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Home My WebLink About021-99TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: April ~ ~ 19 99 Application No.: Owner/Applicant: SAMUEL J. ALOISI AND LYNNE ALOISI., OWNERS, AND DENNIS P. METCALFE AND WENDY GEARY AS CONTRACT PURCHASERS Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket Town Clerk. To: Parties Decision of following: in Interest and. Others concerned with the the BOARD OF APPEALS in the Application of the 021-99 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. a el W. Waine ~ Chairman 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 66, Parcel 498 Land Court Plan 28933-5 Certificate of Title No. 17166 Lot 166 62 Bartlett Road Residential Commercial-2 DECISION: 1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, March 12, 1999, at 1:00 P.M., in the Conference Room, in the Town Building Annex, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of SAMUEL J. ALOISI and LYNNE ALOISI, Owners, and DENNIS P. METCALFE and WENDY GEARY, as Contract Purchasers, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584, File No. 021-99: 2. The Contract Purchasers are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law §139-9.B(2)(b) (storage/warehousing of goods, including properly screened open storage of goods and materials). The Contract Purchasers propose to use the subject property for the outdoor storage of boats and moorings in connection with their business which entails the sale, rental and servicing of moorings, marine hardware and related items. The subject property (the "Locus") is situated at 62 BARTLETT ROAD, Assessor's Map 66, Parcel 498, is shown upon Land Court Plan 28933-S as Lot 166, and is zoned as Residential Commercial-2. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. The Planning Board recommendation was favorable, subject to the site plan being modified to show screening or a natural buffer between the activities upon the Locus and the residential property to the north. There was one letter in support, and three letters in opposition or expressing concerns, presented at the public hearing. 4. As noted above, the Locus is situated in a Residential- Commercial-2 zoning district. Accordingly, the Contract Purchasers' intended business is a permitted use, and Special Permit relief is required only for the proposed exterior storage of moorings and boats in connection therewith, with the Board of Appeals being the special permit granting authority. So long as the interior areas in connection with this business are less than 4,000 square feet, and the total area of interior and exterior uses does not exceed 5,000 square feet (and none of the other threshold criteria are met), the provisions of Nantucket Zoning By-law §139-10 for Major Commercial Developments are inapplicable. Site Plan Review under X139-23 is also vested in the Board of Appeals, since it has Special Permit jurisdiction over the project. The Locus now contains two dwellings, each of which the Contract Purchasers intend to continue to use as dwellings, and an enclosed shop area in one of these dwellings, which the Contract Purchasers intend to use in connection with their business. 5. The criteria for the Board of Appeals to consider in acting upon an application for a Special Permit under §139- 9.B(2)(b) for "storage and warehousing, including properly screened open storage of goods and materials" are (i) the general requirement that the structures and uses be in harmony with the general purpose and intent of the By-law, as set forth in By-law §139-30.A(1), and (ii) that the Board of Appeals specifically find that the use will not inherently be in violation of §139- 7.E(4), which prohibits structures and uses which are "injurious, obnoxious, offensive, dangerous or a nuisance to the community or to the neighborhood through noise vibration, concussion, odors, fumes, smoke, gases, dust, harmful fluids or substances, danger of fire or explosion or other objectionable feature detrimental to the community or neighborhood health, safety, convenience, morals or welfare.` As previously noted, the proposed use is permitted in the zoning district in which the Locus lies, subject only to the need for approval of the outdoor storage. The Contract Purchasers presented a proposed site plan, showing the areas upon the Locus (a lot containing about 42,683 square feet in a district with minimum lot area of 5,000 square feet) which they propose to use for outdoor storage. Subject to the conditions for relief as set forth below, the requirement for proper screening can be met, utilizing a combination of existing and new features. There was no evidence presented to the Board of Appeals which would indicate any risk of violation of the provisions of §139-7.E(4). 5. Accordingly, by a UNANIMOUS vote, the Board of Appeals voted to GRANT relief by SPECIAL PERMIT, to allow use of the Locus as proposed by the Contract Purchasers, finding that the use of the Premises as proposed, subject to the conditions set forth below, is in harmony with the general purpose and intent of the By-law, and specifically finding that this use will not inherently be in violation of §139-7.E(4). 6. The relief hereby granted shall be subject to the following conditions: (a) Effective screening by fences and/or vegetation shall be maintained along the northwesterly property line, which abuts residential users. (b) There shall be no mechanical servicing of boats or vehicles upon the Locus. (c) All exterior storage of boats and moorings shall take place within the limits of the areas designated for these 2 f purposes upon the site plan approved by the Board of Appeals under the provisions of §139-23. (d) All exterior work on boats and moorings shall be done only between the hours of 7:30 A.M. and 6:00 P.M. daily, with no exterior work to be performed on Sunday. (e) The existing vegetation shall be maintained in the northeasterly portion of the Locus, between the existing dwelling and the property lines. (f) The boats to be stored shall be solely those of the owners of the Locus and businesses owned or managed by them; no outside boats shall be stored. 7. The Board of Appeals further UNANIMOUSLY voted to approve and endorse the site plan as submitted, subject to the resubmission of this plan with changes more precisely showing the location of existing and planned screening features, and showing seven parking spaces rather than the six spaces shown upon the plan submitted at the public hearing, as it appeared to the Board of Appeals that seven spaces would be required upon the Locus to accommodate the proposed uses. Dated: 1~..~, 1999 a a W WalnP i~ECEi~lEi3 T"OWN CLERK'S OFFICE NAf~1Tl1CKET, MA 02554 44~~ 0 9 ?999 / '~.J ~. F:\WP\Metcalfe\Dennis\62 Bartlett\metcalfeDECN.doc ,~--- 3 ~~.__... j __... _._ Edw d C. phy 'DOWN OF NAN'T'UCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE A Public Hearing of the NANTIICRET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, MARCH 12, 1999, in the CONFERENCE ROOM, TOWN AND COUNTY BIIILDING, 37 WASHINGTON STREET, Nantucket, Massachusetts, on the Application of the following: SAMUEL J. ALOISI AND LYNNE ALOISI, FOR THEMSELVES AS OWNERS AND FOR DENNIS P. METCALFE AND WENDY GEARY, AS CONTRACT PURCHASERS BOARD OF APPEALS FILE N0. 021-99 Applicants (Metcalfe/Geary) are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law §139-9B(2)(b) (storage/warehousing of goods, including properly screened open storage of goods and materials). Applicants propose to use the Lot for the outdoor storage of boats and moorings in connection with their business which entails the sale, rental and servicing of moorings, marine hardware and related items. The Premises is located at 62 BARTLETT ROAD, Assessor's Map 66, P3rce1 498, Lot 166, Land Court Plan 28933-S. The property is zoned Residential-Commercial-2. `~ Dale W. Waine, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT o~R ETHER ALTFRNi4TIVE. FORMATS: FOR _ ASS~ISTANC;~ VAL._ _ ~ -- _ (5~0~~~~~=721 ~ . --- -- . _ ._ .. _ BOA Form 1-89 NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET February 4, 1999 NANTUCKET, MASSACHUSETTS 02554 _(~~j CASE No. - {7-~~-- APPLICATION FOR RELIEF Owner's name(s): Samuel J. Aloisi and Lynne Aloisi Mailing address: c/o Reads Gullicksen Hanley & Gifford, LLP Applicant's name: Dennis P Metcalfe and Wendv Geary Mailing address: Same Location of lot: Assessor's map and parcel number 66-408 Street address: 62 Bartlett Road ~}~ Land Ct Plan, ", °1 "~ "~~ °i'~ 28933-S Lot 166 Date lot acquired: 12/20/95 Cert. No. 17166 Zoning district RC-2 Uses on lot - commercial: None _ or Moor.ina sales and rentals MCD? No - number of: dwellings 2 duplex _ apartments _ rental rooms _ Building date(s): all pre-8/72? or 1993, 1997 C of O? Yes Building Permit appl'n Nos. 9843-93. 12603-93. 14218-97; 13158-96; 15754-97 Case Nos. all BoA applications, lawsuits: State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds you urge for BoA to make each finding per Section 139-32A _ if Variance, 139-30A x if a Special Permit (and 139-33A _ if to alter or extend a nonconforming use). If appeal per 139-31A & B _, attach decision or orders appealed. OK to attach addendum2 The Applicants request a Special Permit under Nantucket Zoning By-law ~139- 9.B(2)(b), to permit the outdoor storage of boats and moorings in connection with their proposed use of the locus for the sale, rental and service of moorings, marine hardware and related items. Items enclosed as part of this Application: orders- addendumZ _ Locus map x Site plan x showing present x + planned x structures Floor plans present _ proposed _ elevations _ (HDC approved? _) Listing lot area x frontage x setbacks x GCR x parking data Assessor-certified addressee list 4 sets x mailing labels 2 sets x $200 fee payable to Town of Nantucket x proof' 'cap' covenant _ '(If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.) I certify that the requested information submitted is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE: ___/~~ ~ i/ Applicant _ Attorney/agent x '(If not owner or owner's attorney, enclose proof of authority) FOR BoA 9FFICE USE ^~ ~~/~ Application copies reed: 4 (//or/_ fo on C-y~/~ by~~~~"v One copy filed with Town Clerk on ~/~/ by~~Q~'~ complete? ~1 One copy each to Planning Bd and Building Dep ~/ s~,~~~/ by ~ ,fJ $200 fee check given Town surer on 2 by ~¢j aived? Hearing notice poste/mailed ~/~o/ I & M ~~ ~/~~ Hearing (s ) on _/_/_ cony d to _/_/_, _/_/_ with raven? _/_/_ Decision due by _/_/_ made _/_/_ filed TC _/_/_ mailed _/_/_ See related cases lawsuits other W ~ U ~ LL N LL O ~ 0 Q Q7 i } ~ rn Y _ W~F- ~ ~~ Q J~ :11 F:\wP\Metcalfe\Dennis\62 Bartlett\zbaapp.doc --~- • ~ N 98 000 cz m Do! W ItY ~ s ry I] 7s• 11 p n A Y ~', 179,903 f / W 1f• f~ Ca '"qlE~ ry,< IO ' f+f tom, ,/ to ~~-~ ']+ ' Y .y 1 it ' NA• E..rY•r <. ~ h ; 7 tts ,f 19.1 ~ ' ~ ft a7 ,Y .. ! 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'.<'YO wNOof ~ U ~ E •cs ie v `cs wivy~~ _- ~.~ TOWN OF NANTUCKET BOARD OF HEALTH FIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF -,^, - - PROPERTY OWNER. ~>.~ ~.!S!..i~.'.C,'X_xntpuwt ~.. d'.......YqM- ............................ MAILING ADDRESS: ~2-..~t'~...I`'u''.....~~`~1C~t~'.~. jUA..-...0. ~`~....... ................... PROPERTY LOCATION:_.. ~2...._.aGsa.~~I'.........- ..................... ASSESSORS MAP/PARCEL:...004Ga.. -i.t.Q_`~~..........ry- .. . SUBMITTED BY:~..}Gy ~.GC.~A..~.t~+?.~(...~...~t~+~d....~.1,~ SEE ATTACHED PAGES I certifi~ that the foregoing is a list of persons who are o~mers 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 o«mers within four hundred feet of the property line of owmer's property as they appear on the most recent applicable tam list (pursuan*_ to 62.02 (B) (5) Regulations). ~l,z/q9 DATE ~?-~- ASSESSOR'S OFFICE TOWN OF NANTUCKET TOWN OF NANTUCKET Oi/i2/99 OWNER'S MAILING ADDRESS LIST 07:39:°~ Bloc{: Loy ~ner's%Co-Gwner's Name G Nailing Address/Ci.y State Zip Property Locat~c:,-~ Map . 0066 0078 MANGHiS CHARLES & GELLO KARYN 0039 NAHANT S7 0044 SOMERSET LN 41AKEFIELJ Pin 01880 0066 0079 RONDENBURG IJILLIAM & PAMELA ~ 0 BCX 2718 0087 SOMERSET RD NANTUCKET MA 02584 0066 0080 CONNOR CHRISTOPHER J & LISA M PO BOX 2235 0085 SOMERSET RD NANTUCKET MA 02584 G033 SOMERSET RD 0083 SOMERSET RD CO66 0081 FARIA HOWARD D FO 30X 488 NANTUCKET MA 02:54 OOb6 0082 BURNHRM EDtJARD 41 OC81 SOMERSET F.OAG OC81 SOMERSET RD NANTUCKET I~JP. 02554 0066 0023 SCHULTZ VIRGINIA 'r. & FRANKLIN 195. MARTHAS RD u079 SOMERSET RD ALEXANCRIA VA 22307 FO 20X 2438 0073 SOMERSET RD 0066 ~7 01~• „ c , BUP.CHE__ _D4..4RG N tvANTUC{=` `:A 02584 CO66 0119 MARINE LUMBcR CO iNC 0134 :RANGE S- 0013 MA,rtBLE WY NANTUCKE- MA 0255E 0066 0118 CASSIDY MARY A 15?6 PUFFIN CT C01'i MARBLE WY C/0 SENEGAL MARIA 7ASADENA MD 21122 " 1536 PUFFIN CT 0007 MARBLE WY 0066 Ci181 r SENEGAL MARi,4 PASADENA MG 21122 0405 ? MCGOWAN IIARTIN E & HOLLY 0097 HUMMOCK POND RG 0088 SOMERSET RD 0066 NANTUCKET P1A 02554 o PO 20X 3070 0086 SOMERSET RD 0066 0404 T , lJ_L~'AM MARK NANTUCKE- MA 02584 c,. B ~ OX 2113 0068 BARTLETT RD 0066 0406 NEt•1MAN JOHN L TR THREE COCONUTS REAL;Y TR:`T NANTUCKE` fiA 02584 0013 BAYBERRY LJJ 0064 BARTLETT RD 0066 ~ O~,C7 ~ F T S LAPIEN~ ROB_R. NANTUCKET Mk 02554 0011 BURNT SWAMP RD 0060 BARTLETT RD 0066 0409 i n PATERSON NE_~ NANTUCKET P;n 02554 0066 04iC * , r NANTJCKET H_STORICAL ASSN PO 60X 1016 0066 BARTLETT RD NANTUCKET MA 02554 0066 01061 BURKE MARY C & OLCS DEBORAH A 0016 MEADOW CT 0016 MARBLE 4JY FAIRFIELD CT 06430 0066 0106 BURKE MARY C & OLDS DEBORAH A 0016 MEADOW CT 0014 MARBLE WY FAIRFIELG CT 05430 ";~ MARBLE WAY OC12 MARBLE 4iY 0066 0105 *WEBER JOHN NANTUCKET °•:n 0255. 0066 0104 GIOIOSC TOMMASO 0025 ANGELk RD 0010 MARBLE WY BRAINTREE h1A 02184 0066 0103 MEZZANOTTE ,;OHM F ETAL 2 N:ELCHER PL OOOb MARBLE WY TOPSHAM ME 04086 0066 0102 JOHNSTON GOJJALD R JR & CONSTAN 50X :;23 0004 MARBLE 4JY NANTUCKET Mn 02554 0066 00682 MEZZANOTTE .JOHN & CAWLWY ANNE 260 MAINE ST 0008 MARBLE WY & YANKE BARBARA 3RUNSWICK"~E 0401 i 0066 0271 SILVERIO STEPHEN A 4 RACEWAY DR ~OC4 RACEWAY DR NANTUCKET t4k 02554 0066 0272 KOVALENCIK ALL & ANDREA PO SOX 835 0006 RACEWAY GR NANTUCKET M>': 02554 0066 0273 KEAHON DONALD F & AGNES CO28 FOXWOOD ''T 0008 RACEWAY DR BEDMINSTER NJ G7921 PAGE MUAS750 8.7 C''/1ilq;; G~:.~CJ:~L. Nap Elcc:: Lo: Csrn~r's/Cc-O~mer's Name 0066 0274 COLLIANDER 5ARBARA A 0066 0275 STARR LIONEL J & PENNY S 0066 0276 MURTAGH KEVIN P SCOTT JEAN P? 0066 02?7 PERRON MARK 'r & D=000TG THOMAS A 0066 :iC6? VF,NTUCKcT ISLANDS LAND BANK TOiJN OF NANTUCKET G4i~ER'S MAILING ADDRESS "_IS'. ;;ai l';ng r^.ddr e~sJC qty Sete %'.p Property Location PC ECX 925 0004 HATCH CI NANTUCKET r•~A 02554 GCGS HATCH CIR 6005 HATCH CI NANTUCKET MA 02554 PO BOX 2908 0003 HATCH C= NANTUCKET Y,A 02584 PG 30X 522 0001 HATCH C? N EAST. CN Ni+ G2356 OG22 BROAC ST 007C BARTLETT RD rdANTUC<cT ^~ 02554 PAGE[ MUAS75C 8.7 NUMEER CF R~CCR~S = ~~ ZONIlVG CLASSIFICATION: ~~. C ~ . MIN. AREA: ..5,000 MIN. FRONTAGE: .S'Q ~?~ FRONT YARD S.B.: rZ-~?f.7- 6G- 106 REAR do SIDE S.B.: . S. ,~"T N~~ GROUND COVER (7.): . -~`~ ~ . ,,,f ~ ~~ ~. fl - ol-~' EXISTING: . yz, 6g.3~s.` . s.~ ~~.~ . ~' . . ".. .".. ,;~- - ?/6.89 ' ' ~ ~~ i ~ - r-~.~ „i ~, ~. . I I >'' • I ~ I W/F ~ _S/(OP~i(~T J ~ I ~~ua k6~' _ ,~ o , . I ~ - . ~ .- ~- oPLN ~/t~/ 1~1 i v ~- 1 i '~- ._ ; i •~ ~~8. ~X~s7~N(~• .- ' -~ . r~~v~wa~( . ~ 1' • iI ~ / h,00 1 66 - l+o~ . I `~ ~ r N~ f • ~ • ~ N . PA7'~5~ ~ . ~ \ ,~ \ 83 ~ ~~ ~, ~s G6 -1/07 N/r ~1P1 ~~ . TZ~f~T y• ~, r~ ~nnF ,~ li ~ ri .~ . r - ~ :ii. ~ `~~ ~~ ~ ! -- " / ,~~ ,THAT THE BUILDING(S) IS/ARE LOCATED ON THE GROUND AS`'Sfi N HEREON. PROFESSIONAL LAND SURVEYOR THIS PLOT PLAN WAS PREPARED FOR THE TOWN OF NANTUCKET BUILDING DEPARTMENT ONLY AND SHOULD NOT BE CONSIDERED A PROPERTY LINE SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES, FENCES, HEDGES, OR ANY ANCfLLARY STRUCTURES ON THE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PLANS OF RECORD. THIS PLOT PLAN IS NOT A CERTIFICATION AS TO TITLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR RECORDS. ASSESSOR MAP: ~~. PARCEL: %Otp . ,~ ,. • ~~ \~. ^~ ~~ - ion/ /V~F Gio~c~o J 'o ~ X67 ~; ~~, ~~~ BUILDING LOCATION PLAN OF LAND IN NANTUCKET, MASS . SCALE: 1"=_S O~ DATE:Tit/~%,2//999 Owner: ~RI`((S E1- T. ~ . LYNNE .ALO,I $1 . ,<oT i6G Deed: ~iE.~ ~7 ),~6. PIan,C.~;.~8`j3.3 ':S. Locus . ~!2 ~i4.~T.C~77T ~~~ . CHARLES W. HART & ASSOCIATES, Inc. SANFORD BOAT BUILDING 49 SPARKS AVENUE NANTUCKET, MASS. 02554 (508) 228-8910 H_ ~}88h NOT TO BE RECORDED. 66- /os N~l~ ~. , • PU~~1-~- C:\JOBS\CWF{~BIP ZONING CLASSIFICATION: ~ c C ~ . MIN. AREA: ,x;000 ~. MIN. FRONTAGE: .'S'Q, ~T; FRONT YARD 5.6.: .ZQF,T. REAR do SIDE S.B.: 5~7~ 6GNl~o6 GROUND COVER (7.): . -~`Z~ % , ~, ~.~~ y. ~. o~ zs~ w/~ ~' c. = iyoy ~S,F. 6G -~~7 N/~ /~1P1~~. ~Q' ~, MO~c ~, ~ ~_ ~ -~ ~,.I'„ 1; J~. .1~ ~ ~ ~ ~ . i I r 1 I CERTIFY;~AS' OF' . l `? f ./J THAT THE BUILDING(S) IS/ARE LOCATED ON THE GROUND AS ~SriO N HEREON. C~~~~>~~~~'~~~ ~ PROFESSIONAL LAND SURVEYOR EXISTING; . Y,z, 6~3 fs.,~ . ~~. . ". . THIS PLOT PLAN WAS PREPARED FOR THE TOWN OF NANTUCKET BUILDING DEPARTMENT ONLY AND SHOULD NOT BE CONSIDERED A PROPERTY LINE SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES, FENCES, HEDGES, OR ANY ANCILLARY STRUCTURES ON THE PREMISES. THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS ANO PLANS OF RECORD. THIS PLOT PLAN IS NOT A CERTIFICATION AS TO 71TLE OR OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR RECORDS. ASSESSOR MAP: ~C, PARCEL: %~~ 66- /oS ti/~ 66 -l~o~ nl~f V. PATS ~M/ ~~ - io~i ~~/~ Gio~c~o BUILDING LOCATION PLAN OF LAND IN NANTUCKET, MASS. SCALE: t"=.S'~~ DATE:Ti4//. ~/999 Owner: ~RI`~(S E.~ 7, ~ 1-~'Nl~(E .~LO.I,`~ l . Deed: ~~ ~ PIan,C;.c.,?8`~3.3 S. Locus . ~~ LSi9~T~CTT-~1~, . CHARLES W. HART & ASSOCIATES, Inc. SANFORD BOAT BUILDING 49 SPARKS AVENUE NANTUCKET, MASS. 02554 (508) 228-8910 NOT TO BE RECORDED. H-886