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HomeMy WebLinkAbout036-13 21 Broad StreetNANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 )'% / / FEE: $300.00 CASE NO. /)(O APPLICATION FOR RELIEF Owner's name(s): 21 Broad Street, LLC Mailing address: c/o Sarah F. Alger, P.C., 2 South Water Street, Nantucket Applicant's name(s): Same as above Mailing address: Same as above Locus address: 21 Broad Street, Nantucket, Massachusetts Assessor's Map/Parcel: 42.4.2176 Land Court Plan/Plan Book & Page/Plan File No.: Plan Book 20, Page 44 Date lot acquired: 09/25!03 Deed Ref./Cert. of Title: Zoning District: CDT Uses on Lot – Commercial: _ X Yes (describe) Inn Residential: Number of dwellings _ Duplex_ Apartments—Rental Rooms Building Date(s): All pre -date 7/72? Yes or C of O(s)? Yes Building Permit Nos: Previous Zoning Board Application Nos. 052 -12 State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the Zoning By -law, and supporting details, grounds for grant of relief, listing any existing nonconformities: I certify that the ii knowledge, under z ti ~ O C �7 See attached Addendum. —' M m w C� rn rn C7 �n -L stained herein is substantially complete and true to the best of my penalties of perjury. e1UME: U ' i ice— -1,-0 Applicant_Attomey /Agent owner or owner's att mey, plea's. enclose proof of agency to bring this matter before the Bo Application received on:_/ / By: Complete: Need copies ?: Filed with Town Clerk:_ /_/ Planning Board:—/—I— 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posted with Town Clerk: /_ Mailed: _ /_/ I &M:_ /_ /_ & Hearing(s) held on:_/ /_ Opened on: _ /_ /— Continued to:_/ / Withdrawn ?:_ /_ /_ DECISION DUE BY:—/-/- Made:—/—/— Filed w/Town Clerk: _ /_ /_ Mailed:—/—/— DECISION APPEALED?:-/—/- SUPERIO]72OURT: LAND COURT_ Form 4103/03 Addendum (21 Broad Street, LLC, 21 Broad Street, Nantucket, Massachusetts) The Applicant seeks a modification of the Special Permit granted by the Nantucket Board of Appeals in Case No. 052 -12 to replace the site plan entitled, "Proposed Conditions Site Plan to accompany Zoning Board of Appeals Application," prepared by Blackwell 6 Associates, Inc., dated February 21, 2013, attached to the Decision in Case No 052 -12 as "Exhibit A" to reflect and conform to the footprint of the structure as .approved by the Nantucket Historic District Commission on June 11, 2013, and to modify the three (3) bedroom innkeepers apartment in the basement to two (2) apartments having a total of three (3) bedroom (one having two (2) bedrooms, and one having one (1) bedroom) to be used as an innkeepers apartment and for employees of the inn. Such modification requires Special Permit relief under Nantucket Zoning Bylaw § §139- 33.A.(4) and (5) (alteration of preexisting nonconforming structures and uses) to alter and extend the existing structure on the Locus without increasing the nonconforming nature of said structure and By -law 9139 -16.B (Off- street parking requirements) as to the one (1) additional parking space required as a result of the .second apartment, bringing the total number of spaces required from thirteen (13) to fourteen (14) . To the extent necessary, the Applicant also seeks a special permit under By -law 9139 -20.0 as to off- street loading facilities and minor site plan review pursuant to By -law §139 -23. The property is located at 21 Broad Street, is shown on Nantucket Tax Assessor's Map 42.4.2 as Parcel 76, is shown on plan recorded with Nantucket Deeds in Plan Book 20, Page 44, and is located in the Commercial Downtown (CDT) District. 73 74 0., O mx Jft-- aG mnv mn. UEU PVB( w ?5>'�F F wn 0 MI4TNL EOIN1�1200 eM�,vE6 MFW5E� acmxv of ams FoR Rsmmxc vwwa¢ w nsES m uxumro'i �m R�cwa�a° �iiusTONVU°Jr."sa°iiLrmoa�aw°Yi •w0 vm Aw ¢¢uao ayes sxw x �axonmao er Te "¢e'Wmvw LWO siTnnn 1Mb Y.'�ELip1 NN MAS VITiA9E9 N %LWNAV! IH PWIIGIpN i° iXE WMW6] CO'AD OF AWFiLS YN 6 XO(A BE m161IXXE° LL E510.U1M! SNMT. T6 TAY 51MN W, x H. TNLES H°'6 W MY SHOM R! m W vsw5¢ ne vmsvnr WES swax v¢Y ox crown LXVS Aw RlNS a aECOx¢ MS pSFECIgX RAY 6 NR .1 CWIIfIGT°X AS 1° ME TILE GP TpPW�IY >PE �91u'�.E�ao 9�xs m wx��ll!°Fiwm�cll WuN[�::f iH5 TN15XfLL WF BZ 15FD N0. M OINFR FUNME OIkT TWI IIS INR10m VSE RAiE9 100.£ © ®.drrcll t 0. tiaa Ine - vwe9u Wane) 1BJ0 LAYOUT Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Application 1. Nantucket, Mass. scut: i'- 2a' On1E xBYEN6EX 15. 2013 RE�'RFD: FEBPVaAx St, 1tt] 2I. BROAD, STREET,. kW . o..e XIMO ']? .W! vim, eXIVo-: 2°/4+. Lmus:... 21 MOAD $IREET ....... . BLACKWELL & ASSOCIATES, Inc. » fesromt L—d surveyors [ 20 mss CIRCLE NAN94 MT. MASS. 02554 (506) 229 -9026 B7562 CURRENT SDNING (V57. .� Cmmmamol Gennbwn Oielna< IMF) PREWJUSLY NRRFNRY EIUN: . MUY LOT SIZE E] .EoIKE.: SF.3 E'R, SE3 PREI >a $F *Pia P S� , I NIMUY fRORTAGE 3S 'f_ SEE P. SEE SEE SEE PUN SEE 1. WIS P. TAPp SEfBACN: R wENE, SEE PIFN 1. SEE PIµ r.Na. 1 RGR SERYC: 5 R. ED, 1V SEE P SEE PW! SEE PIAN SGE SEI&YK: 0 FI. SEE PVN SEE PVN SEE PVN GRGUNG CCMR R : ]5R 4O.7S S 4425 1 5G.1S 3 ® wwe E REFERENCE: SPECIAL PERMIT ZSA NO 052 -12 ISSUED 4117A3, DEED COOK 1391 PC 42. giFLVL. N9 sTNO4G. a. 1...1 REEIRV. E. ��Mm°mawuas .T.o"a o "E"'RPER RRE �mRR Nw siAWEJ YR I. tw6 9WL £.'IXNpY.1FDCm ft i.S [FRI{VN4 NW 9.M¢IOP. MNIS MLFCII]X R]\9 RE MPEVS. E .y( ,Y. gµ[6E� 0SD SI, DI EN,. uY Nvl1AW OM lF "FEC." . P6YFFlY YF15 9MN RE., M WPlprt IXFA WJ PLWS" Eoo L o6.mw: oPOP Fl REI4pXN MmAS M..'IW MV WIICS M[ 9IXIX KNAPW N OIRRM 1P1R Ef NWIIIIXEI fl�NlpyV RE V50 NR Ntt NRPR WFPWE LWR iVµI 76 Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Decision Modification In Nantucket, MA SC0. I V OPIE KNEOER 16, 201E RLNSEC: NO 1, 2013 O.na xnn'rpri?�T. 23%1AD $2fS4St'. DuC 3k/PO.: 13H1. 42.P n 76 . n YeP— Paml'.. 92.4.2. —]fi ..... . T Ep,.p: ... $1. BROaO 51R,EEi BLACxwasa a ASSOMras, I. Pr,f. am! La Sr—v Ee RAsD CIROW NANTTIE= MSS. OZ554 e5O J PY8 -9oPB BF? .� e _ WIS - wENE, r.Na. $ REFERENCE: SPECIAL PERMIT ZSA NO 052 -12 ISSUED 4117A3, DEED COOK 1391 PC 42. giFLVL. N9 sTNO4G. a. 1...1 REEIRV. E. ��Mm°mawuas .T.o"a o "E"'RPER RRE �mRR Nw siAWEJ YR I. tw6 9WL £.'IXNpY.1FDCm ft i.S [FRI{VN4 NW 9.M¢IOP. MNIS MLFCII]X R]\9 RE MPEVS. E .y( ,Y. gµ[6E� 0SD SI, DI EN,. uY Nvl1AW OM lF "FEC." . P6YFFlY YF15 9MN RE., M WPlprt IXFA WJ PLWS" Eoo L o6.mw: oPOP Fl REI4pXN MmAS M..'IW MV WIICS M[ 9IXIX KNAPW N OIRRM 1P1R Ef NWIIIIXEI fl�NlpyV RE V50 NR Ntt NRPR WFPWE LWR iVµI 76 Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Decision Modification In Nantucket, MA SC0. I V OPIE KNEOER 16, 201E RLNSEC: NO 1, 2013 O.na xnn'rpri?�T. 23%1AD $2fS4St'. DuC 3k/PO.: 13H1. 42.P n 76 . n YeP— Paml'.. 92.4.2. —]fi ..... . T Ep,.p: ... $1. BROaO 51R,EEi BLACxwasa a ASSOMras, I. Pr,f. am! La Sr—v Ee RAsD CIROW NANTTIE= MSS. OZ554 e5O J PY8 -9oPB BF? _ ram wENE, r.Na. Y FIRE »mod a II BRO R nmR� 6 STREET d ma a. 1e,4.,,U.nca C'JG •C 3 FQ e y�3 mo¢s ma wu vaomm REFERENCE: SPECIAL PERMIT ZSA NO 052 -12 ISSUED 4117A3, DEED COOK 1391 PC 42. giFLVL. N9 sTNO4G. a. 1...1 REEIRV. E. ��Mm°mawuas .T.o"a o "E"'RPER RRE �mRR Nw siAWEJ YR I. tw6 9WL £.'IXNpY.1FDCm ft i.S [FRI{VN4 NW 9.M¢IOP. MNIS MLFCII]X R]\9 RE MPEVS. E .y( ,Y. gµ[6E� 0SD SI, DI EN,. uY Nvl1AW OM lF "FEC." . P6YFFlY YF15 9MN RE., M WPlprt IXFA WJ PLWS" Eoo L o6.mw: oPOP Fl REI4pXN MmAS M..'IW MV WIICS M[ 9IXIX KNAPW N OIRRM 1P1R Ef NWIIIIXEI fl�NlpyV RE V50 NR Ntt NRPR WFPWE LWR iVµI 76 Proposed Conditions Site Plan to Accompany Zoning Board of Appeals Decision Modification In Nantucket, MA SC0. I V OPIE KNEOER 16, 201E RLNSEC: NO 1, 2013 O.na xnn'rpri?�T. 23%1AD $2fS4St'. DuC 3k/PO.: 13H1. 42.P n 76 . n YeP— Paml'.. 92.4.2. —]fi ..... . T Ep,.p: ... $1. BROaO 51R,EEi BLACxwasa a ASSOMras, I. Pr,f. am! La Sr—v Ee RAsD CIROW NANTTIE= MSS. OZ554 e5O J PY8 -9oPB BF? 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OR- Rlam,�, i KIM Kld I ez z t , Po uoilonilsuoo jo=f ION - uoissiujqnS 9GH }� , tV N � IN �i.�i � F3 ,� d' o �I l.0 N N .�ls 3 i�a ;lll d c4'Ld'h0 uoiaoni;suoo joj ION - uoissiwgno OGH I x� f7 £l'LL'ko uollanJlsuoO JOJ PN - uoissiiugng OaN ruc�,r F` TOWN OF NANTUCKET RECEIVED BOARD OF APPEAL51 S, P 23 PPI 1 48 NANTUCKET, MASSACHUSETTS DMRTOWN CLERK Date: September 19, 2013 To: Parties in Interest and Others concerned with the Decision of The BOARD OF APPEALS in the Application of the following: Application No: 036 -13 Owner /Applicant: Nantucket Broad Street, LLC 21 Broad Street 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 90A, 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 0� hys. i dfvard . 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- 226 -7215. NANTUCKET ZONING BOARD OF APPEALS Two Fairgrounds Road Nantucket, Massachusetts 02554 Assessor's Map 42.4.2, Parcel 44 Deed Book 1391, Page 51 21 Broad Street Plan Book 20, Page 44 Commercial Downtown DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday, July 11, 2013, at 1:00 P.M., Four Fairgrounds Road, Nantucket, Massachusetts, the Board made the following decision on the application of NANTUCKET BROAD STREET LLC, c/o Sarah F. Alger, P.C., Two South Water Street, Nantucket, Massachusetts, 02554, File No. 036 -13: 2. The Applicant is requesting a modification of the Special Permit granted in our File No. 052 -12 to replace the approved site plan to reflect the footprint approved by the Nantucket Historic District Commission on June 11, 2013. The Applicant also seeks to alter the three (3) bedroom innkeeper's apartment so that two (2) apartments (for the inn keeper or employees) totaling three (3) bedrooms will be allowed. Pursuant to Nantucket Zoning Bylaw (the "By -law ") §§139- 33A(4) and (5), the Applicant also seeks Special Permit relief to alter and extend the nonconforming structure, without increasing the noncon£ormities, as to the requirement for one (1) additional parking space. To the extent necessary, the Applicant also seeks a Special Permit pursuant to Bylaw §139 -20C to waive the off - street loading facilities and of site plan review pursuant to Bylaw 9139 -23. The Locus is located at 21 Broad Street, is, shown on Assessor's Map 42.4.2 as Parcel 76, and evidence of owner's title is recorded with Nantucket Deeds in Book 1391, Page 51. The Locus is located in the Commercial Downtown (CDT) Zoning District. 3. Our decision is based upon the application and accompanying materials, representations, and testimony received at our public hearing. There was no Planning Board recommendation on the basis that no matters of planning concern were presented. There were no letters in favor of, or in opposition to, the application. 4. Attorney Sarah Alger represented the Applicant the hearing. Attorney Alger explained to the Board that the Applicant is seeking a modification of the Special Permit granted by this Board in Case No. 052 -12 to replace the site plan entitled, "Proposed Conditions Site Plan to accompany Zoning Board of Appeals Application," prepared by Blackwell & Associates, Inc., dated February 21, 2013, attached to the Decision in Case No 052 -12 as "Exhibit A" with a site plan entitled, "Proposed Conditions Site Plan to accompany Zoning Board of Appeals Decision Modification," prepared by Blackwell & Associates, Inc., dated November 16, 2012, revised July 1, 2013." The new site plan reflects and conforms to the footprint of the structure as approved by the Nantucket Historic District Commission on June 11, 2013. As modified the structure would now meet rear yard setback, and the ground cover would increase from about 44% as currently approved to about 50.3 %, still well below the maximum permissible ground cover of 75 %. The Applicant also seeks to modify the Special Permit in Case No. 052 -12 to change the three (3) bedroom innkeeper's apartment in the basement to two (2) apartments having a total of three (3) bedroom (one having two (2) bedrooms, and one having one (1) bedroom) to be used as an innkeepers apartment and /or for employees of the inn. Such modifications require Special Permit relief under Bylaw §§139- 33.A.(4) and (5) (alteration of preexisting nonconforming structures and uses) to alter and extend the existing structure on the Locus without increasing the nonconforming nature of said structure and By -law 5139 -18.B (Off- street parking requirements) as to the one (1) additional parking space required as a result of the second apartment, bringing the total number of spaces required from thirteen (13) to fourteen (14). 2 The parking requirements are calculated as follows: Use Requirement Approved Required Proposed Required in Case as as No. 052- Approved Proposed 12 Guest rooms 3 plus 1 27 rooms 11 27 11 for each 3 units over 2 Apartments/ 0.3 /bdrm 1 3 -bdrm 1 1 2 -bdrm 2 Bedrooms innkeeper innkeeper apt apt; 1 2- bdrm employee apt Employees 1 for each 3 1 3 1 3 on peak shift Total 13 14 To the extent necessary, the Applicant is also seeking a special permit under By -law 5139 -20.0 as to off- street loading facilities and minor site plan review pursuant to By -law 5139 -23 or a waiver of such requirement. 5. The Locus is nonconforming as to use, now being permitted as a twenty -seven (27) room guest house with a three (3) bedroom innkeeper's apartment. The Locus is also nonconforming as to parking, having no conforming parking provided. Furthermore, the structure on the Locus as proposed in the prior decision is nonconforming as to height and rear yard setbacks, being sited as close as 1.99 feet from the rear yard setback in a zoning district that requires a five (5) foot rear yard setback. 6. Accordingly, after a discussion with the Applicant, by a UNANIMOUS vote of the sitting Board, the Board of Appeals made the finding that such Special Permit relief pursuant to Nantucket Zoning Bylaw 55139- 33.A(9) and (5), 139 -18.B, 139 - 20.C, and 139 -23 to (a) modify the Special Permit granted by the Nantucket Board of Appeals in Case No. 052 -12 (i) by replacing the site plan entitled, "Proposed Conditions Site Plan to accompany Zoning Board of Appeals Application," prepared by Blackwell & Associates, Inc., dated February 21, 2013, attached to the Decision in Case No 052 -12 as "Exhibit A" with a site plan entitled, "Proposed Conditions Site Plan to accompany 3 Zoning Board of Appeals Decision Modification," prepared by Blackwell & Associates, Inc., dated November 16, 2012, revised July 1, 2013," to reflect and conform to the footprint of the structure as approved by the Nantucket Historic District Commission on June 11, 2013, and (ii) by changing the three (3) bedroom innkeeper's apartment in the basement to two (2) apartments having a total of three (3) bedrooms (one having two (2) bedrooms, and one having one (1) bedroom) to be used as an innkeeper's apartment and for employees of the inn, bringing the total number of spaces required from thirteen (13) to fourteen (14); and (b) to waive the provision of an off- street loading facility would be in harmony with the general purposes and intent of the Bylaw and would not be substantially more detrimental to the neighborhood than the existing nonconformity, and voted to grant the requested relief with the following conditions: a. That all work shall be done in substantial compliance with the approval of the Nantucket Historic District Commission; b. That all work shall be done in substantial compliance with the site plan entitled, "Proposed Conditions Site Plan to accompany Zoning Board of Appeals Decision Modification," prepared by Blackwell & Associates, Inc., dated November 16, 2012, revised July 1, 2013," prepared by Blackwell & Associates, Inc., dated November 16, 2012, revised July 1, 2013, attached hereto as "Exhibit A "; c. That there shall be no exterior construction between Memorial Day and Columbus Day of any year and there shall be no work on Sundays; d. That there shall be no food service other than the continental breakfast currently served to inn guests; e. That there shall be no amplified music or exterior speakers; and f. That NRTA passes shall be provided to the employees. 7. In a separate motion, by a UNANIMOUS vote of the sitting Board, the Board of Appeals granted minor site plan review pursuant to Nantucket Zoning Bylaw Section 139 -23. SIGNATURE PAGE TO FOLLOW 4 Assessor's Map 42.4.2, Parcel 44 21 Broad Street Dated: ,2013 Nantucket, as. Deed Book 1391, Page 51 Plan Book 20, Page 44 —'Susan McCart Mark P Geoff Thayer COMMONWEALTH OF MASSACHUSETTS On this Zh day o£,(�(,�(G�(Ayh , 2013, before me, the u ersignedM rotary ublic, personally appeared IM il.r // LG, (.QM 14A,— who is personally known to me, and who i 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: 5 LESLIE L7y Comm, Expires SepL 28, ,,-�-X� 161T A WARIEST ZONING CVSSIF 7PON: L®:Ld7! `� a ARM • wxe Commercial DowWwn DINRd (CD1) PRMOUSLY CURRENTLY MINIMUM LOT SIZE 3750 S.F. �G 7,994 S.F3 MONEY ].994 ST± : 7.994 SYA MINIMUM FRONTAGE: 35 7.. 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