HomeMy WebLinkAbout076-02
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: D~02n /I
, 2002-
To: Parties in Interest and, Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fo.l-lowing:
Application No.: 07(0-02---
'owner/APPlicant:L111J~-e0S ~0..ofA COIdcJ TY7..STj
and (.}b~l hb waco Yl (1 Y1 d j o III h,,_ P.>Cll/-E'r-, 1111 Jns.
Of- ~~ 4F 2-
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been 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
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be 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 EXPIRE 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.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 42.4.1
Parcel 62.1
L-C
One MacKay Way
Plan File 35-D
Deed Ref. 340/1 0
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, November 15,2002, in the Conference Room, Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, on the Application ofthe CHILDREN'S
BEACH CONDO TRUST, c/o Mary Va1entis, 5 Lower Sager Hill Lane, Menanbs, NY
12204, and for PATRICIA W AZAN AND JANICE BA YER, OWNERS OF UNIT #2,
with an address of One MacKay Way, Nantucket, Massachusetts 02554, Board of
Appeals File Nos. 076-02, the Board made the following Decision:
1. Applicants are seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - setbacks) to validate the siting of an attached
shed on a single-family dwelling, which is sited as close as about zero feet from the
easterly side yard lot line and the northerly rear yard lot line, in a district that requires a
minimum side and rear yard setback of five feet. In addition, Applicants are seeking relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a) to
validate the existing nonconforming ground cover ratio of 38%, in a district that allows a
maximum ground cover ratio of 30% for undersized lots, but with Special Permit relief,
can exceed that up to 50%. In previous action taken by this Board in BOA File No. 065-
02, Applicants received permission to expand a single-family dwelling in an upward
direction to provide second floor living space. The Locus is also nonconforming as to lot
size having a lot area of about 3,068 square feet in a zone that requires a minimum lot
size of 5,000 square feet; and as to setbacks, with the subject structure also being sited as
close as about 2.4 feet from the easterly side yard lot line, in a district that requires a
minimum side and rear yard setback of five feet.. No further expansion is proposed under
this Application. The shed, in its location since at least 1981, is arguably protected from
enforcement action, by the curative provisions ofMGL Chp. 40A, Section 7.
The Premises is located at ONE MACKAY WAY, Assessor's Map 42.4.1,
Parcel 62.1, Plan File 35-D. The property is zoned Limited-Commercial.
2. The Decision is based upon the Application and the material submitted with it and
the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
The Trustee of the Children's Beach Condo Trust, and owner of Unit #1, submitted a
letter stating that she had no objection to the proposed project or the validation of the
shed. She also stated that the shed had been attached to Unit #2 "as long as I have owned
the property and poses no problem". Also on file were two letters related to the age of the
shed. The first was from a predecessor-in-title, Sue Fine, dated November 7, 2002, which
stated that the shed was in its present location, within the setback area, when they bought
the property in 1987. There had not been any mention of a violation relating to the shed
during the sale of the property. The Locus was condominiumized in about 1990. When
the property was again sold to the next owner, the immediate predecessor-in-title to the
Applicants, there were again no complications during the sale due to the presence of the
shed, nor when sold to the Applicants. The second letter was in the form of a notarized
affidavit from David B. More, an immediate abutter, dated December 18, 2000. It stated
that "based upon my own personal knowledge" the existing structures (including "shed)
have existed in their present configuration since he bought his property in 1986.
3. The Applicants represented that they acquired Unit #2 in 2000. There were two
pre~existing nonconforming single-family dwellings situated in their present
, configuration on the Locus, held in separate ownership, with a total ground cover ratio of
38%. Both dwelling units were represented as having pre-dated the 1972 enactment of the
Zoning By-law, supported by the fact that the units could be condominiumized. Only
structures in existence prior to said enactment may be allowed to be converted to condos,
and are duly protected as grandfathered structures under the Zoning By-law. In a previous
grant of Special Permit relief in the Decision in BOA File No. 065-02, heard on October
18, 2002, Applicants were allowed to expand Unit #2, in an upwards direction over the
existing footprint without increasing the already nonconforming ground cover ratio. The
upward expansion was to take place within the required five-foot side and rear yard
setback areas with the roof ridge height being raised from about 18 feet to about 25 feet
to create second-floor living space. At the time of the hearing on October 18, 2002, the
Zoning Enforcement Officer (ZEO), who had reviewed the original proposal did not raise
the issue of the validity ofthe shed being sited at zero feet from the northerly rear yard lot
line as being a problem for the Applicants in sufficient time to include this request for
relief by Variance in the first Application in BOA File No. 065-02. The ZEO raised the
issue of the shed in a letter dated October 7, 2002, which stated that the shed was
constructed "no later than November 29, 2000", without benefit of a Building Permit, and
thus in violation ofthe By-law.
In addition to the letters referenced above in paragraph 2, Applicants submitted
tax assessor's records indicating that the shed had been part of Unit #2 since at least
1981. No further readily available documentation 'could be obtained by the Applicants as
of the date of the meeting to date the construction of the shed to a point before 1981.
Under the curative provisions of MGL, Chapter 40A, Section 7, a structure or addition
constructed without benefit of a duly issued Building Permit is protected from
enforcement action by the ZEO or Building Department after a period of 10 years. Based
upon the information provided, Applicants represented that there was sufficient evidence
to support a claim of protection under the aforementioned section. However, Applicants
stated that they still needed relief by Variance to validate the shed as it had noncomplying
status and not pre-existing nonconforming status to remain in the setback area, and it
would interfere with Applicants' ability to get a Building Permit for the work allowed byASpecial Permit in the Decision in BOA File No. 065-02.
4. Based upon the foregoing, the Board found that the shed was protected from
enforcement action, having noncomplying status. The Board further found that the one-
story wart had little impact upon the neighborhood and was not part of what was being
expanded in an upward direction under relief previously granted. In addition, the Board
considered the equities in the case, and found that the desirable relief may be granted
without substantial detriment to the neighborhood specifically and the public good in
general and without nullifying or substantially derogating from the intent or purpose of
the By-law, and that there was sufficient uniqueness concerning the Locus, and owing to
circumstances relating to this structure and Lot, but not affecting generally the zoning
district in which it is located, that a literal enforcement of the provisions of the Zoning
By-law would involve substantial financial hardship to the Applicants.
5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTED the requested
relief by VARIANCE to validate the siting of the attached shed. Relief is hereby
conditioned upon the following:
a. The maximum ground cover on the lot shall be 38% without further relief
from this Board;
b. The ground cover on the Lot shall be substantially as shown on the
"Mortgage Inspection Plan" done by Robert A. Emack, datrd November
29~~~~~(;~~C>- (1\~ ()'wk~\ VJ Ct ~~k.o~'\e.) G,Q
c. There shall be no expansion of the shed addition without further relief
from this Board; and
d. As the Variance relief is solely related to the shed addition, the Board in
this Decision is not impacting the grandfathered status of Unit #1 and the
main portion of Unit #2. The Board hereby confers the original
grandfathered rights in existence prior to the issuance of the Variance
relief in this Decision to the Premises. This would enable the property
owners to pursue relief by Special Permit where appropriate and not be
bound by the grant of Variance relief except as it relates to the shed.
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(508' 325-DefO .-~4~
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, NOVEMBER 15, 2002, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
ClllLDREN'S BEACH CONDO TRUST, PATRICIA W AZAN AND JANICE BAYER,
OWNERS OF UNIT #2
BOARD OF APPEALS FILE NO. 076-02
Applicants are seeking relief by V ARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - setbacks) to validate the siting of an attached
shed on a single-family dwelling, which is sited as close as about zero feet from the
easterly side yard lot line and the northerly rear yard lot line, in a district that requires a
minimum side and rear yard setback of five feet. In addition, Applicants are seeking relief
by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33E(2)(a) to
validate the existing ground cover ratio of 38%, in a district that allows a maximum
ground cover ratio of 300!c>> for undersized lots, but with Special Permit relief: can exceed
that up to 500!c>>. In previous action taken by this Board in BOA File No. 065-02,
Applicants received permission to expand a single-family dwelling in an upward
direction to provide second floor living space. The Locus is also nonconforming as to lot
size having a lot area of about 3,068 square feet in a zone that requires a minimum lot
size of 5,000 square feet. No further expansion is proposed under this Application. The
shed, in its location since at least 1981, is arguably protected from enforcement action, by
the curative provisions ofMGL Ch. 40A, Section 7.
The Premises is located at ONE MACKAY WAY, Assessor's Map 42.4.1, Parcel
62.1, Plan File 35-D. The property is r:ir; Limited-Co.. ercial.
Nancy 1. Sevre s, hairman
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
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Lo~t1on 0: lot; A&sea~.o~ I to ll1~p I ~n~ P oel nUll1bs~ 4.-;: ~ ~'., I - (C J , .I
. , .. /)). . . f/, / I \ r..L
S~8at a~~e&IU (J)c" . ( ~ ( - { a ( / C'\ /C~ f-..... .) " \
tlijl.e~ >:.amI 'ct 'Plan, Vbn Ilk,' .1., or~;;cri1~ , ' ,) , /) Lot---,
. '. oat8 J.o" ao~i~e~; ..J..J Q.C> Oesd ae: W 1u zonin~' c11st~iot L ~ ( .>
. ij~1I on 'lot w' ,o'o.e~oial;' None k O~ NCD?_
. ~ n~a~ 0:; dwellin~s,~ duplex___ ~p~~tll1ent&_ ~ental roo~s_
au11~1n~'c1ata'a); ~J.J. p~e-S/72? -K.. o~ . /9're. ;)- C ot 01_
Buil~in~ Pe~it applln. Nos.
CUe Noa. all. BoA ~ppl1o~tion&, lawauita; r.:r(.5-~-c.)~
.stat. tullY ~ll ~on1ng ~.liet aou;nt and ~.ap8ot1ve Code seotions
~ .Ub..otiona, .p.o~:~oally wh~t you p~opoa8 oo~a~~c1 to p~ea,nt
~ what ~qW\Cl8 yoU ~qe to:t' BoA tq l3~e eaoh tincUn; p.~ Seot..on ,
Ut-3ZA __ 1~ Va:t'lan08, 139w~OA 1: a Speoial p~tmit 'lanc1 139-33A
it to alt8~ o~ .~.nd a nonoo~o~inq us.). It appea per 139-32A
'rB ~ , attaon t1eoision or o~c1.~I. appealed. /,,0.1< to .att.a 0.11 addenaum ..:.a
. O-iJrJ?/{t ~ OAJL. -d.12.2. AA%, ~ /Pc {/ C(ju {'I U~ (.(M.cxh..
c;:iffi r:m 13 (~/& It - ~ {/cifA 'cPQ~;:J '.
s /ZS ~r c:I a Yl 0 rIodwcfdd 7htf-dQ~ oJ-- ~Ol,,-;J'{
bo.cl:- ?'d I??/ C(!1di cO a~vQh0 !!l:OJ((fC',Nv{ hy ~r.w r!~ 91r ~
~~/1VlOV(5/~ f! c~ 6Ib~/Ifl('~(7}17.. cf--W s;:o (!J'~
{~ '(-i) !/(L}A dcrtJJ a Oto_~! fn'c./frd. (b2~ tf :!? ~,
%t~ -nglo'8~ as pa~t ot this 'APPltoatton; o~~8:t'1 ad~.ndu=2
. LoUOU' ~~~ stt. Plan_ Showing' pt'eaent +phnnec1 struotures
'. Of' p. swp~...nt--:r P~opo..t;1_ .1.vatm. (HOC ~Pp~ov.d?__).
.~~;. o~ 't',a - ~t'onta~e 'etbaakJ G~ ~at'~ng' data
AlI"IO~O'~1t1.a-id4t'e..e. !tit 4 ,et' ---ma 1 na label, 2 aeta--
. taoo ,.. payabl. to ':own of Nantuok.t ~OQt T cap' covenant - ,
.en an &pP"'~, ...~ Town Oht'~ .to nnlnU.!; oom!T'l ~.co~d to 80>. 7r
% Clfti1tY ~a the ~eque5te~ intormation submitted i5 5Ubatant1ally
,QOlpl.. · anw ,. to tn bast ot my knowlec!g'G, un~e~ tne paina ana
'Plnl t .. 0: . u~ ,
:SXGW.'rUR!; ..- ~ppl~oant _ AttotneY/a~ _
; ~':t no~ owne~ 9:t' enolo.e p~oot ot author1~Y)
NAN~OCXE~ ZO~~G 30~ O~ ~~ZALS
~OWN AUDCOUUW~ >>OXLPX~G Date
NJW'l'l:10n:~, w. O~SS. " "N (~.,., -u 2-
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on~ QO~ :.ue~ w~th 'rown Cle~~ o;;J;;.:iJ(fj, by/I)1t I OOlJlPh,te7.l:;'/
. On. QQP~ ..on to .,hnn1n.,. lacS &ncS SuUc;\~nq DIJPt-':JIt;;j.-~yf(i)!Z' . .
'" taoo tit Qn8g~ g.i.Yln 'l'own 'r~eaaU~G~ o~.2.b'J(j>l! .,. wdvea,,_'
,HIlt'Uli notice po~terjlf;)1/;C11l1~1'J.e~/I; .i.Ji1:;. X " NO :i,!;c;:., f/.; .2.ICl?-- .
;.,' H'~1ngc.) 'on-l-l_ oontl,j to-l-l_, -1-1__ with~~awn?-I-I_'
. Dao1810n due bY-I-I_ ll1~~\l-l-l_ :tJ.G~ WC-I...J_ ll1dl'~-:/-I~
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PAGE 03
PNJE. 02/03
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I. David B. More. hereby depose and say:
1 I am an individual and rtslde at 4 Harbor View W~y. Nantucket. Massachu!lett!l 02SS4.
2. I mate thi3 affida~it bued on my own personal knowledge.
3. I have ll\'ed In Nantueke: continuously at 4 Harbor View Way since 198(j aM
am familiar with that certain par~ of la~~ tOlether with Ihe bulldtngs thereon.
located in Nantucket,> Nanlucket County. MassachusettS, DOW known and
numbered One MacKa)' Wa,. Cbildren's Beac:!l Condcmlnium, Uniu No.1 and
No.2, Nantuclcet, MU$acbusetts 025.54 (the "Premises") sim:e ranuary 1, 1986.
4. The $lrUctures (itlcludina "slw.d") upon the Premises, .. shDwn on the MonC1lc
Inspection Plan drawn by Emaek SurveyinJ ihd dated November 29, 2000. (a
C09Y of wbich is aUIlChe4 hereto as Exhibit A) have nJsted in their currenl
location and configuration. with "0 mlterlal exterior alterlrions. from January
1. 1986 to date.
Signed under the pains and penalties of perjury 011 December If' . 2000.
DAVID B. MORE
~inl\lcke(. 55.
COMMONWEALTH OF MASSACHUSETTS
December 4. 2000
Then personally appeared the above-named David B, More and made oath that the SlatemeQts
contained in the fore.oina affidavit are "ue, befOte me,
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Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
October 7, 2002
Patricia Wazan and Janice Bayer
P.O: Box 673
12.Fleetwood Dr.
Norfolk, MA 02056
!
Dear Ms. Wazan and Ms. Bayer:
Your request for a Building Permit to raise the second floor roof height at 1 Mackay
Way, Nantucket, MA (Map# 42.4.1, Parcel# 62.1), has been denied for the following
reason(s):
Review of the site plan dated November 29,2000, submitted as part of your request,
shows a so-called "shed" has been constructed within the required five (5) foot side and
rear yard setbacks, in violation of ~ 139-16A (Intensity Regulations) of the Nantucket
Zoning Bylaw. Additionally, review of the file indicates that no Building Permit was
issued for the construction, in violation of ~ 139-26A. Please see attached "Violations
Notice" for further details.
Your application materials will be held in the Building Department, in the file for 1
Mackay Way, and will be kept until this issue is resolved or until you retrieve them. If
you have any questions regarding this notice please call, fax or visit.
RS~~
I arcus vers:ein ·
Zoning Enforcement Officer
Town of Nantucket
Cc: on file
P1e_ be advised that an appeal of this denial may be filed with the Zoning Board of Appeals pursuant to ~139-31A(2) ofthe Town of
Nantucket Zoning Code.
~;
Town of Nantucket
Office of Zoning Enforcement
37 Washington St., Nantucket, MA 02554
Marcus Silverstein
Zoning Officer
Ph. 508-325-7578
Fax: 508-325-7579
VIOLA TION(S) NOTICE
;1lilk- ~~
October 7, 2002
/'
Dear Ms. Wazan and Ms. Bayer:
;k !\(iJ:---Au ~~
~L-ll(f
{ HOG ~'I~<s( <;~
* lUG V./ {}l/li;? -'
WA
Patricia Wazan and Janice Bayer
P.O. Box 673
12 Fleetwood Dr.
Norfolk, MA 02056
This office has filed a complaint pertaining to violations of ~ 139-16 (Intensity Regulations), and
~~ 139-26A (construction without Building Permit), ofthe Nantucket Zoning Code, on your
property at 1 Mackay Way, Nantucket, MA (Map# 42.4.1, Parcel# 62.1).
The structure at 1 Mackay Way is located within the Limited Commercial (LC) Zoning District.
In the LC Zone, all structures are to be no closer than five (5) feet from side and rear yard
property lines. Your recent application for a Building Permit, for unrelated work, showed that a
shed, constructed no later than NoyeIl!ber 29, 2000, was sited to within 0.0-0.1 feet of a side and
rear property line. No Building PeTmit has been issued for construction of the shed.
You are hereby found in violation of ~139-16 and ~139-26 of the Zoning Code, and are given
thirty (30) days to comply with one of the following:
. Remove the shed from the property;
. Remove the shed from all setbacks and apply for the appropriate permits;
. Apply to the Zoning Board of Appeals for zoning relief (contact Linda
Williams, Acting-Administrator, 508-228-7215);
Failure to address this notice will result in fines of up to $100.00 per each day the violation
co tinues, as allowed in ~139-25C(I) ofthe Zoning Code.
/'
cc: on file
If you believe you have recdwd this Notice in error, or If you are aggrieved by this Order, you DUly show cause .. to why you sh....ld not be
required to comply, by nllng a Notice of Appeal (spedfying the grounds thereof) within thirty (30) <<bys of the recdpt or this Order.
213
10/28/2002 21:19 51843638BG
MARYVALENTIS
PAGE ell
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CURREN" ZONING: Ut.llrrO COMt.lERCIAL
aAlNl...UaA lOT SIZE: 5000 S.f.
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MOR1GAGE INSPECTION PLAN
IN
NANTUCKET, IAASSACHUSETTS
SCALE: 1".10' UPOATEO:NOV 29. 2000
MASTER DEED REfERENCE: BK 340/10
UNIT DEED REFERENCE: 8K 511 PC 92
PLAN REfERENCES:PLBK 8/13. 18/59.
4t PLFL 35-0
ASSESSOR'S REFERENCE:
JrAAP: <42.4.1 PARCEL: 62 It 62.1
PREPAREO F'OR: PATRICIA W".ZAN '"
JANICE BAYER
and FlAGSTAR BANK. Fsa
LUACl< SUR~\'1NC
2 WASHAMAN A~NUE
NANlUCKET, ...... 025!l4
(508) 325-09.0 .1-442
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Town of Nantucket
R:-:CEIVED
c.' .~.. ) OF ASSESSORS
S E P 1 B 2002 .
.TOWN OF
I</-\NTUCKET, MA
1J (/100
ZONING BOARD OF APPEALS
,UST OF PARTIES IN INTEREST IN THE MATIER OFTHE PETITION OF
(}LQ C\jr\ ~
2~ lId~
PROPERTY OWNER.....~\Cl.Q......uJ03Ml/J~{lOJtr~
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I certify 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 line of owner's property, all as they appear on
the most recent applicable lax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139.29D (2) .
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DATE
ASSESSOR'S OFFICE
Town of Nanlucket
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::E: ........................................""................................
Town of Nantucket
p r- ,r..EIVE
.l..V. D
[ . , -) OF ASSESSORS
S E P 1 8 2002 .
TOWN OF
i<.;\NTUCKET, MA
11 (/JOO
,
ZONING BOARD OF APPEALS
,Ll~T OF PARTIES IN INTEREST IN THE MATIER OF THE PETITION OF
(bJJ C\fv\ ~
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PROPERTY OWNER.....~.(.r.Q......WQj.0ik/J~~OtRIt
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SEE ATIACHED PAGES
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I cenify that the foregoing is a list of persons who are owners of abutting propeny, 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, all as they appear on
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section l39-29D (2) .
l#,,g{p'?d.d.J,/
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ASSESSOR'S OFFICE
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