HomeMy WebLinkAbout055-14 100 Sankaty Road. XCM9VX D
SEP t 5 2014
- 29 1;
State below or attach a separate addendum of specific specill permits or variance relief applying for:
SEE ATTACHED ADDENDUM
I cerdi , that the- information contained herein is substantially complete and true to the
best of my knowledge, rider the is and emu'des of perj T,
SIGNAT nj _" _
SIGNATU E- /Applicant /Attorney /A
C , . - ���X
*If an Agent is representing tl'�c Owner or e Applicant, plea e prm2e a signed pr
OFFICE USE ONLY
nt*
of aeen
Application reccivcd on /—/ —By Cornplctc: 'Need Copies:
Filed -,yith'rotiun C'Ierk:_JJ_ Plantning Board:_ / —/_ Building Dept.:1_ /_ 13y:—
Fee deposited with Town Treasure_: -_ /— By :— Waiver tecluested:
Granted:— /--_/— Hearing notice posted tirith Town Clcrk :r_l_ 1N4ailcd :— /_/-
I&11I — /_ /— Iieving {s} held on: _J —I— Opened on
Continued to / _%— \Vithdrawn:— /— /r..... Decision Due
Dined w /17mvn Clerk:—/—/_ tl'Iailed:_/ -1_
2 Fairgrounds Road Nautucket Massachusetts 02554
508- 228 -7215 telePLone 508- 228 -7298 facsimile
To the extent necessary, the applicant is seeking a
MODIFICATION of the SPECIAL PER111IT relief granted in the
Decisions in Board of Appeals File Nos. 062-94 and 020-03,
and SPECIAL PERMIT relief to alter and extend a pre-
existing non-conforming use under §139-33.A of the zoning
by -law. Applicant prjopcse,s.±.o demolish. a. 545 sq. foot
dormitory and a 175 sq. ft. shed, both used in conjunction
with the "Caddie Camp", a summer golf caddie training
facility operated upon the Premises since the 1930's by the
Sankaty Head Foundation, Inc., and to construct a new 1470
sq. foot dormitory in substantially the same location. The
proposed work, :which „w,-'1.1 -cow .1y.,wi-th a!!
p
requirements of the by-law, will not result in any change
in the overall number of campers and staff currently housed
at the Caddie Camp, but will enable facility upgrading,
providing more space and privacy for both campers and
staff, as well as a handicapped accessible camper room with
bath.
In the alternative, Applicant, a not-for-profit educational
corporation, Tequests,that no such relief is necessary,
pursuant to the provisions of MGLc 40A§3, as the dormitory
is ancillary to the educational program conducted by the
Applicant upon the leased premises.
READER GULLICKSEN , HANLEY & GIFFORD j LLP
SIX YOUNG'S WAY
NANTUCKET, TIASSACHUSETTS 02554
(508) 228 -3128
ARTHUR I. READE, JR., P.C. FAX: (508) 228 -5630 MAILING ADDRESS
KENNETH A. GULLICKSEN POST OFFICE BOX 2669
MARIANNE HANLEY NANTUCKET, MASS. 02584
WHITNEY A. GIFFORD
September 5, 2014
BY HAND
Eleanor Antonietti, Zoning
Administrator
Nantucket Planning and Land Use
2 Fairgrounds Road
Nantucket, MA 02554
Dear Eleanor:
SEP�52014 !U�
BY:_ ----- - - - - --
Re: Sankaty Head Foundation, Inc.
Enclosed please find a ZBA application relating to the
property leased by the Sankaty Head Foundation at 100 Sankaty
Road. Please place this matter for consideration on the Board of
Appeals October 9 meeting.
Thank you for your assistance. Give me a call if you have
any questions.
Sincerely,
Marianne Hanley/
/mh
Enclosure
Cc: Kevin F. Dale, Attorney
Jacques Wullschleger, President (via email)
EXISTING BUILDING LEGEND \
A. DORM -2200 SF
B. WASH RM. - 280 SF
C. LAUNDRY - 215 SF
D. LIBRARY -515 SF
E. DORM - 950 SF
F. DORM - 950 SF r i
G.DORM -945 SF
H. DINING HALL -1345 SF
J. REC HALL - 945 SF
IC SHED - 190 SF
L. BASKET BALL COURT
SHED TO BE DEMOLISHED -195 SF
AUX. DORM TO BE DEMOLISHED - 545 SF
M- NEW ADMINISTRATIVE DORM -1470 SF
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The Commonwealth. of Massachusetts
William Francis Galvin
Secretary of the Conxmonwealth i edcral Idbtificaaon
Number
04- 2.315931
usetts 02103.
One Asbb�sra Puce, Bos 14 �� DOG
AL Vi
' ��CATI(aN FOR It1:ViV
�(GENERAL LAWS, CELUT1 -R 180, SECTION 10A)
Sankaty Head Foundation, Inc.
l.) NAME OF CORPORATI� e --
0
A 2.) NAME OF APPLICANT: James H. Torrey
.28 White Oak Road Farmington, CT 06032
3.) ADIjFjSS OF APPLICANT:
_ `
4.) STATE FULLY THE APPLICAN'T'S RELATIONSHIP TO OR UTFER.EST IN THE
CORPORATION:
I am currently an elected officer of the corporation,
Treasurer, and have been a member of the Board of Tbustees
of this corporation since 1953
✓;A
5.) DATE OF DISSOLU1ON: .
6.) THE CORPORATION WAS DISSOLVED UNDER THE PROVISIONS OF CHAP IER s
180, SECTION:,,
7.) DESCRIBE FULLY THE CIRCUMSTANCES LEJLDING TO THE DISSOLUTION OF
THIS CORPORATION:
The corporation has not been dissolved, The charter was
revoked by the Commonwealth of Massachusetts for f.ailure
to file annual reports for non - profit organizations for the
years 1983 to the present
8.) DESCRIBE FULLY THE ACTIVI`ITES IF .ANY, OF THE CORPORATION SINCE
DISSOLUTION:
The Sankaty Head Foundation continues to promote, stimulate
and encourage the education`•; physical fitness and general welfare
of young men by est.-maintaining a non - profit summer camp and by
providing educational scholarships and assistance.
9.) DO TFt_ LLY APPLICANT THE REASON (S) THEREFORE, FORE GENERAL
ND PERIOD OF THE TIME LIMITED
STATE
SOUGHT FOR THE REVIVAL'
A general revival.
NOTE: THE CORPORATION IS REVIVED AS IT EXISTED CIMMEDI NAMES AND AD-
DISSOLUTION. IF NON - PERMANENT' INFORMATION,
DRESSES OF RESIDENT AGENT OR DA' IT'OF FISCAL YEAR, BEES CHANGED,,
THE CORPORATION MUST FILE THE APPROPRIATE FORM WITH THE SECRETARY OF
THE COMMONWEALTH.
SUBSCRIBED THIS "STWDAY OF. .- ntlbU'il :IN THE YEAR 19 �S
SY(JNATU.I OP APPLICANT
E
I
f _ 7 I hereby approve the within Appl.icatlon of Revival
I; C� C
� n
and the filing fee .in the arnount of $ ��
C)
=. 1. having been paid, said Certificate is deemed to hav been
• :. � s cv
-;filed with me this _�(iay of 19
,C� c
_ i �
cr
ti
WILLIAM FRANCIS GALVIN_
Secretary of the Commonwealth
<C\
William Frands Galvin
Secretary of the
Commonwealth
REVIVAL CERTIFICATE
02133
August 22, 1995
WHEREAS:
In compliance with the provisions of Section 108 of Chapter
1565 of the Massachusetts General Laws, application et proper of the
having
been seasonably made upon me, the Secretary
Commonwealth, for the revival of
The Sankaty Head Foundation Inc.
anized January 20, 1961 under the a domestic corporation org. and
authority of Chapter vi of the Massachusetts SGeneral 2 A' o f The
revoked under the provisions of Chap l Laws, and the required fee having been
Massachusetts Genera been
received and all other requirements of the statutes having
revived
complied with, I hereby declare that said corp
for all purposes and, without,
admit the corporation with the had not been
powers duties and obligations `
revoked.
In testimony of which,
I have hereunto affixed the
Great Seal of the Commonwealth
on.the date.,fu-,st above written.
1
Secretary of the Commonwealth
i )o,o o
Town of Nantucket
Zoning Board of Appeals
RECEIVED
BOARD OF ASSESSORS
LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF:
SEP 0 2 2014
TOWN OF
NANTUCKET, MA
_j
PROPERTY OWNER .....:...................L. ........ ..............,. <.,,,....,.....
MAILING ADDRESS.',. ... /o . Reade, Gullicksen, Hanley, Gifford & Cohen, LLP
..............................
PROPERTY LOCATION ......
. ��. ..`–� ;,,,,!`;4a,,,,,,,,,,,,,,,,
ASSESSOR MAP/PARCEL ....4.7- . , , ., ta G tof -
.
SUBMITTED BY .... eade, Gullicksen, Hanley, Gifford & Cohen, LLP
......................... ...............................
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 OFFICE
TOWN OF NANTUCKET
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Sankaty Head Golf Club, Inc. Joseph L. & Erika A. Wells 15 Meetinghouse Ln, LLC
P.O. Box 293 Wells Nominee Trust c/o Morrissey, Hawkings, & Lynch
Siasconset, MA 02564 1 West Edith Ave Unit B206 One IteMA 02110132N
Los Altos, CA 94022 n
Daniel M. Kelly
50 Colony Rd
Springfield, MA 01106
Massachusetts Audubon Society
153 Hummock Pond Road
Nantucket, MA 02554
Daniel M. & Alexis R. Kelly Trst
DM Kelly Family Nom Trust Sconset Trust Inc
50 Colony Rd P. O. Box 821
Springfield MA 01106 - Siasconset, MA 02564
Lisa Anne Eldridge
P.O. Box 966
Siasconset, MA 02564
Nelson K. & Myrtle B. Eldridge Trst'
P.O. Box Drawer 16
Siasconset, MA 02564
Patrick T. & Molly E. Ryan
686 Hale Street
Beverly, MA 01915
Kelley Sullivan Trst
33 Glades Rd
Scituate, MA 02066
Stephen S Kessler
Profit Sharing Plan
5 Feather Hill Road
Westport, CT 06880
Peter W. & Annette W. Brodie
Brodie Nant Realty Trust
717 Atlantic Ave Unit 4C
Boston, MA 02111
Henry III & Cynthia M Coffin,
SLL Realty Trust
10 Candle Paper Lane
W Wareham, MA 02576
Laura Anne Coffin
69 Round Street
New Bedford, MA 02740
Jason S. Davidson
P.O. Box 617
Siasconset, MA 02564
Thomas D. Wright, Trst
83 Burnell St. Rlt Tr
2351 Goldview Dr.
Pittsburgh, PA 15241
Karen L. Quigley
P.O. Box 388
Siasconset, MA 02564
Mohan T. & Sheila Advani
5 Orchard Way N
Rockville, MD 20854
Daniel L. Korengold, Trst
Trs D & M Baxter Road Nominee Trust
101 East Melrose Street
Chevy Chase, MD 20815
John W. & Margaret A.F. Cooley
7 Crow's Nest Road
Bronxville, NY 10708
Carolyn S. Nordberg, Trst
56 Walsh Realty Trust
2 Wisconsin Circle Ste
Chevy Chase, MD 20815
David W. & Evalyn A. St Clair, Trst Piero Fenci
31 Suncliff Drive 10001 Appleby Sand Rd
Tarrytown, NY 10591 Nacogdoches, TX 75965
Whitney A. Gifford
c/o Hannah J. Gretz
940 East Deerpath Rd
Lake Forest, IL 60045
Whitney A. Gifford, Trst
c/o Carol Cronin
19 Mayo Avenue
Annapolis, MD 21403
David S. & Dorothy O. Bailey
19 Meadow Ln
Greenwich, CT 06831
Janice S. Savery, ETAL
P.O. Box 3660
Nantucket, MA 02584
Alexander III & Laura R. Webb
91 Pinckney St.
Boston, MA 02114
Martha L. Dippell,
Trst ETAL
DLKMLD Nom Trust
101 East Melrose St.
Chevy Chase, MD 20815
Craig & Poppi E. G. Massey Trs
600 Travis Suite 3700
Houston, TX 77002
Laurance J. Guido, MD FACS, ETAL
73 A Snapper Lane
Key Largo, FL 33037
John Manera, Trustee ETAL
86 Baxter Nom Trust
P.O. Box 402249
Miami Beach, Florida 33140
GPJ, Inc.
c/o Julie Meade
4 Bacon Ct.
Bronxville, NY 10708
Pamela R. Holding, Tr
24 Lincoln Rd
Wellesley, MA 02481
J. Perry & Susan H. Ruddick, Trst
A Separate Peace Tr — J. Meade
4 Bacon Court
Bronxville NY 10708
Juliet F Hunter
P.O. Box 358
Siasconset, MA 02564
Kermit Roosevelt Trst
Nimzo Nominee Trust
P.O. Box 616
Siasconset, MA 02564
Kevin C. & Wendy E. Werle
11 Old Stone Crossing
West Timsbury, CT 06092
Jeanne S Whiteley
c/o Jeanne Wullschlerger
11872 SE Village Dr
Tequesta,FL 33469
Robert F. & Susan A. Starbuck
2 Audubon Road
South Salem, NY 10590
Louise MacDougall Tr
MacDougall Living Trust
495 Valley Club Rd
Santa Barbara, CA 93108
William F. & Suzanne M.
39 Broad Brook Rd
Bedford Hills, NY 10507
Elizabeth Singer
674 Ad Hoc Rd
Great Falls, VA 22066
Town of Nantucket
16 Broad Street
Nantucket, MA 02554
Sankaty Bluff Group LLC
c/o John E. & Deborah P. Osborn
1219 Fairville Road
Chadds Ford, PA 19317
Caroline S. Weymar, Trustee
78 Baxter Rd. Trust
80 Westcott Road
Princeton, NJ 08540
Caroline S. Weymar, Trustee
Baxter Realty Trust
80 Westcott Road
Princeton, NJ 08540
Wallace James K. McAuliffe
c/o Mary E. McAuliffe
310 Charles Alexander Court
Alexandria, VA 22301
Thomas & Sharmila Tuttle
337 West 22nd Street
New York, NY 10011
Morning Light LLC
120 Sea Cliff Ave
San Francisco, CA 94121
John C. Merson &
Carol S. Bunevich
P.O. Box 445
Siasconset, MA 02564
Christian M. Darby
P.O. Box 739
Siasconset, MA 02564
Susan Wilner & David Golden,
Trustees
Golden/Wilner Living Trust
3673 Jackson Street
San Francisco, CA 94118
Phillip Lee & Nancy Polakoff
171 Alvarado
Berkeley, CA 94075
It
t�pNTUC
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Co9pAAj�o\ TOWN OF NANTUCKET �
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
.i
Date: November 14, 2014 �)
r;
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No:
Owner:
Applicant:
55 -14
SANKATY HEAD GOLF CLUB, INC.
SANKATY HEAD FOUNDATION, INC. (LESSEE)
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.
Eleanor W. Antonietti,
Zoning Administrator
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 - 325 -7587.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 49, Parcel 163
100 Sankaty Road
Limited Use General 3 (LUG -3)
DECISION:
Certificate of Title No. 1308
Shown as Lot 2A
Land Court Plan 9548 -C
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday,
October 9, 2014, at 12:30 P.M., 4 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following decision on the application of SANKATY HEAD GOLF
CLUB, INC., as Owner, c/o Vaughan, Dale, Hunter, and Beaudette, PC, Post Office Box
659, Nantucket, Massachusetts 02554, , and SANKATY HEAD FOUNDATION, INC.,
as Applicant /Lessee, c/o Reade, Gullicksen, Hanley, & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 55 -14:
2. Applicant is requesting Special Permit relief pursuant to Zoning Bylaw Section
139- 33.A(1) to alter and extend a pre- existing nonconforming use and, to the extent
necessary, a modification of previously issued Special Permits, in order to demolish a
shed and dormitory and construct a new dormitory in substantially the same location.
The proposed work, a facility upgrade, will not result in an increase in the number of
campers and staff housed on the premises and will meet all dimensional requirements of
the Bylaw. In the alternative, Applicant, a not - for - profit educational corporation, requests
a determination that no relief is necessary pursuant to the provisions of Massachusetts
General Law, chapter 40A, section 3, as the dormitory is ancillary to the educational
program conducted in conjunction with the "Caddie Camp ". The Locus is situated at 100
Sankaty Road, is shown on Nantucket Tax Assessor's Map 49 as Parcel 163, and as Lot
2A on Land Court Plan 9548 -C. Evidence of owner's title is registered as Certificate of
Title No. 1308 in the Nantucket County District of the Land Court. The site is zoned
Limited Use General 3 (LUG -3).
The Locus is pre- existing non - conforming with respect to use as a private golf club and
with respect to the number of dwelling units on a single lot where a maximum of two are
allowed pursuant to 139- 7.13(1). Approval for the proposed changes has been granted by
the Nantucket Historic District Commission pursuant to Certificates of Appropriateness
No. 61600, 61601, and 61602.
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 was no opposition, written or oral, to the application.
4. Attorney Marianne Hanley represented the Applicant at the hearing. The
Applicant proposes to demolish a 195 square foot shed and a 545 square foot single story
employee dormitory, as shown on plan entitled "As -Built Plot Plan in Nantucket,
Massachusetts ", dated September 17, 2012, prepared by Emack Surveying, LLC, a
reduced copy of which is attached hereto and marked as "Exhibit A ", in order to
construct a single replacement structure in substantially the same location, with
alterations in volume, shape, and footprint. The existing dormitory was built in
compliance with a 2003 Modification of a prior Special Permit (Decision No. 020 -03,
which modified Decision No. 062 -94) to house up to six caddies. The various dormitories
on site are used to house `campers' enrolled in Camp Sankaty Head, a Caddie Camp in
operation exclusively during the summer months. The Applicant /Lessee, Sankaty Head
Foundation, Inc., a not - for - profit organization operated for charitable and educational
purposes, runs the Caddie Camp in conjunction with the Sankaty Head Golf Club, a
private entity and the Owner of the premises.
The new 1,470 square foot administrative dormitory, as shown on the plan entitled "Site
Plan ", dated March 14, 2013, prepared by Nantucket Architecture Group, a reduced copy
of which is attached hereto and marked as "Exhibit B ", will meet the intensity and
dimensional requirements of the By -Law. The proposed dormitory, while 925 square feet
larger than the existing dormitory, will not result in any change in the overall number of
residents currently housed at the camp. The new upgraded structure is intended to provide
more space and privacy, as well as a handicapped accessible room with bath, to both
campers and staff. The caddies who live in the Caddie Camp dormitories are prohibited
from bringing cars to the Island and are either transported in the Club's vehicles or via
public transportation. In addition, there is an existing parking area adjacent to the site for
staff parking.
6. Attorney Hanley suggested to the Board that the no relief is required for the
proposed alterations by virtue of an educational exemption status as it relates to this
application. Specifically, M.G.L. chapter 40A, section 3 (known as the Dover
Amendment) states that no ordinance or bylaw shall "prohibit, regulate, or restrict the use
of land or structures for [ ... ] educational purposes on land owned or leased by [ ... ] a
nonprofit educational corporation; provided however, that such land or structures may be
subject to reasonable regulations concerning the bulk and height of structures and
determining yard sizes, lot area, setbacks, open space, parking, and building coverage
requirements." The nature of exempted "educational purposes" has been defined as "the
process of developing and training the powers and capabilities of human beings" and
preparing persons "for activity and usefulness in life. "' Attorney Hanley described the
educational nature of the Caddie Camp and asserted that the Applicant clearly met the
standard of the Dover Amendment. Furthermore, the intended replacement structure, or a
substantially similar structure, as proposed, will not result in an increase to any use
nonconformity. No other use or dimensional change is proposed. The changes in the
volume, shape, and footprint of the reconstructed dormitory will neither result in any new
nonconformities nor increase any existing noncon form ities.
I 1,`.vicerp1ed firm Mark Bobrowski's "I landbook of Massachusetts Land Use Planning and Law, Third Edition ", Chapter Four; Exemption and
lmmunily, page 131
3
7. The Board determined that the applicant is a not - for - profit entity operating a camp
(Camp Sankaty Head) for educational use and qualifies for exemption from zoning
regulations under M.G.L., chapter 40A, section 3, and such exemption may be applied to
the ancillary use of the dormitory.
8.. Accordingly, by UNANIMOUS vote, the sitting Board determined that relief by
Special Permit was not required because the applicant's ancillary use of the dormitory to
be altered is exempt under M.G.L. chapter 40A, section 3 and the proposed alteration by
demolition and reconstruction will neither create a new nonconformity nor increase the
nonconforming nature of the Locus.
SIGNATURE PAGE TO,FOLLOW
4
Assessor's Map 49, Parcel 163
100 Sankaty Road
Limited Use General 3 (LUG -3)
Dated: 1J Nj.M�U t Z 2014
Certificate of Title No. 1308
Shown as Lot 2A
Land Court Plan 9548 -C
ar Poor
an McCat y
Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the *U, day of l A Q y W � t4 l 2014, before me, the undersigned notary
public, personally appeared U SO_ 42-,o4 -H C e-LL i , one of
the above -named members of the Zoning Board of Appeals of Nantucket, Massachusetts,
personally known to me to be the person whose name is signed on the preceding
document, and acknowledged that he signed the foregoing instrument voluntarily for the
purposes therein expressed.
�Wbu 0 y
Offici 1 Signature and Seal of Notary Public
My commission expires: LYNELL D. VOLLANS
NW otary Public
Commonwealth of Massachusetts
My Commiss'on Exr-i s
Decern 6r 23, 20!3
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MA 02554
MEMORANDUM
Date: December 5, 2014
To: Town Clerk
From: Eleanor Weller Antonietti, Zoning Administrator
Re: Zoning Board Decision #055 -14 — CORRECTION
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The above referenced ZBA Decision regarding 100 Sankaty Road, filed with the Town Clerk on
November 14, 2014, requires a modification to reflect a re- configuration and therefore re- numbering of
the subject lot. Corrected pages are filed herewith. This minor modification will neither effect the content
of the decision nor the completed appeal period. This minor modification will neither effect the content
of the relief contained in the decision nor the completed appeal period. Please attach this document to
the existing Decision so that it may be recorded in its entirety. Thank ou.
Eleanor W. Antonietti,
Zoning Administrator
COMMONWEALTH OF MASSACHUSETTS
Nantucket, s$
On the Jr day of a {(M 0- 2014, before me, the undersigned notary public, personally appeared
r, Lc & A o Q vi. A&hp Nj L 1 , the above -named Zoning Administrator of Nantucket,
Massachusetts, personally known to me to be the person whose name is signed on the preceding document, and
acknowledged that she signed the foregoing instrument voluntarily for the purposes therein expressed.
o� ��r v
Not Public: LYNELL D. VOLLANS
My Commission Exp Notary Public
Commonwealth of Massachusetts
My Commission Expires
December 28, 2018
2 Fairgrounds Road Nantucket
508- 228 -7215 telephone
Massachusetts 02554
508 - 228 -7298 facsimile
�POAat�� TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: November 14, 2014
To: Parties in Interest and Others concerned with the Decision of
The BOARD OF APPEALS in the Application of the following:
Application No: 55 -14
Owner: SANKATY HEAD GOLF CLUB, INC.
Applicant: SANKATY HEAD FOUNDATION, INC. (LESSEE)
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.
Eleanor W. Antonietti,
Zoning Administrator
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 - 325 -7587.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 49, Parcel 163 Certificate of Title No. 1308
100 Sankaty Road Shevffi as Let 2
Limited Use General 3 (LUG -3) Land Cetn.t Plea 9548 C
DECISION: shown as Lot 26 on LCP 9548 -E
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Thursday,
October 9, 2014, at 12:30 P.M., 4 Fairgrounds Road, Nantucket, Massachusetts, the
Board made the following decision on the application of SANKATY HEAD GOLF
CLUB, INC., as Owner, c/o Vaughan, Dale, Hunter, and Beaudette, PC, Post Office Box
659, Nantucket, Massachusetts 02554, , and SANKATY HEAD FOUNDATION, INC.,
as Applicant/Lessee, c/o Reade, Gullicksen, Hanley, & Gifford, LLP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 55 -14:
2. Applicant is requesting Special Permit relief pursuant to Zoning Bylaw Section
139- 33.A(1) to alter and extend a pre- existing nonconforming use and, to the extent
necessary, a modification of previously issued Special Permits, in order to demolish a
shed and dormitory and construct a new dormitory in substantially the same location.
The proposed work, a facility upgrade, will not result in an increase in the number of
campers and staff housed on the premises and will meet all dimensional requirements of
the Bylaw. In the alternative, Applicant, a not - for - profit educational corporation, requests
a determination that no relief is necessary pursuant to the provisions of Massachusetts
shown as General Law, chapter 40A, section 3, as the dormitory is ancillary to the educational
Lot 26 program conducted in conjunction with the "Caddie Camp ". The Locus is situated at 100
on Land Sankaty Road, is shown on Nantucket Tax Assessor's Map 49 as Parcel 163, and as he4
Court Plan 2A of hand ` eu Plan 9548 r Evidence of owner's title is registered as Certificate of
9548 -E Title No. 1308 in the Nantucket County District of the Land Court. The site is zoned
Limited Use General 3 (LUG -3).
The Locus is pre- existing non - conforming with respect to use as a private golf club and
with respect to the number of dwelling units on a single lot where a maximum of two are
allowed pursuant to 139- 7.B(1). Approval for the proposed changes has been granted by
the Nantucket Historic District Commission pursuant to Certificates of Appropriateness
No. 61600, 61601, and 61602.
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 was no opposition, written or oral, to the application.
Pa
4. Attorney Marianne Hanley represented the Applicant at the hearing. The
Applicant proposes to demolish a 195 square foot shed and a 545 square foot single story
employee dormitory, as shown on plan entitled "As -Built Plot Plan in Nantucket,
Massachusetts ", dated September 17, 2012, prepared by Emack Surveying, LLC, a
reduced copy of which is attached hereto and marked as "Exhibit A ", in order to
construct a single replacement structure in substantially the same location, with
alterations in volume, shape, and footprint. The existing dormitory was built in
compliance with a 2003 Modification of a prior Special Permit (Decision No. 020 -03,
which modified Decision No. 062 -94) to house up to six caddies. The various dormitories
on site are used to house `campers' enrolled in Camp Sankaty Head, a Caddie Camp in
operation exclusively during the summer months. The Applicant/Lessee, Sankaty Head
Foundation, Inc., a not - for -profit organization operated for charitable and educational
purposes, runs the Caddie Camp in conjunction with the Sankaty Head Golf Club, a
private entity and the Owner of the premises.
The new 1,470 square foot administrative dormitory, as shown on the plan entitled "Site
Plan", dated March 14, 2013, prepared by Nantucket Architecture Group, a reduced copy
of which is attached hereto and marked as "Exhibit B ", will meet the intensity and
dimensional requirements of the By -Law. The proposed dormitory, while 925 square feet
larger than the existing dormitory, will not result in any change in the overall number of
residents currently housed at the camp. The new upgraded structure is intended to provide
more space and privacy, as well as a handicapped accessible room with bath, to both
campers and staff. The caddies who live in the Caddie Camp dormitories are prohibited
from bringing cars to the Island and are either transported in the Club's vehicles or via
public transportation. In addition, there is an existing parking area adjacent to the site for
staff parking.
6. Attorney Hanley suggested to the Board that the no relief is required for the
proposed alterations by virtue of an educational exemption status as it relates to this
application. Specifically, M.G.L. chapter 40A, section 3 (known as the Dover
Amendment) states that no ordinance or bylaw shall "prohibit, regulate, or restrict the use
of land or structures for [ ... ] educational purposes on land owned or leased by [ ... ] a
nonprofit educational corporation; provided however, that such land or structures may be
subject to reasonable regulations concerning the bulk and height of structures and
determining yard sizes, lot area, setbacks, open space, parking, and building coverage
requirements." The nature of exempted "educational purposes" has been defined as "the
process of developing and training the powers and capabilities of human beings" and
preparing persons "for activity and usefulness in life." Attorney Hanley described the
educational nature of the Caddie Camp and asserted that the Applicant clearly met the
standard of the Dover Amendment. Furthermore, the intended replacement structure, or a
substantially similar structure, as proposed, will not result in an increase to any use
nonconformity. No other use or dimensional change is proposed. The changes in the
volume, shape, and footprint of the reconstructed dormitory will neither result in any new
nonconformities nor increase any existing nonconformities.
1 Excerpted from Mark Bobrows&s "Handbook of Massachusetts Land Use Planning and Law, Third Edition", Chapter Four, Exemption and
Immunity, page 131
7. The Board determined that the applicant is a not - for - profit entity operating a camp
(Camp Sankaty Head) for educational use and qualifies for exemption from zoning
regulations under M.G.L., chapter 40A, section 3, and such exemption may be applied to
the ancillary use of the dormitory.
8.. Accordingly, by UNANIMOUS vote, the sitting Board determined that relief by
Special Permit was not required because the applicant's ancillary use of the dormitory to
be altered is exempt under M.G.L. chapter 40A, section 3 and the proposed alteration by
demolition and reconstruction will neither create a new nonconformity nor increase the
nonconforming nature of the Locus.
SIMNATLJRE PAQF-,TO,FQLLQW
Assessor's Map 49, Parcel 163
100 Sankaty Road
Limited Use General 3 (LUG -3)
Dated: lJ 0 \10vlke lZ 2014
Ishown as Lot 26 on LCP 9548 -E
Certificate of Title No. 1308
shevi% as Let 2A
T ..,.,7 h, tu4 Dl.,.., 9540 n
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6an McC y
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Geoffrey Thayer
COMMONWEALTH OF MASSACHUSETTS
County of Nantucket, ss
On the 13 day of �A OJ V W-, 2014, before me, the undersigned notary
public, personally appeared LA -,o- (jo-l- C e,LL i , one of
the above -named members of the Zoning Board of Appeals of Nantucket, Massachusetts,
personally known to me to be the person whose name is signed on the preceding
document, and acknowledged that he signed the foregoing instrument voluntarily for the
purposes therein expressed.
0 LM�
Offici 1 Signature and Seal of Notary Public
My commission expires: LYNtBLt D. YGII.ANS
Notary Public
Commonwealth of Mnssaghygetts
W MY Ccmmiss*on Fxpir#.*
Dow nsbi*r 23, 2073
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