a vote four (4) (Dale Waine, Michael J.
O'Mara, Lisa Botticelli, and Susan McCarthy) in favor and one (1) opposed (Kerim
Koseatac), the Board finds that the Applicant has made specific and material changes in
the proposed project and WAIVES the rehearing limit pursuant to Nantucket Zoning
bylaw § 139 -30 K and allows the Application (049 -11) to go forward.
APPLICATION:
2.1. Applicant, Middle C, LLC, has filed a Special Permit Application and appeal from a
Decision of the Zoning Enforcement Officer, Marcus Silverstein dated June 10, 2011.
Applicant proposes to lease the premises to two (2) nonprofit educational corporations as
an educational facility and requests that the Board make a determination 'pursuant o
M.G.L. Chapter 40A, § 3 as to what parking or loading requirements are applicable the
proposed educational facility and to find that the alteration of the height to be less
nonconforming is permitted pursuant to M.G.L. Chapter 40A, § 3. In the alternative,
Applicant requests:
• 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);
• 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.
• Special Permit relief pursuant to Nantucket Zoning ByLaw Section 139 -33.A. (4)
(alteration of preexisting nonconforming structure) to alter the structure by
reducing the height of a portion of the roofline which is preexisting and
nonconforming as to height.
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.
Bk: 01286 Pg: 118
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, Nantucket Zoning By Law,
Section 1398(2) provides that parking can be waived 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; (b) that compliance with the parking requirement of
this §139-19 would be physically impossible for the applicant to provide, if physically
practical, have a significant and adverse effect on the scenic or historic integrity of the
neighborhood, and (c) that the granting of relief would not be contrary to sound traffic
and safety considerations
2.7. 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 downtown
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. Nantucket Zoning By -Law Section 139 -20C provides that off - street
loading facilities can be waived upon making the following findings: (a) that the granting
of such relief is in harmony with the general purpose and intent of the chapter; (b) 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
(c) that the granting of relief would not be contrary to sound traffic, parking or safety
considerations.
2.8. 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.
Considerable testimony was given by neighbors about congestion on Centre Street, a
shortage of parking spaces on the public streets, and the narrowness of Academy Lane.
The Applicant had reviewed various alternatives for additional parking and traffic
circulation patterns on the property with the Nantucket Traffic Safety Work Group and
the Nantucket Historical Commission, and had an- expert evaluate whether such
alternatives were workable. Only the perpendicular parking spaces off Academy Lane
were found to be a feasible configuration, and the two space layout was recommended
since it eliminated the need for a three -point turn when exiting the property. The Board
finds that no additional functional parking or loading area could be provided on -site. The
Applicant's traffic consultant also reviewed prior parking and circulation studies, and
conducted parking availability surveys and an intersection performance evaluation during
the peak summer conditions. The intersection was found to have the highest level of
service with minimal queuing and ample capacity. It. is generally known that parking
throughout the downtown is scarce during peak periods in the summer. However, at no
time was there found to be no parking space availability on the nearby public streets.
Neighbors cited numerous issues of illegal parking and loading activity in the
summertime, for which enforcement efforts were needed. Even though no delivery
trucks would be required for the proposed educational use, a letter from one of the major
. i
Bk: 01295 Pg: 121
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 (iii) that the 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.
2.10. Accordingly, the Board of Appeals, by a vote of four (4) (Dale Waine, Michael J.
O'Mara, Lisa Bottieelli, and Susan McCarthy) in favor and one (1) (Kerim Koseatac)
opposed, GRANTS, the relief requested pursuant to the provisions of M.O.L. c 40A, § 3,
the so-called "Dover Amendment" and by SPECIAL PERMIT, all as set forth in
Paragraph 9 to allow the reconstructionlalteration of the building for an educational
facility, substantially as shown on the site plan prepared by Bracken Engineering, dated
03/01/11, revised 07/12/11, a reduced copy of which is attached hereto as Exhibit A,
sublect tot the conditions attached hereto as Exhibit B.
APPEAL OF THE DECISION OF THE. ZONING ENFORCEMENT OFFICER
3.1. The Board, based on the above vote approving the Application, finds that
Decision of the Zoning Enforcement Officer has been superseded by the relief granted in
Section 2.9 hereof. The Applicant therefore proposed to withdraw the appeal of the
Decision of the Zoning Enforcement Officer, Marcus Silverstein, dated June 10, 2011.
3.2. Accordingly, the Board of Appeals, by a vote of four (4) (Dale Waine, Michael J.
O'Mara, Lisa Botticelli, and Susan McCarthy) in favor and one (1) (Kerim Koseatac)
opposed, ALLOWED the withdrawal of the appeal of the Decision of the Zoning
Enforcement Officer with prejudice as such decision has been superseded by the decision
in Section 2 above.
SIGNATURE PAGE TO FOLLOW
8k: 01295 Pg: 125
b. Use of the seasonal shuttle bus by those attending the programming shall
be actively encouraged, and
c. A car pool/rideshare program will established to include the music school
and the community school program participants, and will be extended to
included activities at the Congregational Church to the extent practical.
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 on a regular basis regarding the wedding and
performance schedule on the Church's property, and best efforts shall be
used not to schedule performances or large group classes or rehearsals at
56 Centre during those times.
e. All employees and program participants will be directed not to park or
stop for the purposes of pick -up or drop -off along Center Street so as to
block traffic, and not to use Academy Lane for through traffic.
f. Program participants who need to be picked up will be asked to wait for
their rides inside the building.
g. Newsletters will periodically be sent to participants to inform and remind
them of these protocols.
14. Two (2) on -site parking spaces shall be provided on the property on Academy
Lane as shown on the site plan prepared by Bracken Engineering and attached as
Exhibit 13 -1, one of which will be designated for 15 minute maximum parking to
facilitate pick -up and drop -offs from facility.
15. A bike rack shall be provided on the property.
16. No exterior construction in connection with the project shall occur between May
15th and October 1st of any given year.
17. The space will not be subleased for private events and parties at any time of the
year, and the leases to the Nantucket Community School and Nantucket Community
Music Center will reflect that restriction.
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18. The Nantucket Community School's programs will not be held in the building
xy
during July and August unless there is no suitable alternative space for those
programs available in the public school buildings.
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19. The Nantucket Community School's surnmer camp program will not utilize the
property.
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Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
JUN 0,5 2012
TOWN OF
NANTUCKET, MA
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
PROPERTY OWNER...... . I, '(,l i... � ..p .....1k-4 -- -'......... L .. i �+ (�j ►� i C (.ice
MAILING ADDRESS.... T 0.'..r'111 ...:'L�..� ..............0 M. ),Y, ke I 'P Ac G'LSS �J
PROPERTY LOCATION ........v!. ��..... � 1�'TYl:t� ....... ' "1...• ...............
` 'y it
ASSESSOR MAP/PARCEL� ►1-b f .II......:. 1 f.1� . e�.:..t�.�. P r — ....�.� .......
SUBMITTED BY.......... 6(.LLK.�......I`�!'� �.!�. .....................
SEE ATTACHED PAGES
I certify that the foregoing is a list of all 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, as they appear on the most recent applicable tax
list (M.G.L. c. 40A, Section 11 and Zoning Code Chapter 40A, Section 139 -29B
(2).
D E
ASSESSOR'S OF ICE
TOWN OF NANTUCKET
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FORTY -EIGHT CENTRE STREET INC CLARK LAURANCE R ALLEN NATHAN R JR & MATHILDE T
48 CENTER ST 79 PLEASANT ST 418 WEST LYON FARM DR
NANTUCKET, MA 02554 MARBLEHEAD, MA 01945 GREENWICH, CT 06831
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THIRTY THREE CENTER ST LLC
158 EAST 64TH ST
NEW YORK, NY 10065
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GINLEY VANESSA NOEL
158 EAST 64TH ST
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KERN BANITA C & WITTEBORG RAJ
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A P T HOLDINGS LLC
C/O PATRICIA LASSITER
330 BEACON ST #C115
BOSTON, MA 02116
4231
WALLHAUSSER FREDERICK R
PO BOX 616
STOCKBRIDGE, MA 01262
4231
SPATOLA KENNETH B
2 KINGS HIGHWAY UNIT 3
HAMPTON, NH 03842
4231
COFFIN BERNARD L & CAROL L
PO BOX 1881
NANTUCKET, MA 02554
4234
SHERBURNE INVESTMENTS LLC
24 VESTAL STREET
NANTUCKET, MA 02554
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ALLEN NATHAN R JR & MATHILDE T
418 WEST LYON FARM DRIVE
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KALES PAUL A & JUDITH F
P O BOX 179
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RELIHAN ROBERT J & CYNTHIA B
932 BALDWIN RD
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ORR MICHAEL F TRUSTEE
2003 SALLY ORR QPRT
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HELLMAN NINA
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PORTER CLARISSA ETAL LIFE EST
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6 STRAWBERRY HILL ST
DOVER, MA 02030
4234
CHAPIN LOISE B
2700 GEYSERS RD
GEYSERVILLE, CA 95441
4242
NANTUCKET ISLANDS LAND BANK
22 BROAD ST
NANTUCKET, MA 02554
4242
TWENTY FOUR BROAD STREET INC
PO BOX 1829
NANTUCKET, MA 02554
4242
GLIDDEN RICHARD J & KATHRYN L
PO BOX 816
NANTUCKET, MA 02554
4231 4234 4242
COFFIN BERNARD L & CAROL L FORTIN ANDREW A & GAIL A NANTUCKET ISLAND RESORTS LLC
PO BOX 1881 P O BOX 311 NEW ENGLAND DEV
NANTUCKET, MA 02554 YORK HARBOR, ME 03911 ONE WELLS AVE
NEWTON, MA 02459
4242 4242 4242
NANTUCKET ISLAND RESORTS LLC HUDSON WENDY M TRUSTEE BOARDMAN WILLIAM J II & SUSAN
NEW ENGLAND DEV JJM NOMINEE TRUST PO BOX 1027
ONE WELLS AVE 25 BROAD STREET NANTUCKET, MA 02554
NEWTON, MA 02459 NANTUCKET, MA 02554
4242 4242 4242
RESTORATIONACK LLC NANTUCKET ISLAND RESORTS LLC GRAEBER DIANN W & CHARLES W
C/O ZINZI LYDIA C/O NEW ENGLAND DEV 25 BRADFORD WALK
763 SANTA FE TRAIL ONE WELLS AVE FARMINGTON, CT 06032
FRANKLIN LAKES, NJ 07417 NEWTON, MA 02459
4242 4242 4243
PERRY DENNIS W & MARTHA G NANTUCKET LAND COUNCIL INC ROE K KEITH & ELIZABETH E
27 DUNNING RD PO BOX 502 5 WYCKAM HILL LN
NEW CANAAN, CT 06840 NANTUCKET, MA 02554 GREENWICH, CT 06831
4242 4242 4243
KNOX JOHNSTON BEATRICE S LINGEMAN BYRON & SUZANNE TRSTS GERAGHTY THOMAS J JR & JOHN
HUNTINGTON REALTY TRUST THE TEN ASH STREET NOMINEE TR 45 SIERRA ROAD
PO BOX 1828 9 EDMONDS ROAD READVILLE, MA 02136 -2501
NANTUCKET, MA 02554 WELLESLEY, MA 02481
4242 4242 4243
HICKEY KEVIN F YANKOW ROBIN A H & KEITH M GILETTI THEODORE J & ANDREA C
C/O SUSAN RENZULLI PO BOX 675 47 CENTER ST
30 RICHMOND DR NANTUCKET, MA 02554 NANTUCKET, MA 02554
NEW SMYRNA BEACH, FL 32169
4242 4242 4243
RENZULLI RODGER & SUSAN DAVIDSON KEVIN D & KATHERINE A MARGARET COFFIN LLC
30 RICHMOND DRIVE 21 WOODHILL RD 29 LAUDER LANE
NEW SMYRNA, FL 32169 NEWTOWN, PA 18940 GREENWICH, CT 06831
4242 4242 4243
BENK PAUL VEYSEY MICHAEL C TR WHALLEY PRISCILLA E TR
C/O SULLIVAN SHAWN P ETAL 330 BLACKLAND RD P E WHALLEY REVOC TRUST
34 WARREN AVE ATLANTA, GA 30342 52 CENTER ST
PLYMOUTH, MA 02260 NANTUCKET, MA 02554
4242 4242 4243
VERANDA HOUSE LLC CONTI ROBERTA A TRST TERRY HENRY R JR & ANNE
C/O HAMILTON DALE TWELVE NORTH NOM TRUST 5 GAY ST
4 QUINCE ST 147 ROGER WILLIAMS CT NANTUCKET, MA 02554
NANTUCKET, MA 02554 PORTSMOUTH, RI 02871
4242 4242 4243
NESBITT INN LLC LE SELECT PROPERTIES LLC WILLIAMS PAULA K TRUST
21 BROAD ST C/O MILLER CANDICE & BERNARD 7 GAY ST
NANTUCKET, MA 02554 2 WINDY WY #205 NANTUCKET, MA 02554
NANTUCKET, MA 02554
4242 4242 4243
23 BROAD STREET LLC PARKER MARY S HAMILL MICHAEL J ETAL
C/O BROTHERHOOD OF THIEVES REST PO BOX 151 53 N MOORE ST APT 5D
45 SPARKS AVE NANTUCKET, MA 02554 NEW YORK, NY 10013
NANTUCKET, MA 02554
4243
I 1 GAY STREET LLC
C/O PARDO GEORGIANA M
309 SOUTH MILDRED ST
CHARLES TOWN, WV 25414
4243
FREED CARLA DE CRENY
15 GAY ST
NANTUCKET, MA 02554
4243
SOLOMON NEAL & ERIC & MARK
64 BROOKVILLE HOLLOW RD
STOCKTON, NJ 08559
4243
MORTENSON W C JR TRST
10635 FIFE AVE
VERO BEACH, FL 32963
4243
BALAS CHARLES L & ANN G
PO BOX 387
NANTUCKET, MA 02554
4243
FIRST CONGREGATIONAL CHURCH
BOX 866
NANTUCKET, MA 02554
4243
FIRST CONGREGATIONAL CHURCH
BOX 866
NANTUCKET, MA 02554
4243
BOND RICHARD & SUSANNA
44 BUTLER HILL RD
SOMERS, NY 10589
4243
WETTERAU T CONRAD & MARGUERITE
174 HIGHLAND STREET
WESTON, MA 02493
4243
ONE ACADEMY LANE LLC
13309 MANOR STONE DRIVE
GERMANTOWN, MD 20874
4243
FOX RICHARD J & GERALDINE E
39 FAIRVIEW RD
NARBETH, PA 19072
4243
FOX GERALDINE DIETZ
39 FAIRVIEW RD
NARBETH, PA 19072
4243
OWEN ALICE A & EMELINE TRS
6038 STONEY HILL ROAD
NEW HOPE, PA 18938
4243
SANFORD MATTHEW S
7426 SW 49TH PLACE
MIAMI, FL 33143
4243
NICKERSON GILBERT S
C/O JOHNSON GAIL N
PO BOX 3270
NANTUCKET, MA 02584
4243
WIGHT EDWARD I & RANDALL C
PO BOX 1311
NANTUCKET, MA 02554
4243
WEST MARY G & JOHN C
35 LILY ST
NANTUCKET, MA 02554
4243
WARREN RUSSELL F JR & FRANCESCA K
11 FIELD POINT DRIVE
GREENWICH, CT 06830
4243
KING ROBERT S & CHERYL J
13309 MANORSTONE ROAD
GERMANTOWN, MD 20874
4243
SCHARWENKA V SUZANNE
38 S BOONE RD
ST HELENA ISLAND, SC 29920 -3000
4243
ALTREUTERJOAN
5 ACADEMY LN
NANTUCKET, MA 02554
4243
ROGGEVEEN DIONIS MARIJKE
6334 3RD AVE
KENOSHA, WI 53143
4243
ROGGEVEEN DIRK GARDINER
P.O. BOX 1827
NANTUCKET, MA 02554
Middle C, LLC
50 Main Street
Post Office Box 359
Nantucket, MA 02554
IN HAND
June 15, 2012
John Brescher, Administrator
Nantucket Zoning Board of Appeals
2 Fairgrounds Road
Nantucket, MA 02554
Re: Application to Appeal of a Decision of the Zoning Enforcement Officer and
Modify Special Permit No. 41-11
Appellant/Owner: Middle C, LLC
Property: 56 Center Street, Nantucket
Map 4243, parcel 080
Dear John:
I hereby withdraw the Application to Appeal of the Decision of the Zoning Enforcement
Officer dated June 4, 2012 and, in the alternative, to Modify Special Permit No. 41-11
which I filed with your office on June 7t.
We have been advised by the Zoning Enforcement Officer that the grounds for his
Decision have been abated so that interior work can continue without need for review by
the Zoning Board.
If you have any questions, please let me know.
i rely, A
4" -
Melissa D. Philbrick
'i c�
Vice President, Middle C, LLC
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cc: Marcus Silverstein, Zoning Enforcement Officer cry n
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atherine Stover, Town Clerk o -10
John Daley and Erik Groezinger, Scout Construction z 3 rn
Joe Paul, BPC Architects c-) +-A
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