HomeMy WebLinkAbout077-86Or7q- S;�� 76
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
August 5, 1986
Re: NOBADEER NANTUCKET CORP. (077 -86) and (064 -86)
Enclosed, please find notice of a decision of the BOARD
OF APPEALS which has this day been filed with the Town
Clerk.
Any appeal from this action shall be made pursuant to
Section 17 of Chapter 40A of the General Laws, and shall
be-filed within twenty (20) days after this date.
BOARD OF APPEALS
� SS ve-
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS, at a Public Hearing held on FRIDAY, JULY 250
1986 at 1:30 p.m. in the Town and County Building, Nantucket, made the
following Decision upon the Application of NOBADEER NANTUCKET CORP.
(077 -86) and (064 -86) address c/o Tuchman, Hale and Dorr, 60 State Street,
Boston, MA 02109.
1. Applicant seeks (in 064 -86) VARIANCE relief from the requirement
of 16 employee parking spaces under Zoning By -Law SECTION 139 -18, speci-
fically 18I, to be replaced with 16 spaces for conference room parking.
In the alternative, Applicant seeks relief by SPECIAL PERMIT (or Variance)
under SECTION 139 -18E to allow the 16 employee parking spaces to be lo-
cated on abutting Lot 38 (Land Court Plan 16514 -G) zoned RESIDENTIAL -2.
By comparison Application (077 -86)9 Applicant requests a VARIANCE to
reduce by 16 the total number of employee parking spaces required for
Applicant's Major Commercial Development ( "MCD ") known as the "NANTUCKET
INN" (see Planning Board Special Permit No. I -841 as amended through
July 23, 1986). If relief is granted, the total of parking spaces required
for the amended development would not exceed those169 constructed in
accordance with the MCD plan.
2. The premises are located on four lots together fronting on
MACY LANE (No . 31 and 32) opposite the Airport entrance and extending
back along the northerly side of Town -owned MILLERS WAY. The MCD is lo-
cated on Assessor's Parcels 68 -52.1 and 52.2 (Land Court Plan 16514 -3,
Lots 196 and 197, Cert. No. 6072, 8826 and 8430) and zoned RESIDENTIAL -
COMMERCIAL. A single- family residence for the MCD manager and family
plus an Employer Dormitory for 12 MCD employees are permitted on Assessor's
Parcels 69 -119 and 173 (see our Special Permit of July 25, 1984 to Appli-
cant's predecessor A. Preston Manchester in case 051 -84) and actually
located on 119. These parcels 173 and 119 correspond to Lots 37 and 38,
Land Court Plan 16514 -G (Cert. 4357) and are zoned Residential -2.
0
(077 -86 and 064 -86) -2-
3. With concurrence of Applicant's counsel, Applications 064 -86
and 077 -86 were consolidated for the July 25, 1986 hearing and this
Decision.
4. Our findings are based upon the records of the Applications for
Special Permits I -84 and 051 -84, the Application papers now before us,
correspondence, viewing, and plans and testimony received at our hearings
of June 27, 1986 and July 25, 1985 (to which the 064 -86 hearing was
continued from Julu 11, 1986). See especially "Site Utilization Plan"
marked as our Exhibit A and incorporated herein by reference.
5. The Planning Board's original decision of May 22, 1984 allowed
by MCD Special Permit I -84 the construction of a hybrid hotel /motel com-
plex on Lots 196 and 197 in the Residential - Commercial zone. In paragraph
6 the issuanceand continued validity of a Certificate of Occupancy
was conditioned on provision of housing for at least 12 employees plus
manager's quarters, on the MCD site or on residential Lot 38 per sketch
plan. We are presented simply with a question ancillary to this Major
Commercial Development, i.e., to what extent employee parking required
for this commercial project may properly be waived on Lots 196 and 197
by our grant of a Variance so that these same spaces may instead satisfy
an increased requirement for off - street parking with enlargement of the
MCD conference /public assembly facility pursuant to the July 23, 1986
amendment of Special Permit I -84.
6. The zoning chapter, following a 4/84 ATM amendment , does not
allow grant of a use variance such as would allow commercial parking on a
residential lot. Such parking is, of course, both permitted and required
on a residential lot to the extent and only to the extent, ancillary to
a properly permitted commercial use. On lot 38 where the Employer Dormi-
tory is now located, we find that no less than 9 and no more than 11
spaces would be reasonably ancillary to dormitory occupancy between 12
(the minimum occupancy to be provided in compliance with Special Permit
I -84) and 18 maximum. Two spaces are reasonably ancillary to the manager's
single- family residential use. We condition relief on these 11 to 13
parking spaces being provided but not being available to thos Nantucket Inn
employees who are not resident on Lot 38, nor to guests of the Inn, for
R
(077 -86 and - 64 -86) -3-
such uses would be improper extensions of the MCD commercial activity
into a residential zone. Parking on Lot 38 is to conform substantially
to Exhibit A.
7. In favor of Variance relief for employee parking on Lots 196
and 197, Applicant notes that the 16 space requirement is based on a total
of 40 employees, 12 to 18 of whom will have Lot 38 parking as dormitory
residents. Parking requirements umder Section 139 -181 are properly de-
termined for employees based on the number on maximum shift, here said to
be 25. With the parking space requirement calculated on this basis, Appli-
cant would be satisfied with Variance relief for 9 required employee spaces.
8. Applicant notes mandated availability of trans, also overlapping
requirements of spaces for guest rooms, restaurant and convention spaces
largely for the same guests and their cars (but see section 139 -18D). This
largest of Nantucket inns would have, with the present 169 spaces, pro-
portionately more parking than any comparable inn. With proximity to the
Airport, car use is minimized. The complex has such variety of facilities
as to minimize need of guest automobiles and demands for off - street
parking. Elimination of retail shops red ces non -guest parking needs.
9. The Planning Board recommended relief for 9 parking spaces with
a proviso corresponding to our condition noted in paragraph 6 above,
this in response to our letter requesting clarification.
10. In opposition, parites in interest urged that we not allow
MCD employee parking on Lot 37 to the extent it might be further intru-
sion of commercial activity into a residential zone. Our conditions in
Paragraph 6 above answered this concern. Abutters living on Nobadeer Way
to the northeast ask that the perimeter fence required by Special Permit
I -84 along the northerly lot line of Lot 197 be extended along the easterly
lot lines of Lot 37 and 38 and notherly lot line of Lot 37. This is
specified as a 6 -foot stockade fence scree ned by densely planted hetzii
juniper bushes 6'to8' high at the time of plarhng, Applicant agrees to
provide same and we further condition relief on that being done.
R
(077 -86 and 064 -86)
-4-
11 Applicant owns the 4 Lots in common and proposes tranferring
ownership to such common areas as Lots 38, 37, 196 and 197 to MCD condo-
minium owners. Accordinly, no off - premises parking relief is available
under Section 139 -18E for Lots 196 and 197 MCD uses, on Lot 38. Alterna-
tive relief under that Section must be denied.
12. Applicant notes uniqueness of the MCD configuration on R -C
lots adjacent a residential lot with commercial Employer Dormitory and the
financial hardship if not able to change from retail store use as permit-
ted by the Planning Board, absent Variance relief here. In further support
of the requested Variance, we find that it would not affect generally
the R -C district, strict enforcement of the employee parking requirement
would involve such substantial hardship, and the relief may be granted
without substantial detriment to the public good and without nullifying or
substantially derogating from the intent or purpose of the zoning chapter.
13. Accordingly, by UNANIMOUS vote, this Board GRANTS to Applicant
the requested relief by VARIANCE from the requirement of 9 employee parking
spaces on Lots 196 and 197, subject to the conditions noted above in
Paragraph 6 and 10.
Dated: Augusts, 1986
Nantucket, MA 02554
See "baf 4,4tzs.. 4141 er� /a� BOA
(A14;41 17'e
NAAy E. G /oRvA-Ki, d di! A ,04o41
,�Id iil e) SZZeaZATiOA1 04' &,iWlsS4�
wl�A Pwenwhie'E s 'elp1em6elf io, IyPd
-4�
William R. Sherman
Dorothy D. Vollans
C. Marshall Beale
-1,/
NOTICE
A Public Hearing of the BOARD OF APPEALS will be held on
FRIDAY, JULY 259 1986 at 1:30 p.m. in the TOWN AND COUNTY BUILD-
ING, FEDERAL AND BROAD STREETS, NANTUCKET on the Application of
NOBADEER NANTUCKET CORP. (077 -86) seeking a VARIANCE from the
employee parking requirements of SECTION 139 -18I of the Zoning-
By -Law in conjunction with its Major Commercial Development
of the Nantucket Inn. The Premises are located OFF MACY'S LANE,
ASSESSOR'S PARCELS 68.52.1 and 52.2, LOTS 196 and 197, LAND
COURT CERT. 8430 and zoned RESIDENTIAL - COMMERCIAL.
William R. Sherman, Chairme
BOARD OF APPEALS
Mole: JCeeWI /54 /wry G061- -4-11e4,4/�e/�,� //o4/ 74�/Z
/tow
9
/. r•�
0—
AB-
FEE $100.00 Case No. C/ '✓
SUPPLEMENTARY
APPLICATION TO THE BOARD OF APPEALS
To Board of Appeals Application No. 064 -86
Nantucket, Massachusetts
To the Members of the Board of Appeals:
The undersigned hereby applies for relief from the terms of
(ZONIt ;G BY -LAW) (N T " "' `ao on property described below:
Lcco,tion of Property. Macy' s L�I1Q
Lot Nos. 196 and 197 Land_�nuri Plan No. 16514 -3 (Land Ct_ Cert_ 8430)
Dis!:rict is zoned for Residential Commercial Assessor's #68- 52.1/52.2
Type of structure (Existing ox''1xx hotel
Owner's Name Nobad @er Nantucket Corporation
Owaor's Address c/o R Tuchmann, Hale & Dorr, 60 State Street, Boston, MA 02109
Who* did you acquire this property? 1986
Has application been filed at Building Department? n/a
Has any previous appeal been made ?See Bd. of Appeals application no. 064 -86
:tion of By -Law or Code from which relief is requested:
139 -32, 139 -18.I, 139- 9.B.(4)(b) as amended
Reason for asking relief: See attachment.
Signature of applicant
NOBADEER NANTUCKET CORPORATION
By
ATTACH: (1) A list of the names and addresses 0 each abutting owner
and owner abutting the abutters, and owners within 300 feet.
(2) A check in the amount of $100.00 made payable to the T:, +in
of Nantucket.
(3) Four copies of t1le application and a map or plan showing
the location of the property to be considered.
(4) If the applicant is other than the owner, please indicate
your authority to make this application.
BOARD'S DECISION
Application submitted to Board J r
Advertising dates
Application to Board of Appeals
Concurrent with this Variance application, applicant is
seeking from the Planning Board [in accordance with Section
139- 9.B.(4)(b)], an amendment to the Special Permit for a Major
Commercial Development dated May 22, 1984, to allow a reduction in
retail space and an increase in the conference /public assembly
space. If approved, such amendment will result in an increase in
the total number of parking spaces required by Section
139 -18.I. of the Zoning Bylaw. Therefore, in accordance with
Section 139- 9.B.(4)(b), applicant is requesting a variance from
the Board of Appeals to reduce by 16 the total number of employee
parking spaces required by Section 139 -18.I. for the Major
Commercial Development encompassing Lots 196 and 197.
PN ame
Address
Property Address
OFFICE OF THE 0-r�-EcJQ) 'h �
BOARD OF ASSESSORS
TOWN OF NANTUCKET
MASSACHUSETTS
I certify the foregoing is a list of persons who are owners of land
abutting the property, owners of land abutting the abutters, owners
of land within 300 feet of the property, all as they appear on the
most recent applicable TAX list.
Assessor
Town of Nantucket
Fla +, e