[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6172303,"mediaKeyId","5390315-7c7b740c8626b11fa00ebef6a895ef52","parentId",5390315,"title","Board approves proof plan for rear-lot subdivision at Bayberry Lane; members ask broader review of rear-lot rules","audioSeconds",3677,"startMs",4976000,"endMs",8653000,"viewUrl","/Search/View?dp=1&key=5390315-7c7b740c8626b11fa00ebef6a895ef52&start=4976&end=8653","thumbnailUrl","https://assets.pipeline.soar.com/5390315-7c7b740c8626b11fa00ebef6a895ef52/thumbnail_4976000.jpg","articleUrl","/articles/6172303/Nantucket-County/Massachusetts/Board-approves-proof-plan-for-rear-lot-subdivision-at-Bayberry-Lane-members-ask-broader-review-of-rear-lot-rules","mediaUrl","https://secure.pipeline.soar.com/6172303-2b32fdd4cd3dfc95889965650baecf7a/orig.mp4?Expires=1777693541&Signature=gyPqXYeR2aXvsj4dWjxWLauWPAe~x6bZllTD9AI-ULNhTqHGmhQeME8cKFnOO-f5rY67cPBsds1QVlrD2AOlZGIoYXEuMcWApOmTCrPvDXj-~iHERnZDZauLRTaBJmneS1Yjjwtfm5b2ho60rEcOdedQwJ6UlE9D4p69hgIx7vd2LA1xd7Bz-zdPgbXn7B~0iAXXe4MoKcQuzX-ntI7cKaLrwUVvLoNKXOpcs6N7DCy2AnPsISxWSufbnE2h1tSCpE3BDJ~5gBOt6hUDv2cnTywtqoaIiQzdm0lFZPNA2jY0BCzuMUoeXbL0y~PxmboYDfgLlL9FRmwv1D1dNJcv5A__&Key-Pair-Id=KUT5TJCACFTXG","author","Town-County of Nantucket, MA","date","2025-07-15T11:27:07Z","article","The Planning Board unanimously approved a proof-plan (AR) submission for a two-lot rear-lot subdivision at 16 Bayberry Lane and heard calls from members and public commenters for a separate review of how rear-lot special permits and grading are handled.

Jeff Blackwell, representing the property owner, described the submission as a conventional proof subdivision that demonstrates the site can be divided into two conforming lots with a 20-foot right-of-way. The application is intended as the precursor step to a rear-lot special-permit request that would ultimately permit a shared driveway rather than construction of a new 40-foot roadway. Blackwell said the board has approved similar procedures in the past and that the plan as presented meets zoning dimensional requirements if the board grants the waiver for a 20-foot right-of-way.

Board members and several public commenters focused on related policy matters rather than the narrow plan details. Emily Molden of the Nantucket Land and Water Council suggested the Planning Board consider a stand-alone discussion on rear-lot subdivision provisions so the board and staff could clarify differing legal interpretations and examine possible changes to the bylaw. \"It could be an interesting discussion to have that maybe would lead to some clarification to propose for the bylaw,\" Molden said.

Board members also raised concerns about grading and topography, especially in environmentally sensitive locations. One board member asked whether the plan could include topographic contours to make it easier to confirm whether future grading or massing would alter site character or stormwater flow. The board's staff noted that final conservation commission approvals and any engineering conditions will address grading and drainage on the lots, but several members asked staff to look at adding topography requirements for similar proof plans going forward.

Steven Morris, an immediate abutter, spoke in support of the application. After further brief discussion, Board member John (board member) moved to approve the application with the staff recommendations; Board member Joe (board member) seconded and the board voted unanimously to approve with conditions as drafted by staff. The motion included a requirement that town engineering comments be addressed before final approvals and that subdivision paperwork be finalized within the timeline required by the board.

Board members asked staff to schedule a future agenda item to discuss rear-lot special-permit practice and any needed clarification to the subdivision regulations and bylaw language.","mediaType","Video","parentTitle","Nantucket Planning Board - July 14, 2025","oneSentenceSummary","The board approved a proof-plan step that enables a future rear-lot special-permit subdivision at 16 Bayberry Lane, while several members urged staff to bring a future discussion of rear-lot bylaw interpretation and topography/grade controls to the board.","taxTitle","Nantucket County, Massachusetts","taxId",61456,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6172309,"Planning Board approves preliminary plan for Shampoo Landscape lots; flags Arrowhead Drive improvements",766,3994000,4760000,"/Search/View?dp=1&key=5390315-7c7b740c8626b11fa00ebef6a895ef52&start=3994&end=4760","https://assets.pipeline.soar.com/5390315-7c7b740c8626b11fa00ebef6a895ef52/thumbnail_3994000.jpg","/articles/6172309/Nantucket-County/Massachusetts/Planning-Board-approves-preliminary-plan-for-Shampoo-Landscape-lots-flags-Arrowhead-Drive-improvements","https://secure.pipeline.soar.com/6172309-ad9939c0d66fd2c32c2848cd936cc53e/orig.mp4?Expires=1777693541&Signature=FM1IoKorR-BhsAIZBxFq0aYkK9ddB8PhxJ762QyJweF9i3fA-KU3kpJD4m1JjA~sqTXCydF3TLELgPXmiROMr8YnpKB5K1exlUWGLak4lL4Io9bYT~PTZ4GxAze8O2-lihDTYNilWwvhuMFnxN1L4UMaRp4kDP4i2iVg0SafGmRN~WEaku1mMHYYpP96sd2EbbDBrfKYwwQQSQ48IY6m47-7eK4UtCKcgjcVaRCo7WPHWrvF39NZgRb~D2urST-4F-MhjozohhwsBeOcMGxU32GOkUgkBi9wfOb~atAuQCp7LIJi5V88aYVj1l9WhURqsvjyu9htucifD6Nx83C8nA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board voted unanimously on Thursday to approve a preliminary subdivision plan that would create multiple small commercial/residential lots between Arrowhead Drive and Old South Road, and asked the applicant to return with details addressing street improvements, curb-cut minimization and trees.

Paul Santos of Nantucket Surveyors presented the preliminary plan for Shampoo Landscape Realty Trust, explaining the site is two parcels totaling about 29,629 square feet in the CMI zoning district and is being proposed as six lots (five buildable) with a 20-foot-wide interior right-of-way. He said the lots would be served by municipal water and sewer and underground utilities and that the proposed configuration is similar to other nearby small-lot commercial parcels.

Staff asked the board to discuss potential pavement or access upgrades to Arrowhead Drive and whether the plan should minimize curb cuts along Arrowhead and Old South. Santos said the submission includes an interior access easement to preserve the ability to cross the site and that the applicant is not proposing to build Arrowhead Drive but is open to making targeted pavement improvements in coordination with abutters and future definitive plan review.

Board members emphasized protecting existing mature trees and recommended the applicant show tree locations and specific mitigation measures on the definitive plan. \"Can we locate these on the plan so we know that these trees are there, and make sure they stay there and we don't go back to square one?\" Board member Hillary (board member) asked. Staff said trees would be shown on the final plan.

After deliberation, Board member Joe (board member) moved to approve the preliminary plan as submitted; the motion was seconded by John (board member) and passed unanimously. The board's approvals included the understanding that the applicant will address roadway/pavement improvements, potential curb-cut limitations and tree protection at the definitive plan stage.

Santos and the board discussed the existing condition of Arrowhead Drive and the potential for limited, targeted improvements near the site entrance rather than full reconstruction. The applicant said the plan includes an interior easement for passage through the site and that any final roadway improvements would be coordinated with staff and the town's consulting engineer during the definitive plan process.

The board recorded a unanimous vote to send the project forward; staff advised the applicant that definitive-plan submittal should show tree locations, any proposed pavement work, and final utility and drainage details for engineering review.","The board approved a preliminary subdivision creating five buildable lots fronting Arrowhead Drive and Old South Road and asked the applicant to address potential roadway improvements and tree protection during the definitive plan stage.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6172314,"Board approves four-lot Nancy Ann Lane subdivision; requires pedestrian link and road repairs",1535,6013000,7548000,"/Search/View?dp=1&key=5390315-7c7b740c8626b11fa00ebef6a895ef52&start=6013&end=7548","https://assets.pipeline.soar.com/5390315-7c7b740c8626b11fa00ebef6a895ef52/thumbnail_6013000.jpg","/articles/6172314/Nantucket-County/Massachusetts/Board-approves-four-lot-Nancy-Ann-Lane-subdivision-requires-pedestrian-link-and-road-repairs","https://secure.pipeline.soar.com/6172314-39bddaa2e2f682ab14b3bb8fdff6cd68/orig.mp4?Expires=1777693541&Signature=aFIbgHdswrBdUWXWCt5~qoXQ-hP0U6OXWn-cLTJp~had02LxVzNa8RyendPcWQJl6XdWLBZ8PMrGPY8h6JwFcnGxwItmKg0~fvtbhQye7zot0XS2ig0D0CvnRolyI9hf3SKDVU5A-s2oyGENm4RB-YEzLcb~EFjykPZgduvlMazkfYidi~jL1TnIa8jqzZfpitfU-zixBmxvZZNFOvuDO6Kb4J-BFJ50A4AUNSx7sEcV9OIqEib25xVNjESFmxr9-3x9D308o4PNx317GxWZXyjlsD2j19xuSIQwrg9jQcAFe4gqSukxCzUFeBI4bBjrsTZQK3Sqr53BEtPT0svIyA__&Key-Pair-Id=KUT5TJCACFTXG","The Nantucket Planning Board on Thursday approved a four-lot subdivision off Nancy Ann Lane with conditions that require a pedestrian connection, added street trees and roadway repairs, and that the town engineer review stormwater and technical comments prior to lot release.

Paul Santos of Nantucket Surveyors, representing J & J ACK Holding LLC, presented the plan and said it creates three buildable lots and one roadway lot; the project is in the CN zoning district and includes a sidewalk/paved pedestrian connection from Nancy Ann Lane to the proposed roadway. Santos said the team had responded to the board's prior comments by adding street trees and the sidewalk connection and that the fire department had confirmed apparatus access and turnarounds in the packet.

The board discussed conditions proposed by staff, including a legal pedestrian easement and a requirement that the applicant repair Nancy Ann Lane from Lovers Lane to Gregland Avenue at the applicant's expense. \"Repairs to Nancy Ann? Are you looking for a full paving of that particular roadway?\" a board member asked. Staff clarified the board was asking for pavement repairs rather than mere gravel patching. The applicant agreed to coordinate with staff on a repair program and to refine the pedestrian easement location at the time Lot 1 is developed.

Environmental and engineering reviews were raised. Board member Emily Molden of the Nantucket Land and Water Council asked whether the town engineer's stormwater review incorporated the larger plan. Santos said the applicant would continue to coordinate with the planning board's consulting engineer and provide the full responses requested by the town's reviewer.

After discussion of conditions and the location and timing of the pedestrian easement'which Santos asked to keep flexible until Lot 1 development'the board voted to approve the subdivision with staff findings and revised conditions that clarified the paving requirement as repairs rather than full replacement. \"Motion to approve the request as proposed with staff findings and conditions, including clarifying that paving is repair rather than replace,\" Board member John (board member) moved; Board member Nat (board member) seconded. The motion passed unanimously.

Conditions noted in the approval included a requirement to install the pedestrian easement (paved to six feet where applicable) prior to final lot release; to place street trees along the walkway; to finalize stormwater responses requested by the board's consulting engineer; and to repair Nancy Ann Lane at the applicant's expense.

The board and applicant also discussed details such as retaining-wall approaches and grading near an adjacent property. The applicant said he would work to minimize the need for a wall and to address any remaining engineering comments before lot release. The board noted it would ask staff to confirm the town engineer's review of stormwater and drainage before the final sign-off.

Board approval was recorded as unanimous. Staff will continue to work with the applicant and the town's consulting engineer to finalize technical responses and legal documents before the release of lots.","The Planning Board approved a four-lot subdivision on Nancy Ann Lane that includes a required pedestrian easement connecting to nearby paths, added street trees, and a condition requiring the applicant to repair pavement on Nancy Ann Lane; fire department access plans and engineering reviews were also discussed.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6172319,"Planning Board reviews draft Nantucket master plan vision; agrees small wording change, leaves draft open for comment",2812,405000,3217000,"/Search/View?dp=1&key=5390315-7c7b740c8626b11fa00ebef6a895ef52&start=405&end=3217","https://assets.pipeline.soar.com/5390315-7c7b740c8626b11fa00ebef6a895ef52/thumbnail_405000.jpg","/articles/6172319/Nantucket-County/Massachusetts/Planning-Board-reviews-draft-Nantucket-master-plan-vision-agrees-small-wording-change-leaves-draft-open-for-comment","https://secure.pipeline.soar.com/6172319-5613f690c470f1bf2c9e6f8a304b2721/orig.mp4?Expires=1777693541&Signature=CkYdEfxBRzXXT7sQDFHUNxQwYkHCIDXL1zybo~dx3luCKIhJIeeDcM3MmO1EFoQiGOVL61WeNB6GmHp45nLA4Eo3cKpK1oQ6FkEKEbtBfS2cC~HZhh5K3PoF7Q2Nc0zar-tESa02Om4saFu1CDw9BKga7Ntkze1YOWw7LpRSKuNy9EmIy2a-MxXuaMZsecvts1KbOZLn9OdS53rctM1rHRFSPMA8P-AMzXklMWdftvlAUH78AFoolvaEFGILLASqOHcM~heKzhnRKaIyTlIUYMrv~wxX-CoDXsPH-Wx-~LhfC-0nUTzejZI2MRUHwKQzT32L8DMkzqe8UszRJDnQNA__&Key-Pair-Id=KUT5TJCACFTXG","The Nantucket Planning Board on Thursday held a public hearing on a draft vision statement for the town's master plan, heard a presentation from the planning consultant and public comment, and agreed to a wording change while leaving the draft open for further written input.

Dylan Flinker, a planning consultant presenting the draft, told the board the vision is an \"aspirational\" statement that sits between inventory and goals in the master plan process and sets policy direction for the next 20 years. He said the draft was built from public engagement including about 70 stakeholder interviews, an online survey with roughly 1,600 responses, several visioning workshops and school sessions.

The board settled on a single sentence-level edit during the meeting after several members said a phrase struck them as awkward. \"I thought 'who can have a bright future in the context of' is awkward,\" Board member John (board member) said when reading suggested alternatives. After discussion, the board \"subbed in\" option D, and Board member Howard (board member) said, \"I like the word 'flourish'... I actually think 'diversify' is the correct term\" in a related debate. The final agreed substitution reads in the draft as \"prosper while preserving our beautiful, natural, and historic resources.\" The board did not adopt the vision as formal policy at the meeting; members directed staff and the consultant to post the revised draft and accept written public comments through Aug. 4.

The consultant reviewed survey results the team used to draft the vision. Resident respondents (self-identified) included about 834 year-round residents and 593 seasonal residents, he said, and the top things people said they like most were the natural environment (67 percent) and the island's unique location (61 percent). Respondents flagged concerns including too much development (64 percent) and the overall cost of living (60 percent). The survey also identified top planning priorities including growth management and housing affordability (each about 52 percent) and historic preservation (50 percent).

Public commenters spoke in support of the vision but also raised edits and process questions. Campbell Sutton, a frequent public commenter, urged clearer language and asked the board to be explicit about how the town will pursue the vision. \"I think somehow we have to say how we're going to be doing that because transforming what we have in 10 years to what's in here is a really big ask,\" Sutton said. The board and consultant noted the vision is intentionally high level; the next plan phases will translate the vision into goals, policies and an implementation program.

Board members and the consultant also discussed the phrase \"diversify our economy,\" with at least one member asking whether \"diversify\" implied bringing new industries to the island. Several planning board members and the consultant said the public engagement specifically raised concerns about an overreliance on real estate and tourism and the desire for a more diverse year-round economy that provides good-paying jobs. \"Participants noted an overreliance on real estate and tourism, suggesting the need for a more diverse year-round economy that provides good-paying jobs,\" the consultant said summarizing the survey.

No formal adoption vote occurred. The planning board asked the consultant to post the revised draft with the wording change (inserting \"prosper while preserving...\") and to continue to accept written public comment through Aug. 4 for discussion at the board's August meeting.

The board also encouraged outreach to underrepresented groups: Board member Hillary (board member) noted the town has not yet captured as much input from Hispanic and Latino community members as desired and urged additional targeted outreach during the public-comment period.

The public hearing remains open; written comments will be accepted to the address listed on the planning board website. The board said it will take any additional requested word-level edits or substantive suggestions up at its next meeting.

Planning board members repeatedly emphasized the next steps: the vision informs the goals and policies that follow in later phases of the master-plan process, and specific actions or regulatory changes will be developed later in the process.","The Planning Board held a public hearing on a draft vision statement for Nantucket's master plan, heard consultant presentation and public comments, agreed to replace an awkward phrase with \"prosper while preserving,\" and left the draft open for written comment through Aug. 4.","actionData","errors"]

Article not found

Board approves proof plan for rear-lot subdivision at Bayberry Lane; members ask broader review of rear-lot rules

Planning Board approves preliminary plan for Shampoo Landscape lots; flags Arrowhead Drive improvements

Board approves four-lot Nancy Ann Lane subdivision; requires pedestrian link and road repairs

Planning Board reviews draft Nantucket master plan vision; agrees small wording change, leaves draft open for comment