HomeMy WebLinkAbout071-03
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
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To: Parties in Interest and Others concerned with;::.the -u
Decision of the BOARD OF APPEALS in the ApplicatiOn of t~
following: N
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Application No.: 07)-03
owner/APPlicant:~ ,'At) #. -HuIH- and.
LUo~v\O ~ tn, N-urrr
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.
~~l~~sFhairman
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.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 55.4.1, Parcel 9 Certificate of Title No.19070
Seven Lyon Street Land Court Plan 88184-A
Residential Old Historic
DECISION:
At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, August 11, 2000, at 1:00 PM, in the
Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following decision
on the application of REGINA H. HUNT AND WAYNE M. HUNT, of 278
Hothorpe Lane, Villanova, PA 19085-1116, Board of Appeals File
No. 071-03:
1. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33E(2) (a) to allow the
increase of the existing ground cover ratio of about 22% (about
961 SF) to about 44% (about 1,911 SF). The Applicants propose to
construct additional ground cover, which will involve an
addi tion to the existing dwelling and a new garage, which may
include a secondary dwelling. All of the new construction would
meet all other dimensional requirements of the By-law, including
setbacks, and the Locus would comply with all parking
requirements. The Locus is nonconforming as to lot size with the
Lot containing about 4,307 SF of area in a district that
requires a minimum lot size of 5,000 SF; and as to side and rear
yard setbacks with the existing single-family dwelling being
sited at about 3.9 feet at its closest point from the easterly
side yard lot line and at about 1.4 feet at its closest point
from the northerly rear yard lot line along Twin Street, in a
district that requires a minimum side and rear yard setback
distance of five (5) feet.
A predecessor-in-ti tIe received a Special Permit for the
same relief in the Decision in Board of Appeals File No. 065-00
but never activated the permit. It has arguably expired and the
current owners wish to have the same relief granted again
subject to the same conditions contained ln the original
Decision.
The Premises is located at 7 LYON STREET, Assessor's Map
55.4, Parcel 9, Land Court Plan 33184-A. The property is zoned
Residential-aId-Historic.
2. Our Decision is based upon the Application and
accompanying materials, and representations and testimony
received at our public hearing. The Planning Board indicated
that this matter was not of planning concern. There was no
opposition presented at the public hearing, personally, by
representatives, or in writing. One neighbor was present at the
hearing seeking clarification of certain aspects of the project,
but had no objections.
3. Applicants, through counsel, represented that the Locus,
which is one of the largest lots in its neighborhood, is located
in a Residential-aId-Historic (ROH) zoning district and is
nonconforming as to lot area, containing about 4,307 square
feet, where a minimum of 5,000 square feet is required. The
Locus is short of the required minimum lot size of 5,000 by only
693 square feet, and if it were conforming as to lot area, the
maximum permitted ground cover would be 50%, and the Applicant
would be permitted to perform this construction as a matter of
right, without relief from this Board. As it is, the maximum
allowable ground cover ratio for this subminimum lot is 30%. The
Locus is conforming as to frontage, having 82.92 feet of
frontage on Twin Street, where 50 feet is required, and as to
front yard setback, having a setback of about 1.4 feet at the
closest point on Twin street to the north, where no front yard
setback is required. Applicants represented that contrary to the
address identification of "7 Lyons Street", the frontage was
actually on Twin street.
4. The Locus also currently conforms to the ground cover
requirements of the By-law, with the existing single-family
dwelling having ground cover of about 961 square feet (resulting
in an existing ground cover ratio of about 22%). Under By-law
~139-33.E. (2) (a), Applicants may, by Special Permit, have a
maximum ground cover of up to 50% or about 2,153 square feet.
Applicant seeks such a Special Permit under By-law ~139-
33.E. (2) (a) to construct additional ground cover of about 950
square feet (which would involve a conforming addition to the
existing dwelling and an ancillary structure that may be used as
a garage and/or a second dwelling), for a total ground cover of
about 1,911 square feet or a ground cover ratio of about 44%.
All of the new construction would meet all other dimensional
requirements of the Zoning By-law, including setbacks, and the
Locus would comply with all parking requirements.
5. The Board issued a SPECIAL PERMIT to Applicants'
predecessor-in-title on September 18, 2000, (File No. 065-00).
The Permit granted the identical relief that the Applicants are
seeking today. In August of 2002 Applicants obtained two
Building Permits from the Town of Nantucket to perform work at
the site pursuant to the SPECIAL PERMIT (Building Permit No.
771-02 and 772-02). Because of personal health and financial
reasons, Applicants never began the construction work authorized
by these Building Permits. Because the work was not commenced
within six months of the issuance of said Building Permit, the
Building Permits were declared invalid by the Building
Department, and by that time the two-year time frame on the
Board of Appeals SPECIAL PERMIT had expired and the Applicants
were unable to revive these Building Permits. The new contract
purchaser intends to purchase the property in December of 2003
and begin construction activity in 2004. Applicants further
pointed out that there had been no significant change in the
character or composition of the neighborhood since the previous
Decision in September of 2000. The circumstances that the Board
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based their previous Decision upon still exist today.
6. The Premises are located between Twin and Lyon Streets,
and the Board took note of the fact that many properties in the
neighborhood are nonconforming with respect to the requirements
of the Zoning By-law, such as lot area, setbacks, and ground
cover and have sought and obtained similar Special Permit relief
from this Board.
7. Based upon these facts, the Board of Appeals finds that
the proposed relief, increasing the ground cover from about 961
square feet (about 22%) to about 1,911 square feet (about 44%),
conditioned as set forth herein, would not be substantially more
detrimental to the neighborhood than the existing nonconformity
and would be in harmony with the densely developed surrounding
neighborhood character.
8. Accordingly, by a UNANIMOUS vote, the Board GRANTS the
requested relief by SPECIAL PERMIT, under Nantucket Zoning By-
law S;139-33.E. (2) (a), to allow the construction of about 950
square feet of additional ground cover, resulting in an increase
of the ground cover ratio of about 22% (961:t square feet) to
about 44% (1,911:t square feet) upon the locus upon the following
express conditions:
a. No material exterior construction associated with
this Special Permit shall be performed upon the
Locus in any given year between May 15 and
September 15.
b. The main dwelling shall have a maximum ground
cover of about 1,527 square feet and shall have a
maximum ridge height of twenty-eight (28) feet.
c. The garage and/or secondary dwelling shall have a
maximum ground cover of 384 square feet and shall
have a maximum ridge height of twenty-four and
one-half (24.50) feet.
d. The maximum permitted ground cover on the Locus,
without further relief from this Board, shall be
44% or about 1,911 square feet.
e. All of the new construction shall meet all other
dimensional requirements of the Zoning By-law,
including setbacks, and the Locus shall comply
with all parking requirements.
f. The front yard setback shall be measured from Twin
Street not Lyon Street.
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(ZBA 071-03)
Dated: October ~1 2003
----,...,.
. Toole
11
TOWN OF NANTUCKET R r= r r !' . -. :)
ZONING BOARD OF A~PEALS
1 EAST CHESTNUT STRiI3EltP 30 P 2 :01
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 PM., FRIDAY, OCTOBER 17, 2003, IN THE CONFERENCE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
REGINA B. BUNT AND WAYNE M. BUNT
BOARD OF APPEALS FILE NO. 071-03
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33E(2)(a) to allow the increase of the existing ground cover ratio of
about 22<'1cJ (about 961 SF) to about 44% (about 1,911 SF). The Applicants propose to
construct additional ground cover, which will involve an addition to the existing dwelling
and a new garage, which may include a secondary dwelling. All of the new construction
would meet all other dimensional requirements of the By-law, including setbacks, and the
Locus would comply with all parking requirements. The Locus is nonconforming as to lot
size with the Lot containing about 4,307 SF of area in a district that requires a minimum
lot size of 5,000 SF; and as to side and rear yard setbacks with the existing single-family
dwelling being sited at about 3.9 feet at its closest point from the easterly side yard lot
line and at about 1.4 feet at its closest point from the northerly rear yard lot line along
Twin Street, in a district that requires a minimum side and rear yard setback distance of
five (5) feet. A predecessor-in-title received a Special Permit for the same relief in the
Decision in Board of Appeals File No. 065-00 but never activated the permit It has
arguably expired and the current owners wish to have the same relief granted again
subject to the same conditions contained in the original Decision.
The Premises is located at 7 LYON STREET, Assessor's Map 55.4, Parcel 9,
Land Court Plan 33184-A The property is zoned Residential-~Id-Historic.
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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. 071-03
FEE: $300.00
APPLICATION FOR RELIEF
owner'sname(s):Jef[,'nO- ~thJnJ- owl LAh~~e f)1. HunT
Mailing address: /___)q' t:loJ:hnV'f>p- [OV'lP, /JJ'}fOhcJL/CI)(YA-ICjO~II(o
(S'OJ{Y\J) )
C s C\Jn\.Q )
7 Lvan ,5'tre~r
Land Court Plan n Book & Page/Plan File No.: No. HI f?l/-iq
Date ot acquired:~II(P1 O'21leed Ref.!Cert. of Title: ;(0)80
.
Applicant's name(s):
Mailing address:
Locus
Assessor's MaplParcel: 6~ '1./ /9
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Lot No.:
Zoning District:
1<.0 ff
Uses on Lot - Commercial: None_ Yes (describe)
Residential: Number of dwellingsL Duplex_ Apartments
Building Date(s): All pre-date 7/72? .t/ or
Building Permit Nos:
Rental Rooms
C of O(s)?
Previous Zoning Board Application Nos.:
o(p~O()
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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I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under pains and penalties of perjury.
SIGNATURE: Applicant Attorney/Agent ~
(If not owner 0 owner's attorney, please enclose pro()f of agency to bring this matter before the Board)
FOR B 0 FICEUSE ../
Application received on:!1J'JJ?t~y: Complete: C/ Need copies?: _~
Filed with Town Clerk:!i-I3Qr!2P. . 1 Bui.. y: r1fZ;. ~
Fee deposited with Town Treasurer:~/~BY: aiver re?,uested?:_Granted:_I_I_
Hearing notice posted with Town Clerk:-.i,-.M Mailed:1!J;~ I&M:j/J1 z,-Id.!::& ~!lJS
Hearing(s) held on:_I_I_ Opened on:~_I_ Continued to:~-'_ Withdrawn?:_I_I_
DECISION DUE BY:_I_I_ Made:_/~_ Filed wffown Clerk:_I_I_ Mailed:_I_I_
DECISION APPEALED?: 1 1 SUPERIOR COURT: LAND COURT Form 4/03/03
ZONING CLASSIFICATION: . -g::O~.
MIN. AREA: . . . . . . s:. 00.0. '5. F.
MIN. FRONTAGE: . . . . . . SO F:r:
FRONT YARD 5.8.: . . .NON.E .
RfAR & SlOE S.8.: . . . . . -5: fT.
GROUND. COVER (7.): . . . SO 0/0
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I CERTIFY, TO THE BEST OF MY KNOWlEDGE, THAT THE PREUISES
SHOWN ARE LOCAlED IN FLOOD HAZARD ZONE: . ':C:: . .,DEUNEAlED
ON F.I.R.u.. / COMMUNIlY PANR NUMBER: 250230-00. .1.1. .D, BY
THE FEDERAL EMERGENCY t.WlAGEMENT AGENCY. EFFECTIVE DATE
OF UAPS: JUNE 3, 1986, AND )s PERIODICALLY REVISED.
THIS PLOT PlAN WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FUU INSTRUMENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABUSH
PROPERlY UNES. FENCES. HEDGES OR ANY ANCILlARY
STRUCTURES ON THE PREMISES. THE PROPERlY UNES SHOWN
RELY ON CURRENT DEEDS AND PlANS OF RECORD.
THIS PLOT PLAN IS NOT A CERTIFICATION AS TO THE TITLE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING
PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF THE TOWN OF NANTUCKET.
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MORTGAGE PLOT PUL~
OF LAND IN
NANTUCKET, MASS.
SCALE: 1-= .20' DATE:4.~o~T /'-.1..9.9.9
N 1"-'4.. 1'1. 1':..o~
Owner: . . . . . . . . . . . . . . . . . _ . . . .
Deed: ~;~:': !~.3.9.s.. Plan: ~~~a:'f.-~. .
Tax Mop: ~~: 1-,./. -:3. . . Locus: r !- Yo!'4. ~-r: .
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE
NANTUCKET, MASS. 02554
(508) 228-8910 H-1587./
NOT TO BE RECORDED.
ZONING CLASSIFICATION: . ~o I-{.
t.CIN. ARfA: . . . . . . 5, 00.0. '5. 'F.
MIN. fRONTAGE: . . . . . . ..50 Fr:
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TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETIS 02554
Date:
September 18
, 20 00
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.: 065-00
Owner/Applicant: SARAH F. ALGER, TRUSTEE OF SEVEN
LYON STREET NOMINEE TRUST
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.
NANTUCKET ZONING BOARD OF APPEALS
37 Washington Street
Nantucket, Massachusetts 02554
Assessor's Map 55.4.1, Parcel 9
Seven Lyon Street
Residential Old Historic
Certificate of Title No.19070
Land Court Plan 88184-A
DECISION:
At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, August 11, 2000, at 1:00 PM, in the
Conference Room, Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following decision
on the application of SARAH F. ALGER, as TRUSTEE of SEVEN LYON
STREET NOMINEE TRUST, c/o Sarah F. Alger, P.C., Two Union Street,
Nantucket, Massachusetts 02554, File No. 065-00:
1. The Applicant is seeking relief by Special Permit under
Nantucket Zoning By-law (the UBy-Iaw") ~139-33.E. (2) (a) to allow
the increase of the existing ground cover ratio of about 22%
(961:t square feet) to about 44% (l,911:t square feet). Applicant
proposes to construct additional ground cover that will involve
an addition to the existing dwelling and a new garage, which may
include a secondary dwelling. All of the new construction will
meet all other dimensional requirements of the By-law, including
setbacks, and the locus will comply with all parking
requirements. The locus is nonconforming as to lot area,
containing about 4,307 square feet in a district that requires a
minimum lot area of 5,000 square feet; and as to side and rear
yard setbacks with the existing single-family dwelling being
sited at about 3.9 feet at its closest point from the easterly
side yard lot line and at about 4 feet at its closest point from
the southerly rear yard lot line along Lyon Street, in a district
that requires a minimum side and rear yard setback distance of
five (5) feet.
The Premises are located at SEVEN LYON STREET, Assessor's
Map 55.4.1, Parcel 9, Land Court Plan No. 88184-A. The Premises
are zoned Residential-aId-Historic.
2. Our decision is based upon the
accompanying materials, and representations
received at our public hearing. The Planning
that this matter was not of planning concern.
opposition presented at the public hearing,
representatives, or in writing.
application and
and testimony
Board indicated
There was no
personally, by
3. The locus, which is one of the largest Idts in its
neighborhood, is located in a Residential-DId-Historic (ROH)
zoning district and is nonconforming as to lot area, containing
about 4,307 square feet, where a minimum of 5,000 square feet is
required. The locus is short of the required minimum lot size of
5,000 by only 693 square feet, and if it were conforming as to
lot area, the maximum permitted ground cover would be 50%, and
the Applicant would be permitted to perform this construction as
a matter of right, without relief from this Board. The locus is
nonconforming as to side and rear yard setbacks, having a side
yard setback on the east of about 3.9 feet at the closest point
and a rear yard setback of about 4 feet at the closest point on
the south (Lyon Street), where required side and rear yard
setbacks are 5 feet. The locus is conforming as to frontage,
having 82.92 feet of frontage on Twin Street, where 50 feet is
required, and as to front yard setback, having a setback of about
1.4 feet at the closest point on Twin Street to the north, where
no front yard setback is required.
4. The locus also currently conforms to the ground cover
requirements of the By-law, with the existing single-family
dwelling having ground cover of about 961 square feet (resulting
in an existing ground cover ratio of about 22%), where maximum
permissible ground cover for a lot having less that 5,000 feet
under By-law ~139-33.E. (2) (a), without special permit relief, is
30% of the total lot area, or about 1,292 square feet. Under By-
law ~139-33 .E. (2) (a), Applicant may, by special permit, have
maximum ground cover of up to 50% or about 2,153 square feet.
Applicant seeks such a special permit under By-law ~139-
33. E. (2) (a) to construct additional ground cover of about 950
square feet (which will involve an addition to the existing
dwelling and a garage, which may include a second dwelling), for
total ground cover of about 1,911 square feet or a total ground
cover ratio of about 44%. All of the new construction will meet
all other dimensional requirements of the By-law, including
setbacks, and the locus will comply with all parking
requirements.
5. The premises are located on Twin and Lyon Street, and
the Board took note of the fact that many properties in the
neighborhood are nonconforming with requirements of the By-law,
such as lot area, setbacks, and ground cover and have sought and
obtained special permit relief from the Board.
6. Upon these facts, the Board of Appeals finds that the
proposed relief, increasing the ground cover from 961 square feet
(22%) to about 1,911 square feet (44%), conditioned as set forth
herein, will not be substantially more detrimental to the
neighborhood and will be in harmony with the general purpose and
intent of the By-law.
7. Accordingly, by a vote of four members in favor
(Parent, Waine, Hourihan, and Murphy) and one opposed (Toole),
the Board grants the requested relief by SPECIAL PERMIT, under
Nantucket Zoning By-law ~139-33.E. (2) (a), to allow the
construction of about 950 square feet of additional ground cover,
resulting in an increase of the ground cover ratio of about 22%
(961:t square feet) to about 44% (l,911:t square feet) upon the
locus upon the following express conditions:
a. No material exterior construction shall be
performed upon the locus in any year between May
15 and September 15.
2
b. The main dwelling shall have maximum ground cover
of about 1,527 square feet and shall have a
maximum ridge height of twenty-eight (28) feet.
c. The garage and/or secondary dwelling shall have
maximum ground cover of about 384 (a 16' x 24'
structure) and shall have a maximum ridge height
of twenty-four and one-half (24.50) feet.
d. The maximum permitted ground cover on the locus,
without further relief from this Board, shall be
44% or about 1,911 square feet.
e. All of the new construction will meet all other
dimensional requirements of the By-law, including
setbacks, and the locus will comply 'th all
parking requirements.
Dated: September ~, 2000
TIME:
CLERK: :3 ~ uS- r CY'\ eM,
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET, MA 02554
SEP 18 2000
Edward S. Toole
3
1J, I j , 00
RECEIVED
BOARD OF ASSESSORS
Town of Nantucket
SEP 2 5 2003
TOWN OF
NANTUCKET, MA
ZONING BOARD OF APPEALS
LIST OF P ARTlES IN INTEREST IN THE MA TIER OF THE PETITION OF
PROPERTYOWliER.,tI.~..~..E~t:?J....CJ:../{)~ ~
MAILING ADDRESS..:t-7.f{.II.~"~/""~~ . a....--. /fO!
PROPERTY LOCATION....:. .7..... .~...~................. I
'ASSESSORS MAPIPARCEL:...... .-5.s::-.<!J. I.~.... 9,... .........................
APPLICANT.... ..... .,. .... ..... ...... ... ...... .... ..... ...... ...... ......... ........... .......
SEE ATIACHED PAGES
I certify that the foregoing is a list of persons who are owners of abutting property, owners of
land directl~ 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 lirie of owner's property, all as they appear ?o
the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139.
Section 139-29D (2) -
#..R.?k,... fJ/)() 3
DATE.
/2t~..tJ.~
ASSESSOR'S OFFICE
Town of Nantucket
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