HomeMy WebLinkAbout069-06
TOWN .OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: ~kr b
, 2 ocJCp
To: Parties in Interest and. Others concerned with the
--15eclslon- of the BOARD OF APPEALS in the Application of the
following:
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Owner/Applicant:
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Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has'
.. f
this day bee~ filed in 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 an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
com~laint and certified copy of the necision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
4~~t~.~
t1~ t)~ Chairman
ce: Town Clerk
Planning Board
Building Commis~ioner
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PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING-TO NANTUCKET
ZONING' BY-LAW ~139-30I (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
2 Straight Wharf, Nantucket
Assessor's Map 42.3.1, Parcel 135
Residential-Commercial
Land Court Plan 35722.A
Certificate of Title No. 21819
DEOSION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on
Friday, August 11,2006, opened and continued to September 8, 2006, at 1:00
P.M., in the Conference Room at 2 Fairgrounds Road, Nantucket, Massachusetts,
the Board made the following Decision on the Application in BOA File No. 069.
06 of NIR RETAIL LLC of 10 Amelia Drive, Nantucket, MA 02554 in connection
with property known as 2 Straight Wharf, Nantucket, Massachusetts.
2. Applicant is seeking relief by SPECIAL PERMIT under Nantucket
Zoning By-law Section 139-33A (alteration/ expansion of a pre-existing
nonconforming structure/use), Section 139-18 (parking requirements), and, to
the extent necessary, Section 139-20 (Off-street loading facilities). Applicant
proposes to divide the first floor commercial space into three separate retail units
and convert the second floor's commercial storage space into an apartment.
Applicant is asking the Board to waive all parking spaces and any loading zone
associated with such uses as no parking or loading zone is currently provided on
site and no spaces are planned. The existing retail use and storage space
currently requires 29 parking spaces. The new uses would require 26 spaces. In
1995, the Board of Appeals granted relief to divide the first floor commercial
space into two separate retail units in the Decision in BOA File No. 053-95, which
special permit was never utilized and has arguably expired.
The Premises are located at 2 STRAIGHT WHARF, Assessor's Map
42.3.1, Parcel 135, Land Court Plan No. 35722-A. The property is zoned
Residential-Commercial.
3. Our Decision is based upon the Application and accompanying
materials, representations and testimony received at our public hearings. The
Planning Board made no recommendation finding that the Application did not
present any issues of planning concern. No abutter comment was received either
in favor of or against the application and there were no letters on file.
4. Applicant, through counsel, represented that the Locus, consisting
of a conforming lot with a non-conforming structure that pre-dates the 1972
enactment of the Nantucket Zoning By-law and is therefore validly
grandfathered as to setback from Easy Street and Still Dock, as to ground cover
ratio with an existing ground cover ratio of approximately 85% and as to the lack
of parking and loading zone on site. The structure is clearly visible in
substantially the same configuration and location on the 1957 aerial in the Town
of Nantucket records. There historically has not been sufficient room for parking
or loading on the site and no parking is planned as part of this Application. The
building has been commercially used consistently since a time before 1972 and is
currently used as a single retail space on the first floor with ancillary commercial
storage on the second floor. Applicant now proposes to divide the first floor
retail space into three separate retail units and convert the second floor storage
space into a single-family residential dwelling unit with up to three bedrooms.
The Applicant also proposes to expand the existing nonconforming mechanical
area on the northerly rear side of the structure to accommodate additional air-
handler units. In order to address concerns from the Board as to the density of
the proposed use expressed at the first public hearing, the Applicant modified
the proposal to separate the existing single retail space into three spaces by
reducing the request to two retail spaces. Applicant also agreed to move the
mechanical units inside the building eliminating the need to expand the existing
fuel storage area to accommodate the new air-handler units. No increase in
ground cover is proposed. The creation of a front entrance ramp to provide for
handicap accessibility to the retail units and various other window, door, dormer
changes and other additions have been approved in Certificate of
Appropriateness No. 49,153 issued by the Historic District Commission.
5. The parking requirements for the site are calculated as follows:
Present Use
Retail store, 4,450 sq. ft. (1/200)
Storage 3,640 sq. ft (1/900)
Employees at peak shift - 10 (1/3)
Total
Required Spaces
22
4
.2
29
Proposed Use
Retail space total of 4,100
Retail Store, 2,250:!:. sq. ft (1/200)
Retail Store, 1,850+ sq. ft (1/200)
Employees at peak shift on site 8 (1/3)
With up to four in each unit
Apartment
Required Spaces
21
3
Total
1
25
The Premises are situated in an area where most of the retail customers will be
accessing the stores on foot with a large parking area directly across the street
available. There are area loading zones for retail stores located within the public
ways proximate the sites which are readily available for deliveries to multiple
commercial properties in the area, including the subject lot. The plans submitted
by the Applicant show that the nonconforming parking space located to the rear
of the structure on Still Dock would be maintained.
2
6. Therefore, based upon the foregoing, the Board finds that the
proposed intensification of the use of the nonconforming structure, including
structural alterations, would not be substantially more detrimental to the
neighborhood than the existing use and nonconforming structure. The Board
also finds that compliance with the parking and loading zone requirements
would be physically impossible for the Applicant to provide on site as the
structure covers about 85% of the lot and a waiver of the required parking and
loading zone would be in harmony with the general purposes and intent of the
By-law and not contrary to sound traffic and safety considerations. A grant of
relief would also be consistent with similar relief granted by this Board for other
properties in the downtown commercial area of the Town.
7. Accordingly, by a UNANIMOUS vote, the Board of Appeals
GRANTS the requested relief by SPEGAL PERMIT under Nantucket Zoning By-
law Section 139-33A, to allow the alteration of the existing building by increasing
the single retail unit to two retail spaces on the first floor and conversion of the
storage area to a single-family residential dwelling on the second floor as
proposed; and under Nantucket Zoning By-law Section 139-18 and Section 139-
20 to waive the required parking and loading zone spaces. Relief is conditioned
upon the following:
a. There shall be a maximum of two separate retail units on the
first floor, without further relief from this Board; and
b. There shall be a maximum of one apartment with a
maximum of three bedrooms on the second floor of the
structure, without further relief from this Board;
8. In separate action, by a UNANIMOUS vote, the Board waives the
site plan review required under Nantucket Zoning By-law Section 139-23.
Dated: October ~ , 2006
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, AUGUST 11,2006 in the Conference Room, 2 FAIRGROUNDS
ROAD. FORMERLY KNOWN AS THE NANTUCKET ELECTRIC COMP~
BillLDING. WITH AN ENTRANCE FROM OLD SOUTH ROAD. FIRST RIGHT
AFtER FAIRGROUNDS ROAD COMING FROM TOWN WITH ENTRANCE
FROM THE FRONT OF THE BUILDING, Nantucket, Massachusetts, on the
Application of the following:
NIR RETAIL LLC
BOARD OF APPEALS FILE NO. 069-06
Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconfonnmg
use/structure), Section 139-18 (parking requirements), and, to the extent necessary,
Section 139-20 (Off-street loading facilities). Applicant proposes to divide the first floor
commercial space into three separate retail units and convert the second floor's
commercial storage space into an apartment. Applicant is asking the Board to waive all
parking spaces and any loading zone associated with such uses as no parking or loading
zone is currently provided on site and no spaces are planned. The existing retail use and
storage space currently requires 29 parking spaces. The new uses would require 26
spaces. In 1995, the Board of Appeals granted relief to divide the first floor commercial
space into two separate retail units in the Decision in BOA File No. 053-95, which
special permit was never utilized and has arguably expired.
The Premises is located at 2 STRAIGHT WHARF, Assessor's Map 42.3.1,
Parcel 135, Land Court Plan 35722-A. The property is zoned Residential-Commercial.
!J((h
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET,MA 02554
CASE NO. OG-9~0
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): NIR RETAIL LLC
Mailing address: c/o New England Development, One Wells Avenue, Newton, MA 02159
Applicant's name(s): Same
Mailing address: Same
Locus address: 2 Straight Wharf Assessor's Map/Parcel: Map 42.3.1 Parcel 135
Land Court Plan/Plan Book & Page/Plan File No.: 35722-A Lot No.:
Date lot acquired: 06/21/2005 Deed Ref.lCert. of Title: Doc No. 112300 Zoning District: RC
Uses on Lot - Commercial: N one Yes (describe) Retail Building
Residential: Number of dwellings _Duplex_ Apartments _Rental Rooms_
Building Date(s): All pre-date 7/72? Yes OR
Building Permit Nos: 5479-87 and 11909-95
Previous Zoning Board Application Nos.: 053-95
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:
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See attached Addendum A
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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and pe ties of perjury.
R Retail L C
SIGNATURE: Applicant / Attorney/Agent X
(If not owner or wner's attorne , please enclose pr of of agency to bring t s matter before the Board)
rf ~ F RZ FFICE USE
Application received on:~ll ~ By: Complete: Need copies?:
Filed with Town Clerk(=1.)~1J:0Plannihg Buard:_i 1_ Buadillg Dept. I By:
Fee deposited with Town Tressnrer:::+ ~ By:(iiij2 Waiver requested?: _ Granted:-' -'_
Hearing notice posted with Town Clerk: 7_~ Mailed:_J.i~ llift&M:~fl, (/([p& f/3JCf;?
Hearing(s) held on:_I----'_ Opened on:----'----'_ Continued to:----'_/_Withdrawn?:-/---1-
DECISION DUE BY: _/----'_ Made:_/_/_ Filed wffown Clerk:----'_/_ Mailed:----'_/_
DECISION APPEALED?: _/_/_ SUPERIOR COURT: LAND COURT
Form 4/03/03
Addendum A
Application of NIR Retail LLC
The Applicant is seeking a Special Permit under Nantucket Zoning Bylaw
Section 139-33A, Section 139-18B, and to the extent necessary Section 139-2OC to
alter a non-confortning building and waive the parking space and loading zone
requirements in conjunction with proposed modifications to the property at 2
Straight Wharf. Currently this building, which is non-conforming as to setback
(with no setback from Easy Street and approximately 4 feet from Still Dock) and
ground cover ratio (approximately 85%)1 is used as a single commercial building
consisting of one retail tenant on the first floor and storage for that retail tenant
on the second floor, with no parking spaces or loading zone provided. The
proposal is to divide the first floor commercial space into three retail units as
shown on the attached floor plan and to convert the second floor's commercial
storage to an apartment.
In 1995, the Board granted approval to divide the single retail space into two
retail spaces, but that relief has expired. Given the size of the building, there is
no area on the lot for parking or loading. Parking spaces and loading zones are
generally available in the area. The attached table shows that the reconfigured
building actually requires fewer parking spaces than the existing building.
Applicant also proposes to expand the pre-existing non-conforming mechancial
area on the northerly (Still Dock) side of the structure by placing air handler
units no closer to the property line than the existing oil tank.
2 Straight Wharf
Parking Requirements
Present Use
Retail store, 4,450 sq. ft. (1/200)
Storage 3,640 sq. ft (1/900)
Employees at peak shift -10 (1/3)
Total
Proposed Use
Retail Store, 1,696 sq. ft (1/200)
Employees at peak shift - up to 4 (1/3)
Retail Store, 706 sq. ft (1/200)
Employees at peak shift - up to 4 (1/3)
Retail Store, 1955 sq. ft (1/200)
Employees at peak shift - up to 4 (1/3)
Apartment
Total
Required Spaces
22
4
-1
29
Required Spaces
8
1
4
1
10
1
-1
26
Town of Nantucket Web GIS
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Sale pate
Sale Price
Book/page
Lot Size
42.3.1 135
2 STRAIGHT WF
NIR RETAIL LLC
NEW ENGLAND
DEVELOPMENT
ONE WELLS AVE
NEWTON, MA 02459
06/22/2005
$55,000,000
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069Z00
0024.3
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET. MASSACHUSETIS 02554
. 1995
'.ugust. 18
Dat.e:
CERTIFIC~TE OF GRANTING OF ~~lXM<<XX~~1 3lXSPECIAL PER:tIT
(MaSsachusetts General LaVS, Chapter 40A. section 11)
The BOARD OF APPEALS of the TOWN OF NANTUCKET. hereby certifies
that a ~~ SPECIAL PERMIT has been GRANTED:
To:(ovner/APplica~t)
Sherburne Associates Realty Trust. (OS3-9S)
~ddreS6 :
clo Reade and Alger, p.O. BoX 2669, Nantucxet, KA
02584
affecting the right.s of the ovner/Applicant vith respect to land or
building 3t:
2 Straight Wharf, Assessor's Hap 42.3.1, Parcel 13S.
Land Court Plan 35722-1\,
cert. of Title
~~<<~~~<<~: 12,975
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And the BOARD OF APPEALS further certifies that the at.tac~ed
Decision is a true and correct. copy of its Decision GRANTING the
l(A1l1~~mllt'XDCX SPECIAL PERtHT and that copies of the ~.ecision ar.~ cf
all plans ref~rred to in the Decision have been filed with the ?la~nin;
Board and the To~n Clerk.
\
The BO~RC OF APPEALS ca~ls to the attention cf. the ovnerl
Applicant that. General Lays. Chapter 40A. Section 11 (last. paragra?h)
provides that no 7lUl(U~l~X'ltPECIAL PEiUIIT. or any EXTENSIOf\.
HODIrICI\TION or RENEWAL thereof, shall take effect. unt.il (a) a CO?y of
t.he Decision is certified by the ~ovn ClerX that TWENTY (20) days have
elapsed after the Decision has been filad in the office of the To':n
Clerk and no appeal has been filed (o~, if such appeal has been filed,
that. it has been dismissed or denied) and (b) t~e certified copy :s
recorded in the R~9istry of Deed~ for the countf of Nantucket and
inde~e~ in the grantor index unde~ the name of the ovnec of Record or
is recorded and noted on the ovner's Cert;ficate of Title. Tho fee for
sucn recording or registering shall be paid by Lhe Ovner!APplicant.
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00249
069200
NANTUCKET ZONING EOARO OF APrEALS
South Beach Street
Nantucket, Massachusetts 02554
Assessor's Map 42.3.1, Parcel 135
Certificate of Title No. 12975
Residential-Commercial
Land Court Plan
No. 35722-A.
2 Straight Wharf
~i
DF:Cr~ro~:
I
. 1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, August 11. 1995, at 1:00 P.M.. in th~
Select~e~'s Meeting Room. in the Town and County Building, Broad
St reet, Nantucket. Massachusetts.. the Board made the following
decision on the application of SHERBURNE A.SSOCIATES REALTY TRUST.
c/o Reade k Alger Professional corporation, Post Office Box 2659.
Nantucket. Massachusetts 02584, File No, 053-95:
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2. The Applicant is seeking a SElECIAL ElERMIT under
Nantucke': Zoning By-law 5139-18.BD) (parking requirements). to
the extent necessary. and a SPECIAL PERMIT under 5139-20.C
(loadi~g zone requirements). Applicant p~oposes to convert 4,450
sq~are feet o! floor area of a~ existing structure currently used
for one (11 retail establishment, with 3.640 square feet of
ancillary sto~age,and ten (10) employees at peak shift. to two
(2) retail establishments without any expansion of the footprint
of the structure. No parking spaces or loading zone facilities
are presently provided and none are planned. The current parking
requirement is for 29 spaces and the sama number of spaces will
be req'o.lired for the proposed uses. The subject propert}" [the
"Locus") is located at 2 STRAIGHT W,t~F, Assessor's Map 42.3,1,
Parcel 135. shown on Land court Plan 35722-A, and iszone.d as
Residential-Commercial.
":;. ,
3, Our decision is based upon the application and
accompanying materials, and representations and testimony
received at our public hearing. There was no Planning Board
recommendat.ion. There was no support nor opposition expressed in
person nor by letters presented at the public hearing. .
". The. Board finds that the Locus is improved with a
building which pre-exists zoning requirements and which covers
virtually the entire lot; there is no area upon the Locus which
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00250
could be physically used for parking spaces nor loading zone
facilir.ies. Based upon t.he Applicant.' s comput.at.ion of parking
spaces required for t.he present. use of t.he Locus for one retail
est.ablishment., and for t.he proposed use as two retail
establishments, which is set. forth in Exhibit -' attached heret.O,
we find t.hat t.he change in use will have no furr.her adverse
effect upon t.he neighbo:hood in which the LocuS is sit.uated.
wit.hin the Core District as shown on t.he Nant.ucket Parking
District Map d~t.ed January 19, 1981, as amended.
\
5. Under By-law 5139-18.B(21 and (31, relief may be granted
by special permit., waiving all parking requirements. for
propert.ies within the Core Dist.rict, if the Board finds that t.he
grant.ing of t.he special permit. is in harmony with the general
purposes and intent of t.he By-law, and compliance with parking
requir~ments would be physically impossible for the applicant. t.o
provide. Similarly, 5139-20.C empowers the Board to grant
stlecial permit relief from all off-street loading requirements
where the granting of relief is in harmony with t.he ge:\eral
purpose and intent of the By-law and the provision of offstree~
loading facilit.ies is physically impossible. Based upon the fact
that no addit.ional parking stlaces will be required by the
proposed division of the present retail st.ore intO twO stores.
and the fa:t th~t tr.e plan submitt.ed br the Jl.tlplica;-,t
demonstrates that no tl~rking spaces nor loading zones can
phys ically be provided. the Board makes these findings. 'the
Board furthe= finds that. the granting of t.he tlropos.ed rc:lief
would not be contrary to sound traffic, parking or safc:ty
considerations; the come ined effect of the twO smaller sto:e;;
will not likely be sig:..ifica:\tly different from that of the
present single. larger S~1re.
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6. ;..cco=dingly. by
requested SP~CIAL PERM!
requirements for provis
spaces in connect ion '01:
establishment in the bu
establishmentS. upon the
'jNANIMOUS vote, the Board granted the
'. relievlng the Applicant from the
,n of off-street park.ing and loading
~ the division of the single retail
:.ding utlon th~ LocUS into twO retail
,110wing conditions:
(aJ There st
establishments upon the
Board. is granted after
notice as required,
..1 be a maximum of t.wo retail
:>cus, unlesS further relief from this
he filing of a new applicat.ion with
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069200
(bl There shall be no uses upon the premises
requiring, in the aggregate, more than 29 off-street parking
spaces as computed in accordance with the Zoning By-law.
(c) The second floor of the building upon the Locus
shall be used exclusively for storage ancillary to the retail
stores on the first floor.
(d) The public entrances to both stores shall be
exclusively from Straight Wharf;, there shall be no access
wahtsoever. to the building from Easy Street.
(e)
the LOcus,
There shall be no food service establishments upon
Oated:
(LlJ1- ~ .Ii
ctlJ.~ cl] f.0,((}J~~_
Dale W. waine ,
f .~ ( /, .
....L).1 ~.I(j; /? I (J.J (;", 17 ~.t,--:
Linda F, Williams
, 1995
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET, MA 02~54
AUG 18 1995
Robert J. Leichter
TIME.
~LERI\:______
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Storage, 3,6~0 square fee~ (1/900)
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St.orage. 1.600 square fe~: (1/900)
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Retail store. 2.600 S~~3:e f~et (1/200)
St.orage. 2.0~0 square fee: (1/900)
Employees at p~aK shi!:. ~? :0 7 (1/3)
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Town of Nantucket
-RECEIVED
. . SOARD OF ASSESSORS
- fI" 1 I '2006
TOWN OF
'NANTUCKET, MA
, .
ZONING BOARD OFAPPEALS
LIST OF PARTIES fN fNTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER"." N!. R, ,.~~,., ,~~.G:,.. ,., ,.. '" ,. ,..,.. '" .,
. p. . PHIlBRICK AND AVERY UP
MAIUNGADDRESS...9--~,..".h".J~,'!-:~.f:-.~~,.."",........... ze. RO P.O. BOX 148
. - S.. 6 MAIN STREET, 2ND FLOOR
PROPERTY LOCATION.....~........~.\~r~t/LA.5.k~f............... NANTUCKET. MA ll2554
ASSESSO RS MAP/? ARCEL..,.. ,'f.?-.:..~ 7...~ ../. J..?,~..,.........,..........,
I NrR., ~ LLC-
A P P L, CANT, . . .. , .. , .. , ... . , , . .. .. .. .. , .. .. , .. . .. . , .. ... , .. , .. .. .. .. .. , . .. .. , . .. .. .. .. .. .... , ..
SEE ATTACHED PAGES
I cenify that the foregoing is a list of 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 llile of owner's property, all as they appear on
the most recent applicable tax list (M.G,L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-290 (2)
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-
ASSESSOR'S OFFICE
Town of Nantucket
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