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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
October 91 1986
Re: TOWN OF NANTUCKET, SCHOOL BUILDING COMMITTEE (100 -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.
�.r.-
William R. Sherman, Chairman
BOARD OF APPEALS
BOARD OF APPEALS
TOWN OF NANTUCKET
NANTUCKET, MASSACHUSETTS 02554
DECISION:
The BOARD OF APPEALS, at a Public Hearing held on FRIDAY, OCTO-
BER 3, 1986 at 1:30 p.m. in the Town and County Building, Nantucket,
made the following Decision on the Application of TOWN OF NANTUCKET,
SCHOOL BUILDING COMMITTEE (100 -86) address c/o the Supt. of Schools,
Sparks Ave., Nantucket, MA 02554.
1. Applicant seeks a VARIANCE from SECTION 139 -21 of the Zoning
Code to construct a new NANTUCKET PUBLIC HIGH SCHOOL with roof heights
exceeding the 30 -foot maximum, also a VARIANCE from the full parking
requirements of SECTION 139 -18. The high school is to be located on
the lots which the Town owns in common with other contiguous lots,
namely:
STREET
ASSESSOR'S MAP /PARCEL PLAN BOOK /PAGE
10 Surfside Road 55 -137 9 -43
(Cyrus Pierce and present H.S.)
Sparks Avenue (football field) 55 -242 113 -192
(these two herein referred to as the "premises ")
Sparks Avenue (Newtown Cemetary) 55 -241
Off Surfside Road 55 -425 132 -471
30 Surfside Road
(elementary school /teen center) 55 -101 18 -88 Lot 1
Surfside Road 55 -100.2 20 -60 Lot 3
These lots are all in the RESIDENTIAL -10 zoning district.
2. Our filings are based upon the Application papers including
presentation drawings marked A 301, A 302, S 1 and "Building Sections ",
and viewings,Atestimony and representations received at our hearing.
Drawing S 1 provides a site plan including parking layout with interior
roadways. The other drawings show projected roof heights and are under-
stood to be not finally definitive pending completion of review by the
Historic District Commission ( "HDC ").
(100 -86)
-2-
3. As we understand it, proposed heights are as follows:
AREA
"ANTICIPATED RANGE"
EXPECTED FINAL HEIGHT
800 -seat Auditorium 49' - 54' 51'
3 -story classroom 42' - 47' 45'
(lower level below mean grade)
full -sized swinning pool 41' - 46' 44'
If flat -roof structure were permissible under HDC statute and regula-
tions, functional requirements in these areas would generally not
necessitate variance relief from the 30'- height limitation. However,
some elevated structure associated with the auditorium stage is pre-
ferably above the limit to function well. In any event, ornamental and
aesthetic roof pitches and configurations m�dated by the HDC make
necessary the relief requested to reach the Town's objectives for the
new high school.
4. While pre- zoning buildings do, in some instances, have
heights greater than 30 feet, we know of no precedent for grant of a
variance under Section 139 -21. Nonetheless, Applicant meets all the
requirements, is unopposed and has the favorable recommendation of the
Planning Board. The project has the full support of the community
evidenced at the 1986 Annual Town Meeting and subsequent design hear-
ings. Legal requirements make the circumstances unique in this zoning
district. The Applicant has invested heavily to reach this design stage.
Delay would jeopardize funding and work a severe hardship. Section
139 -21 itself contemplates some excess of height for ornamental or
aesthetic Purposes which may charaterize a specific type of institu-
tional building. We emphasize, however, that exception to the 30 -feet
limit is rare indeed.
5. We are satisfied that the proposed heights will not jeopardize
safety as the Nantucket Fire Department's present and new ladder trucks
have 75 -foot capability. The following conditions are necessary to
(100 -86)
-3-
ensure ease of access for fire and emergency vehicles (typically 12-
feet wide):
(a) The present 14' -wide one -way road running east -west
along the southerly line of Parcel 55 -137 will be
wid7ened to 24 feet;
(b) The entry and exit lanes for the bus parking area
proposed in parallel with Surfside Road will be widened
to 24 feet;
(c) The northerly entry to the proposed courtyard formed
by the industrial arts wing will be at least 16 feet
wide, and access directly from Sparks Avenue to the
courtyard interior will be available at all times for
emergency vehicles.
6. Parking requirements for the new high school will be added
to those, if any, for the present high school, which is to remain for
use as a new middle school. If the full number per Section 139 -181
is based upon 1 for each 4 seats in places of assembly, i.e., the new
800 -seat auditorium, 200 off - street parking spaces would be called for.
Applicant's plan shows a provision of 150 in dispersed areas suscepti-
ble to screening. Given the contiguous lots, the full 200 arguably
could be provided. However, safety considerations dictate small, level
areas relatively close to building entries. Full parking demand is
not occasioned by student assemblies but by town meetings, special
performances and other rare occasions, usuallg after school hours. The
land falls away to the east (from the present baseball diamond) so
that topography also limits areas for further parking.
7. Applicant plans to meet Section 139 -18F screening requirements
and accepts the conditions that the southerly parking area spaced just
to the east from a group of residences will be screened with an 8 -foot
fence to deter student trespass, and bushes of appropriate species
(100 -86)
-4-
such as arborvitae will be well maitained along the residential
side for visual screening. The loading area near the kitchen will be
appropriately screened.
8. Exterior lighting shall not be obtrusive from the perspective
of adjoining residential lots.
9. No auto body shop or the like shall be located between the
above -noted 24' wide roadway and the residential lot line to the south
and no parking allowed theralong. (Residents have requested fence -
type screening.)
10. Parking relief was recommended by the Planning Board and
unopposed subject to the conditions specifically stated above.
11. We are able therefore, properly to find that the relief
sought is in harmony with the general purpose and intent of the zoning
chapter of the Nantucket Code, Subject to the above - stated conditions,
Applicant has established the requisites for the Variances.
12. Accordingly, by UNANIMOUS vote, this Board GRANTS to Appli-
cant the requested VARIANCES with respect to building height and
parking to construct the new high school, parking areas (and access
ways on the premises) substantially as proposed, with those conditions
specifically noted above.
Dated: October 9, 1986
Nantucket, MA 02554
Andrew J. Leddy, Jr.
X&W'd41 44/ y, ilozlol'
,, ,
William R. Sherman
Dorothy D. Vollans
NOTICE
A Public Hearing of the BOARD OF APPEALS will be held on
FRIDAY, OCTOBER 3, 1986 at 1:30 p.m. in the TOWN AND COUNTY BUILDING,
FEDERAL AND BROAD STREETS, NANTUCKET, on the Application of THE
TOWN OF NANTUCKET (100 -86) through its SCHOOL BUILDING COMMITTEE
seeking a VARIANCE from the SECTION 139 -21 30 -foot roof height
restriction and from the full parking requirements of SECTION 139 -18
of the Zoning By -Law. If granted, the Applicant would be allowed to
construct a proposed school building and ancillary facilities. The
premises are located at 10 SURFSIDE ROAD, Assessor's Parcel 55 -137,
Plan Book 9, Page 43, and zoned RESIDENTIAL -2.
William R. Sherman, Chairman
BOARD OF APPEALS
%B -1
FEE $100.00
Case No.
APPLICATION TO THE BOARD OF APPEALS
Nantucket, Massachusetts
To the Members of the Board of Appeals:_
'The undersigned hereby applies for relief from the terms of the
('ZONING BY- LAW)(BUILDING CODE) on property described below:
Location of Property Atlantic Avenue
Lot No. 55 137 (assessor's map) Plan No.
District is zoned for R 10 _
Type of structure(Existing or Proposed) or proposed use: school
owner's Name Town of Nantucket
Owner's Address c/o School Bldg. Comm., Supt. of Schools, Nant. MA 02554
irhen did you acquire this property? 1931
Has application been filed at Building Department? No
Has any previous appeal been made? No _
:C'CtlOn of Fay -Law or Code from which relief is requested:-139-21 _
height limitation and 139 -18 parking
j,,e.tson for asking relief: construction of school building and ancillary
facilities requires . roof height t i.n excess of-30'; a Uwances -for -parking
are not sufficient to meet uses.
Nantucket School Building Si n e of �J.icant
Committee
h
- Chairman
(1) A list of the names and addresses of each abutting owner
and owner abutting the abutter:.
(2) A check in the amount of $1.00.00 made payable to the 'I'(-wrn
of Nantucket..
(3) Four copies of the 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
Advertising dates
Ilearing date (s)
Decision of Board
l.)ecision filed with the Town Clerk
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BOARD OF APPEALS
List of parties in interest in the matter of the petition of:
Name Town of Nantucket
Address Atlantic Avenue
Property Address Atlantic Avenue
Map 55 Parcel 137
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I certify the foregoing is
a list of persons who are owners of
land abutting the property
and owners of land directly opposite
the property on any street
or way, and owners of land within
300 feet of the property, all
as they appear on the most recent
applicable tax list.
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0O55-266
CRAIG AL[XANDER
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MA
02551
LC PL 35763-A
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0O55-3782
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S�{ER8UKNE ASSOCIAl[S
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P! F����`� ST
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*CHAMGFD
Z[RU MAIN ST
I(-00176
PS-157
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NANTUCKET MA
-
0255i
LOT 2 PL.
BK 20 PS
113
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TOP< AND PROPERTIES
*CHANOED
1323 SE 17 ST
M-001sp
PO-312
01/ /91?
C/O ROBERTS REALTY
TRUS'T
poss-900
WALSH DONALD & KAY
0002A
AMA To*,*
268 SAVIN HILL AVE
EK-00210
PO-015
01/2o/91
it PL
2K 22
PO At UNTT 1.
�---------- o - - _ _
ASSESSORPS DATA FTLE OUPDArED- 0WIT/So SUN tic' FRANTHMM
& BILLING ADBRES03
PROPERTY PEW WD BUT
.............................. . ......... ............... ... ............... . ............... .................. ........................ . ...... ........ ....... .... .... ..... . .... ...... .... .... . . ................ .... ... ................ ....... .
W
----- -- 005475-90? J
-X-C'FIANGED 194 CEDAR TREE NECK 161 EAQ-00215 PO-065 96/07/on llh��
WM-*,• :. T(Ml�- M11-1-S MA LOT W Fl- PK,
........ ........ ........ ........ ........ ........ ........ ........ ........ .... .... .... .... ................ .... . . ........ ....... .... ... ............ ....................... ... ................ ............ .. ... ..........
0035-903 MTLUER HAL.
--K-,HAN6F:D 240 E EVERGREEN AVE P•-•0202 PS-211 OYI P
PA 19118 LOI •10 M MN :22 FS M; WITT I
....... ........ ........ ........ ........ ... .... ........ ... . . ....... ........ ........ . I ...... ........ .... . .. ........ .... ... ... .... ........ ........ ........ ........ ....... .. . .... ........ ........ . ...... ........ ........ .... .. ........ .... .... ........ ...
VAN ALsrYNE RG & PIZZA AP
f.,/0 MU Fay; AY 111II.-IN F'I
"50 F'AFKV-.:R '3,T B1i; -00201 •C-276 0•/ /9.*.*y
'Y'ON MA 02123 LOT in PL R• 22 FS 16 MIT 5 10,
7
14
144
1451k
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LAW OFFICES
' HOLMES, HAYS & FITZGERALD
35 CENTER STREET
NANTUCKET, MASS. 02554
WAYNE F. HOLMES
WILLIAM H. HAYS III
JULIE A. FITZGERALD
August 20, 1986
William Sherman, Esq.
Chairman
Board of Appeals
Nantucket, MA 02554
AREA CODE 617
228 -0052
Re: Nantucket School project
Dear William:
Enclosed is the application of the Town of Nantucket
by its School Building Committee, for relief from the
Provisions of the Zoning Bylaw as those provisions re-
late to parking and to height limitations.
Plans are not included except for the assessor's map
indicating the locus. I request permission to submit a
set of detailed plans at the time of the hearing.,The
plans involved in this application are voluminous and
are simply too bulky for filing. I will provide the Plan-
ning Board with a set of the plans for their use in con-
sidering this application.
Also enclosed is the abutters' list and the filing
fee of $100.00.
very truly yours,
W
Wayne F. Holmes
cc Mrs. Madelyn Perry
Clerk
Town of Nantucket
Dr. John J. O'Neill
Supt. of Schools
%13 -1
--
FEE $100.00 Case No.
APPLICATION TO THE BOARD OF APPEALS
Nantucket, Massachusetts
To the Members of the Board of Appeals:
The undersigned hereby applies for 'relief from the tercns of the
(ZONING BY- LAW)(BUILDING CODE) on property described below:
1,0cation of [property Atlantic Avenue
Lot No.
- -55 137 (assessor's map) plan No. _ —
District is zoned for R 10
Type of structure(Existing or Proposed) or proposed use: school
Owner's Name Town of Nantucket
O', ;ner's Address c/o School Bldg. Comm., Supt. of Schools, Nant. MP. 02554
when did you acquire this property'? 1931
Has application been filed at Building Department? No
Has any previous appeal been made? No
:,:>ctiuti of By -Law or Code from which relief is requested:
height limitation and 139 -18 parking
139 -21
for asking relief: construction of school building and ancillary
facilities requires roof heig t ni excess of-30'; ail nces -for par ing
are not suffic ei nt to meet uses.
Nantucket School Building Si'n c� of �l.icant
Committee
b. _
Chairman
+I'TAC:h: (1) A list of the names and addresses of each abuttiny owner and owner abutting the abutter:,,.
(2) A check in the aniount of $1.00.00 mado payable to the Town
of Nantucket.
(3) Four copies of the 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
:'advertising dates
Hearing date(s)
Decision of Board
Decision filed with the Town Clerk
. _ . . iM
LAW OFFICES
HOLMES, HAYS & FITZGERALD
35 CENTER STREET
NANTUCKET,MASS.02SS4
WAYNE F, HOLMES
WILLIAM H. HAYS III
JULIE A. FITZGERALD
William Sherman, Esq.
Chairman
Board of Appeals
Nantucket, MA 02554
Dear William:
AREA CODE 617
228 -0052
August 20, 1986
Re: Nantucket School project
Enclosed is the application of the Town of Nantucket
by its School Building Committee, for relief from the
provisions of the Zoning Bylaw as those provisions re-
late to parking and to height limitations.
Plans are not included except for the assessor's map
indicating the locus. I request permission to submit a
set of detailed plans at the time of the hearing. The
plans involved in this application are voluminous and
are simply too bulky for filing. I will provide the Plan-
ning Board with a set of the plans for their use in con-
sidering this application.
Also enclosed is the abutters' list and the filing
fee of $100.00.
Very truly yours,
ti
Wayne F. Holmes
cc Mrs. Madelyn Perry
Clerk
Town of Nantucket
Dr. John J. O'Neill
Supt. of Schools
--
FEE ~ , $lQU 00
Cuao No.
'
APPLICATION I0 THE D0&8D OF /lPPE/\l.S
�outuckp�, 0�assazbus^�tts
'!'u tile H'';rbers of the Board of Appeal!,:
The uudezoignpd hereby applies �u� c�lief frmn tbp teuxs uf L>/u
(�O0l�(; Di-LAW) (BDIl,DI0G CODE) on property desrcibed below:
|z/c.�Linn of Property Atlantic Avenue
1p� ��o ^ Plait S5 l37 (assessor's map) -�----------------------------- ----'
' i/ 0o,
"'strict is zoned for D 10 �-'-----------'-----'-------
Pe oƒ struoture(Existing or Proposed) or prupose(,j uae: school '--------
0a/ne Town of Nantucket ---------'--------
x/icc's Ad8zeos c/» �o�o»l Bldg. Comm,, Supt. of Schools, Y'ant. ---['----'
did acquire this property? 1931 ------------- ---
.Wi'lic./Lion been filed at 8uilding Department'-, No ---------'--
A/`�' [`roviuus appeal been niade7 No --------------------------
t ).j/j uf 13%-- Law or Code from �vbic�- relief is zoyucnted� I39-2I
height limitation and I39-I8 parking -'-'----------------
./�u// loz relief: construction of school building and ancillary -
facilities requires roof �- ��IZi�J���\z��-��� Inq
���t� su�������� - ----- ----------- -----
� �o uo���
are oseo- --' ---' ----- ---------
'- --- '-'---
Nantucket School Building Si ---'---- ----'
Committee
b��-\��
Chairman--- ` ---
C}i (}) J\ list Of the names and add/coseo o{ (,acjj ab�/tting C.wuor
and owner abutting the abu�Ler��,
<2) /\ check in tbC oo1ouuL of �100.00 mnd'/ payab]c Lo �|/o 'l'')wu
of Nantucket.
(�) Four o{)p��o o� the appli��tiou aud a map oz �l�u sbowiog
the location of the property to be considered'
(4) If the applicant- is other tban tbe ox/iez/ l/lpaop j/',liratc
your authority to make thi� u{`glicati(,u,
HOARD'S' UCCISl0{J
�/'Pljcntioo subnitted to Board
�drertisiug dates
Henrinq date(s) -------------------'
becision of Board -------
filed with the Towo Cleck ---------'---�----�----