HomeMy WebLinkAbout049-05
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
!+uctU9't 12-, 2005
To: Parties in Interest and Others concerned with the
DecTsio-ri of the BOARD OF APPEALS in the Application of the
following:
Application
Owner/Applicant:
APPEALS which has
Nantucket Town
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
complaint and certified copy of the .Decision must be given
to the Town Clerk so a received within such TWENTY
(20) days.
cc: Town Clerk
Planning Board
Building Commissioner
.,
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIR~/IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
~..
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
11, 13 and 15 New Street, and a portion of 9 New Street, Siasconset
Plan Book 11, Page 10; Plan Book 17, Page 123, Lot 1; Plan Book 17,
Page 123, Lot 6; Land Court Plan 14696-C, Lot 2 (portion)
Assessor's Map 73.4.2, Parcels 67, 69, 68, and a portion of 13
Deed, 353-214; Deed, 357-285; Deed, 419-345, and Probate 87P-0067-EF;
Certificate of Title No. 21487
Siasconset Residential-l
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, July 8, 2005, at 1:00 P.M., in the Conference
Room, in the Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following decision
on the application of SIASCONSET CASINO ASSOCIATION, INC.;
SYLVESTER J. RYAN, NICHOLAS HAYS COLEMAN RYAN and SYLVESTER
DANIEL FARRINGTON RYAN; and SARAH F. ALGER, as Trustee of SEA
SHANTY NOMINEE TRUST, c/o Reade, Gullicksen, Hanley & Gifford,
LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File
No. 049-05:
2. The Applicant is seeking a MODIFICATION of the Decisions
in Board of Appeals Files Nos. 019-88A and 019-88B, and relief by
VARIANCE from Nantucket Zoning By-law ~139-7.A(2) (e) (Secondary
dwelling differential). The Applicant (the Casino) proposes to
acquire two parcels abutting the three existing tennis courts
situated at 11 and 13 New Street, which were the subject of Files
Nos. 019-88A and 019-88B, and merge them with their existing
land. The parcels to be acquired consist of (a) the property at
15 New Street shown as Lot 6 on a plan recorded with Nantucket
Deeds in Plan Book 17, Page 123, containing an existing single-
family dwelling, and (b) a portion of the property at 9 New
Street, shown upon the plan by Charles W. Hart & Associates dated
July 5, 2005, which was filed with the Board of Appeals in this
case and a reduced copy of which is attached hereto as Exhibit A,
as "Lot B", which contains a structure which was used by the
previous owner as an employer dormitory for four persons pursuant
to the Decision in Board of Appeals File No. 009-91. The
Applicant proposes to use each of the buildings on the properties
to be acquired as a single-family dwelling. The Applicant also
proposes to add one additional tennis court. Upon the exercise
of the requested relief if it is granted, the Applicant would
abandon the employer dormitory use of its property at 22 King
Street. As a condition of the Decision in Board of Appeals File
No. 088-99, the property at 22 King Street was required to be
merged with the property at 11 and 13 New Street, even though
1
separated by a Way, so long as it would be used as an employer
dormi tory. As a result of the abandonment of the employer
dormitory use, this condition would be automatically removed and
the Applicant would be able to convey out of common ownership the
22 King Street property. As provided in the Decisions in Files
Nos. 019-88.A and 019-88.B, the Board of Appeals determined that
the number of parking spaces required per tennis court would be
two. Accordingly, the Applicant's proposal would result in a
total of ten parking spaces required (eight for four tennis
courts, and one for each of two single-family dwellings). Ten
conforming parking spaces are to be provided on the reconfigured
lot. The dwelling at 15 New Street is nonconforming as to front
yard setback (being sited as close as about 4.5 feet to New
Street, with a minimum of ten feet required), and westerly side
yard setback (being sited as close as about 4.5 feet to the
westerly side yard lot line, with a minimum of five feet
required). No changes would be made to these nonconformities nor
would they be affected by the reconfiguration of the lot lines.
The dwelling at 15 New Street is also nonconforming as to ground
cover and easterly side yard setback; these nonconformities would
be eliminated by the proposed merger with the Applicant's
existing property. The dwelling at 15 New Street has ground
cover of about 1,203 square feet; the structure upon "Lot B",
which would be used as a dwelling by the Applicant, has ground
cover of about 1,418 square feet. Unless the ground cover of
these structures is changed, the 20% differential between the
ground cover of the primary and secondary dwellings upon the
merged property would not be met. The locus is situated at 11,
13 and 15 NEW STREET and a portion of 9 NEW STREET, SIASCONSET,
shown upon Assessor's Map 73.4.2 as Parcels 67, 69, 68 and a
portion of 13 , respectively, wi th respective record plan
references being plan recorded with Nantucket Deeds in Plan Book
11, Page 10, plan recorded with Nantucket Deeds in Plan File 17,
Page 123, Lots 1 and 6, and Land Court Plan 14696-C, Lot 2. The
locus is situated in the Sconset Residential-l zoning district.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There was no Planning Board
recommendation, on the basis that no matter of planning concern
was presented. Several neighbors appeared at the public hearing
and expressed concern about the restaurant use on the adj acent
property, a matter that was before the Board at a previous
hearing. One neighbor expressed concern about parking for the
uses on the locus.
4. As presented by the Applicant's representatives, the
Applicant proposes to acquire two adj acent parcels of land in
order to provide additional staff housing and one additional
tennis court, and to merge these parcels with their existing
property containing three tennis courts. One of these parcels
2
contains an existing single-family dwelling, while the other
contains a structure which has been used as a dormitory for the
Chanticleer restaurant and would be converted for use as a
single-family dwelling. The Applicant now proposes to construct
an addition to the former dormitory structure, which would result
in compliance with the requirement that there be a 20%
differential in ground cover between the primary and secondary
dwellings. Accordingly, the Applicant did not pursue its request
for variance relief. These dwellings would be used for staff
housing, with not more than five persons being housed in each,
and thus would not constitute employer dormitories as presently
defined under the Nantucket Zoning By-law.
5. As shown upon the Exhibit A plan, ten conforming parking
spaces would be provided on the combined site. Although there is
no stated parking requirement for tennis courts under the By-law,
the prior Board of Appeals Decisions as cited above determined
that two spaces should be required per court. With four courts,
and two single-family dwellings, this would establish the number
of required parking spaces at ten.
6. As noted above, the exercise of the relief requested
herein and the cessation of the employer dormitory use on the 22
King Street property would end the provision in the Decision in
File No. 088-9.9 that required the 22 King Street property be
combined with the Applicant's tennis court property, and thus
would enable the Applicant to convey the 22 King Street property
into separate ownership, as it is separated by a "Way" from the
Applicant's remaining property.
7. Therefore, based upon the materials presented at the
public hearing, the Board of Appeals, by UNANIMOUS vote, made the
finding that the proposed modification of the existing Special
Permits in Files Nos. 019-88A and 019-88B would be in harmony
wi th the general purpose and intent of the Zoning By-law, if
subject to the same conditions set forth in the Decisions in File
Nos. 019-88A and 019-88B. By the same vote, GRANTED the requested
relief by MODIFICATION of the Decisions in Files Nos. 019-88A and
019-88B to reconfigure the lot lines as proposed and construct a
fourth tennis court on the locus, subject to the following
conditions:
(a) The project shall be in substantial conformity
with the site plan attached hereto as Exhibit A;
(b) There shall be no less than ten parking spaces
provided on site;
(c) Neither structure shall be converted to dormitory
use as defined in the Zoning By-law without further relief from
this Board;
3
(d) There shall be no further expansion of the uses on
the locus without further relief from this Board; and
(e) All conditions of the Decisions granting the
Special Permits in File Nos. 019-88A and 019-88B, other than
those so modified by this Decision, shall continue to be in full
force and effect and shall be conditions of the relief granted
hereby.
8. Under separate action the Board, by a
approved the site plan, attached as Exhibit A,
Zoning By-law Section 139-23.
unanimous vote,
under Nantucket
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TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
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, JULY 8, 2005, IN THE CONFERENCE ROOM,
TOWN ANNEX BillLDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
SIASCONSET CASINO ASSOCIATION, INC.; SYLVESTER J. RYAN,
NICHOLAS HAYS COLEMAN RYAN AND SYLVESTER DANIEL
FARRINGTON RYAN; AND SARAH F. ALGER, AS TRUSTEE OF SEA
SHANTY NOMINEE TRUST
BOARD OF APPEALS FILE NO. 049-05:
Applicant is seeking a MODIFICATION of the Decisions in BOA File Nos. 019-
88A and 019-88B, and relief by VARIANCE from Nantucket Zoning By-law Section
139-7A(2)(e) (Secondary dwelling differential). Applicant (the Casino) proposes to
acquire two parcels abutting the existing tennis courts situated at 11 and 13 New Street,
the subject of BOA File Nos. 019-88A and 019-88B, and merge them with their existing
land. The parcels consist of the property at 15 New Street, containing an existing single-
family dwelling, and a portion of the property at 9 New Street, shown upon the plan by
Charles W. Hart & Associates, Inc., dated June 17,2005, which is filed herewith, as "Lot
B", which contains a structure that was used by the previous owner as an employer
dormitory for four persons pursuant to the Board of Appeals Decision in File No. 009-91.
The Applicant proposes to utilize each of the buildings as a single-family dwelling. The
Applicant also proposes to add one additional tennis court. Upon exercise of relief
granted, the Applicant would abandon the employer dormitory use at 22 King Street. As
a condition ofthe Decision in BOA File No. 088-99, the property at 22 King Street was
required to be merged with the property at 11 and 13 New Street, so long as it would be
used as an employer dormitory. As a result of the abandonment ofthe employer
dormitory use, this condition would be automatically removed and the Applicant would
be able to convey the 22 King Street property. As provided in the Decisions in File Nos.
o 19-88A and 019-88B, the Board of Appeals determined that the number of parking
spaces required per tennis court would be two. Accordingly, the Applicant's proposal
w s t m a to 0 g 'ed l~ight for four tennis courts, and one
for each of two single-family dwellings). Ten conforming parkingspaces are to be
provided on the reconfigured lot. The dwelling at 15 New Street is nonconforming as to
front yard setback (being sited as close as about eight feet, with ten feet required), and
westerly side yard setback (being sited as close as about three feet, with five feet
required). No changes would be made to these nonconformities as a result of the merger.
The dwelling is also nonconforming as to ground cover and easterly side yard setback;
these nonconformities would be eliminated by merger with the Applicant's existing
property. The dwelling has a ground cover of about 1,203 square feet; the structure upon
"Lot B" has a ground cover of about 1,418 square feet. Accordingly, the 20% differential
between the ground cover of the primary and secondary dwellings once the parcels are
combined with the tennis court lot, as required under By-law Section l39-7A(2)(e)
cannot be met.
The Premises are located at 11, 13 AND 15 NEW STREET, AND A PORTION
OF 9 NEW STREET, SIASCONSET, Assessor's Map 73.4.2, Parcels 67,69,68 and a
portion of 13, respectively, Plan Book 11, Page 10; Plan Book 17, Page 123, Lot 1; Plan
Book 17, page 123, Lot 6; and Land Court Plan l4696-C, Lot 2, respectively. The
property is zoned Sconset-Residential-l.
N0f.2~ns~~
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
'J
. 1
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---------~------_.....---------
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
CASE No::Lc.t9 -05
FEE: $300.00
APPLICA TION FOR RELIEF
Owner's name(s): Siasconset Casino Association. Inc.; Sylvester J. Ryan. Nicholas Hays Coleman Ryan
and Sylvester Daniel Farrinsrton Ryan: and Sarah F. Al2er. as Trustee of Sea
Shanty Nominee Trust
c/o Reade. Gullicksen. etc.. P. O. Box 2669. Nantucket. Massachusetts 02584
Mailing address:
Applicant's name(s):
Mailing address:
Locus address:
Siasconset Casino Association. Inc.
Same
Plan references:
11.13 and 15 New Street. and a portion of9 New Street. Siasconset
Map 73.4.2. Parcels 67. 69.68 and a portion of 13. respectively
Plan Book 11. Pa2e 10: Plan Book 17. Pa2e 123. Lot 1: Plan Book 17. Pa2e 123.
Lot 6: and Land Court Plan 14696-C. Lot 2. respectiyely
Date lot acquired: 10/18/90(SCA): 10/18190 (SCA): 712/93 (Ryan): 10/21/04 (SSNTI. respectiyely
Deed Ref./Cert. of Title: Deed. 353-214: Deed. 357-285: Deed. 419-345. and Probate 87P-0067-EF: Cert.
Assessor's MaplParcel:
21487. respectively
Zoning District: SR-l
Uses on Lot - Commercial: None J..... Yes (describe)
Residential: Number of dwellings -L Duplex
Building Date(s): All pre-date 7/72? x or
Building Permit Nos:
Previous Zoning Board Application Nos.:
Apartments
Rental Rooms
C of O(s)?
019-88A: 019-88B: 009-91. See also 088-99.
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:
See attached addendum.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the p' and penalties perjury.
SIGNATURE: Applicant
(If not owner or 0 n r's attorney, p ease enclose proof of agency to bring this
FOR Z OFFICE USE
Application received on:~/W/O-fBy: Complete: Need copies?:
Filed with Town Clerk:I.a-7zLK9Ipl(dning BOJrd: / /_ Building Dept.:~~_ By:
Fee deposited with Town Treasurer: eLK~i By: Waiver requested?: Granted:_/~_
Hearing notice posted with Town Clerk: IIJ..jl; .Q(. Mailed: ij;J~ I&M: (aJ"iS 1:2.5::. & -G! 3d! ~
Hearing(s) held on:~ ~ _ Opened on:~ _/_ Continued to:_/_/_ Withdrawn?:~ ~_
DECISION DUE BY:_/_/_ Made:~_/_ Filed wffown Clerk:_/_/_ Mailed:_/~_
DECISION APPEALED?:~~_ SUPERIOR COURT: LAND COURT Form 4/03/03
Attorney/Agent x
er before the Board)
ADDENDUM TO APPLICATION OF SIASCONSET CASINO ASSOCIATION, INC.
The applicant, Siasconset Casino Association, Inc., proposes to
acquire two parcels of land abutting its existing tennis court
parcels situated at 11 and 13 New Street, Siasconset, which were
the subject of the Decisions in Board of Appeals Files Nos. 019-
88A and 019-88B, and to integrate and merge these parcels with
their existing land.
The parcels to be acquired consist of the property at 15 New
street (Assessor's Map 73.4.2, Parcel 68), which contains an
existing single-family dwelling, pre-existing the effective date
of the Nantucket Zoning By-law, and a portion of the property at
9 New Street (Assessor's Map 73.4.2, Parcel 13), shown upon the
plan by Charles W. Hart & Associates, Inc., dated June 17, 2005,
which is filed herewith, as ~Lot B", which contains a structure
that was used by the previous owner as an employer dormitory for
four persons pursuant to the Board of Appeals Decision in File
No. 009-91.
The applicant proposes to utilize each of the buildings upon the
parcels to be acquired as a single-family dwelling (under the
present definition, not constituting an employer dormitory
because not more than five employees will be housed in each
dwelling) . The applicant also proposes to add one additional
tennis court, as shown upon the Hart plan.
Upon exercise of any relief granted pursuant to this
application, the applicant will abandon the employer dormitory
use at its property known as 22 King Street (Assessor's Map
73.4.2, Parcel 71). As a condition of the Decision in Board of
Appeals File No. 088-99, the property at 22 King Street was
required to be merged with the property at 11 and 13 New Street,
even though separated by a Way, so long as it would be used as
an employer dormitory. As a result of the abandonment of the
employer dormitory use, this condition would be automatically
removed and the applicant would be able to convey the 22 King
street property.
As provided in the Decisions in Files Nos. 019-88A and 019-88B,
the Board of Appeals determined that the number of parking
spaces required per tennis court would be 2. Accordingly, the
applicant's proposal would result in a total of 10 parking
spaces required (8 for four tennis courts, and 1 for each of two
single-family dwellings. 10 conforming parking spaces are shown
upon the Hart plan.
The Ryan dwelling is now nonconforming as to front yard setback
(about 8 feet, with 10 feet required) and westerly side yard
setback (about 3 feet, with 5 feet required. No changes will be
made in these nonconformi ties. The dwelling is also
nonconforming as to ground cover and easterly side yard setback;
these nonconformities would be eliminated by merger with the
applicant's existing property.
The Ryan dwelling has ground cover of about 1,203 square feet;
the structure upon ~Lot B", which is to be used as a dwelling,
has ground cover of about 1,418 square feet. Accordingly, the
20% differential between the ground cover of the primary and
secondary dwelling, under By-law ~139-7.A(2) (e) cannot be met,
Accordingly, the applicant requests the following relief:
(a) Modification of the Decisions in Files Nos. 019-88A
and 019-88B in order to reflect the inclusion of the Ryan
property and ~Lot B" within the subject property, and to approve
the changes in use and the new site plan (the Hart plan) .
(b) Variance from the provisions of By-law ~139-A(2) (e),
to allow the Ryan dwelling and the structure on Lot B to each be
used as a dwelling notwithstanding the fact that there will not
be a differential of at least 20% between the ground cover of
primary and secondary dwellings.
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LIST OF ? AR TI.E:S IN fm'EREST IN TH~ !.iA'lTER or THE PE'imON OF .
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IUld directly opposite On 1,11)' plJblic or private street or way: and abutters of the ..outten and all
other land .owncn within )00 feet of the property line of owner's propeny, all u they appel1 on
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05/02/2005 09:10 FAX 5082285630
READE GULLI CKSE
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5 ; ~ .o:s
1f q.{)O
Town of Nantucket
ZONING BOARD OF' APPEAI&
RECEIVED .
8OAAo OF ASSESSORS
~
MAY -.2 2005
. TOWN OF
NANruCi<eT. MA
LIST OF P ART!.ES IN I'N'rEREST IN THE MA ITER Of THE PETIT!ON OF .
PROPERTY OWNER.~~.~~!?Y.l6#.-:.~:!>/r.>.R',~,~,~~ ~ .
MAILrNG ADQru:SS. ..~l~..~~~~.Ijl.,...9.~n.~~~~~~.,. ..1.1.~~~.~!..~, .?~~~.?~d.~. LLP
?ROPERTY LdcA TION..., .....l!...{1)UJJ.~J...~. '..,
A,SSESSORS MAPIPARCEL"., .7~~.LL. J...-r... .v.7...... .............. ...,.".."..
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SEE ,4,11' ACHED PAGES
I cen i f)' that the foregoing ;s a list of persons who Uc owners of a.bunin~ property, owners of .
land din:clly oppo$ite on any publ ie Or private street or way; and -buttes-, of the abullers and all
OIMer land ,Qwners wjthin JOO (eet of tile property line of Owner'lf property. III IS they appear On
the mOst recent applicable lax list (M.O.L. e. 040A, Section 11 Zoning Code: Chapter D9.
Swion I J9.29D (2) .
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05/02/2005 09:11 FAX 5082285630
READE GULLlCKSE
i4l 002
./
0;.. ~.CJS
J q .D~
Town of Nantucket
ZON1NG BOARl) OF APPEAL~
RECEIVED
BOARD OF ASSESSORS
~AY - 2 Z005
TOWHOF
~..
LIST OF PARTIES TN I'NiER,EST IN "mE MA n-ER OP THE PETITION OF .
PROPERTY OWNER,.. ..,Si.uu;m>4:,." 9~.(,~...!h.8!.~ "",,-,
MAILfNG A DURESs... C.l9. .~~~~.~.).. .~.l!f1~~~~~~."..~~~~.~)';, ,~,.~.~~f.?~~.~. LLP
PROPERTY l~CA tION." ""'.. ./,'3..,,, ~,,,,~gf.,...,,,
A,SSESSORS MA PIP AReEL...... ...7.~(,~,~..-:. .J!.~,." 0,.,........ ,.........
~PP~ICANi.. ,R~~.q~" .q\l.~h.~k~.~~I. .H~l,l~~y',.~. ~~.~.~~~.~.'.. .~~..,..... .... ",
~
SEEAITACH'ED PAGES
'cer'lit'y that lhe foregoing is IliSI or persons who'are Owners or abuninS propcrt)', Qwnen of .
It.nd directl)' Opposite on lJ'ly public or private Slreet or wl)';'r.nd aounen or the abullerlwd all
other land .o.....ners within 300 (eet of the propeny line of owner', property, alias the)' appeu On
lhe mOst recent Ipplicable: II<\; lisl ('M,O.L. c. 40A, Section II Zonin~ COde Chapter l39.
Seelion l )9.290 (2) .
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READE GULLI CKSE
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Town of Nantucket
ZONrNG BOARD OF APPEAL~
RECevEo
SOARD OF ASSESSORS
JUN 2 0 2005 i
TOWN OF )
. NANTUCKET, MA
LIST OF PARTtES t'N rNTEREST IN ni'E MA'TTER. OrTRE PETrrtON OF .
PROPERTYOWNER,p~p..cI\J.~.+.f.~..~k~.9.:<:...:T ~ d<J)
MAIUNG ,6,OQRESS... ~(9. ,~.f!~~.~"...Q~H.~~.~~~.,.. .~,~~~.~~ ..~,,~~~~.~;L:~.~. LLP .
PROPERTY LaC... TION.,.... ... ...I5....tY.M.. ,~,. ~.m.~
ASSESSORS MA?fPARCEL......... .1~...4~.~. ../..&.~. ',. ".,...... .....
APPLICANT.. ,~~.~4~,. .9u.uiS~s.~fll.. Ra.~.~~:y..~ .~~.~~~~.~.'.. ~~p... ... ........
SEE ATTACHED PAOES
I ce"ify that the foregoing is e list Qfpel'$ons who'a.re owners ofaounine ptOpel1)', ownc:n of'
llI1d directly OPPOSilt; on allY public or private SIre!;! or WI)';"nd .b~t'len of the:: aoutters lnd all
other land 'owners .....ithln )00 reet of the property line of owner's property, III as the)' IppUI' on
th<: most recent applicable tax lis! CM.O.L. c. 40A, Section II Zoning CocSe Chapter J 39.
Section 139.29D (2) .
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