[{"_1":2,"_122":-5,"_123":-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",[32,75,87,99,111],{"_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",5988273,"mediaKeyId","5773817-2f3cc2eb4eb6b6413689f23d55655646","parentId",5773817,"title","Commission holds 35 Meadowview main-house submission for fenestration and landscaping revisions","audioSeconds",684,"startMs",3094000,"endMs",3778000,"viewUrl","/Search/View?dp=1&key=5773817-2f3cc2eb4eb6b6413689f23d55655646&start=3094&end=3778","thumbnailUrl","https://assets.pipeline.soar.com/5773817-2f3cc2eb4eb6b6413689f23d55655646/thumbnail_3094000.jpg","articleUrl","/articles/5988273/Nantucket-County/Massachusetts/Commission-holds-35-Meadowview-main-house-submission-for-fenestration-and-landscaping-revisions","mediaUrl","https://secure.pipeline.soar.com/5988273-a7c2c68b39afd92922120df749bd64a2/orig.mp4?Expires=1775442113&Signature=B3YnePpdIsDObKkMw6BRykco0bQDXINDpUrVCW7gZW2IdrK-GWYl97iv-12ftohjCyw6-kmSruTfSqp2L-lfeGIOVgor-FF7hvI-RKJko-WKfLBxo~dbn25b7rWToEnpV-pnCwvRVTobFOwUcOpYVguBsxEnAENr~xvDefUVAtnOlydh6hEuQIvv5MyyWerzIl5igG2Ndz7fSi1UXZuNMc8sRVnoW7fJrqeeEnoGcux4D5228GJLEhY6h889uI34YPYJLPbUtdDx8JzNE-w3WIWOGbx3On4QeCSweLCBPkhnD7V09sqpmVwX9fdd~3vyX6Kl4uJ9odST2HpIS~yUlw__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Nantucket","date","2025-09-12T00:00:00Z","article","Architects for 35 Meadowview Drive presented revised elevations for the main house on Aug. 26, showing multiple changes to fenestration, shed dormers, wraparound porches and an expanded footprint intended to respond to pond views. The design team said some windows changed from 6-over-6 to 2-over-2 patterns and that two shed dormers were added; the team also provided renderings that included proposed new planting.

Commissioners raised detailed design concerns about dormer proportions, window-to-wall ratios and the visual effect of added fenestration, particularly on the pond-facing rear elevation. Commissioner feedback included requests to adjust dormer top-plate height, re-proportion oversized window sashes and reduce the apparent “busyness” of multiple window types. Commissioners also asked for an eighth-inch scale comparison sheet showing prior-submitted elevations adjacent to the proposed bubbled revisions to make side-by-side review easier.

The commission emphasized that a landscape plan prepared by the applicant’s landscape architect (Mirka Ahern) should be submitted as part of the resubmission so the board can assess planting buffers that the team said would screen views over time. Commissioners recorded that the house’s rear (pond-facing) elevation is largely not visible from public ways, but they still asked for clarity on rear fenestration and chimney scale.

Outcome: the board voted to hold the application for fenestration revisions and for the applicant to provide the requested landscape-plan materials; the commission also asked staff to schedule a site view if the new materials warrant one.

Next steps: applicant to submit comparison drawings (previous submission vs. proposed bubbled revisions) and a landscape plan that documents existing and proposed planting and anticipated growth; staff to re-docket the application once materials are received.","mediaType","Video","parentTitle","Nantucket Historic District Commission - September 9, 2025","oneSentenceSummary","Architects returned with revisions to the main house at 35 Meadowview Drive; commissioners asked for clearer comparison drawings, fenestration adjustments (dormer/window proportions), and a landscape buffer plan from the applicant's landscape architect before further consideration and a possible site view.","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},5988279,"Historic determination for 73 Baxter Road approved despite dissent from one commissioner",396,1232000,1628000,"/Search/View?dp=1&key=5773817-2f3cc2eb4eb6b6413689f23d55655646&start=1232&end=1628","https://assets.pipeline.soar.com/5773817-2f3cc2eb4eb6b6413689f23d55655646/thumbnail_1232000.jpg","/articles/5988279/Nantucket-County/Massachusetts/Historic-determination-for-73-Baxter-Road-approved-despite-dissent-from-one-commissioner","https://secure.pipeline.soar.com/5988279-101a3484335c7d129c0cff841ecd3dca/orig.mp4?Expires=1775442113&Signature=OVMYGbeP1p0La5yEzX2zpcAxtqRC~OQ7fIOyMDiHemN7MxGIyo3dxPhnIFEHvs~RlHQ9wo6TsMbFM1f6HkSwifiKYxBxClkX8mwGKjpt-3Tr2CCN66GxPIbE~t4C3WU42x3qZcqUPDtIpiUiE99v4Bquw1D5RByxzdInzE7AwGNXOx8t9fjNplwMssnyENhL6AGCZ6Slm1yCsFg-yUAIuRBlWxsxbhdfBgnr9Fsv1WHB8n33WyRApcXcnKkBcuaiqU30vk5~5RVJHE3sBoyTT4aEIzbi9T5ZoeC0J-XJ7ERdFMom94Epvcwr5ptiKOf6Vq86cTUX5ZWXSCgu0uFjxg__&Key-Pair-Id=KUT5TJCACFTXG","The Historic District Commission voted on Aug. 26 to make a formal historic determination for 73 Baxter Road, finding that the structure \"has retained\" its historic character, a determination the motion’s maker asked staff to record in the decision letter.

Commissioners debated whether previous approvals — including a recent two-story addition on one side of the building — had compromised the building’s character. Commissioner Angus said the preservation planner’s review noted prior changes and that the approved addition altered structural components, which left, in his view, insufficient original character to justify the determination. \"The character is not being retained,\" Angus said during the vote and recorded his dissent.

Other commissioners argued that a significant portion of the original single-story hip-roof building remains and favored giving credit to owners who retain portions of historic fabric when possible. One commissioner summarized: the building still retains parts of its original features and granting the historic determination would preserve the remaining character. The motion passed with a majority; Angus voted no. The commission asked staff to ensure the determination language is included explicitly in the decision letter.

Why this matters: the historic determination affects which regulatory exemptions and review standards apply to future work on the property and clarifies the board’s view of whether the building’s remaining historic elements are protectable under local policy. The record shows the commission considered both the scale of prior alterations and the remaining original fabric.","The commission voted to find that 73 Baxter Road retains its historic character and is eligible for a historic-determination finding; Commissioner Angus voted no, citing prior alterations and loss of character-defining features.",{"_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},5988284,"Commission holds rooftop solar plan for 65 Polpis Road pending screening, landscape and ground-array options",565,468000,1033000,"/Search/View?dp=1&key=5773817-2f3cc2eb4eb6b6413689f23d55655646&start=468&end=1033","https://assets.pipeline.soar.com/5773817-2f3cc2eb4eb6b6413689f23d55655646/thumbnail_468000.jpg","/articles/5988284/Nantucket-County/Massachusetts/Commission-holds-rooftop-solar-plan-for-65-Polpis-Road-pending-screening-landscape-and-ground-array-options","https://secure.pipeline.soar.com/5988284-8499d91d5356fca8c9937ab78d663591/orig.mp4?Expires=1775442113&Signature=XaDyrkuBS3c6AHCZGgGtmpkMXfgNoRPcI8SKQOdb-LBsXoB0PXDwbkHVmbt3U7rixN1iSHXbcJMuHMpG5fP9Fo9WXVUg8wOEb0MC63TgMIpw1U70JPsEFIW-zrFdTXQw-RS0bolsgkzEEJiAY2ZgSezb0Rk3Az6RT1Go7Wg9PA7vEdiK9zmnu89OwKov-Htt0mpM0RogmmYSTWbIaBRJaYkKtaUOCtbiUXSAAZzO4MG~IXoOqRsV95Hq0pFy6UVuYiCjx0jsmelISSqm~Dtyf5PlDnbafN7ajKDt1oijWSeICqEQfFOZLg2PZpfZjQoYEbCMEJx25TaS7ZKP349KlQ__&Key-Pair-Id=KUT5TJCACFTXG","Caroline Wallace, who said she and her husband farm the property at 65 Polpis Road, asked the Historic District Commission to approve rooftop solar panels for a prominent structure on the lot. Commissioners raised visibility concerns because many panels would face Polpis Road from the main house’s front roof plane.

Commissioner Val and other members said the commission’s solar guidelines generally avoid panels on the front-facing elevation. Val asked whether a ground array was possible; Wallace said cost constraints as farmers made a ground array difficult. Commissioners suggested alternatives: paint the roof a darker color if panels remain on a primary elevation, add screening plantings or locate panels on a secondary structure (a garage or greenhouse), or bring a landscape plan showing screening.

Commissioners also discussed visibility from the private way, Kelly Road, and noted that subdivision layout makes that lane a “public way” for HPC purview. Members suggested the applicant explore site alternatives (ground array or different roof locations) or provide a detailed landscape buffer. After discussion a motion was made and carried unanimously to hold the application for revisions and for the applicant to submit either a landscape/screening plan or a ground-array alternative.

What commissioners emphasized: visibility from Polpis Road is the primary concern; the commission is open to mitigating measures (screening, darker roof color, ground array or relocation to a secondary structure). The applicant discussed cost constraints and noted an existing greenhouse on site that already has approval and might provide partial screening, but commissioners said the greenhouse would not obscure the panels from Polpis Road.

Next steps: applicant to submit a landscape plan showing proposed screening and/or a ground-array plan or revised roof plan; staff will schedule the application for reconsideration and a site view if needed.","Homeowner Caroline Wallace asked to install a large rooftop solar array visible from Polpis Road. Commissioners expressed concern about panels on the front roof plane and asked the applicant to submit a landscape-screening plan or a ground-array alternative; the commission voted to hold for revisions.",{"_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},5988289,"Antigua Conservation Foundation hardscape plan at 220 Milestone Road approved unanimously",73,334000,407000,"/Search/View?dp=1&key=5773817-2f3cc2eb4eb6b6413689f23d55655646&start=334&end=407","https://assets.pipeline.soar.com/5773817-2f3cc2eb4eb6b6413689f23d55655646/thumbnail_334000.jpg","/articles/5988289/Nantucket-County/Massachusetts/Antigua-Conservation-Foundation-hardscape-plan-at-220-Milestone-Road-approved-unanimously","https://secure.pipeline.soar.com/5988289-0d9541626687082d861f63feade0b71d/orig.mp4?Expires=1775442113&Signature=fH8lZ2jD8WrQJIbx63a1W4jrV1JZHcbTfItgwn0FvVCM-sTwpZpgjyGNYUPOw9VACo3DrXhLJptOWpk7quqA-0AARO6-QDvt12BJJxXq28YiBML4OgRRVuyOzdt9vNlBYgypcZc8NZ3t0T1Her7Bcj00LKSXwQ~CzfxRUpNZ5srG2J-J0b7~LR3zCsfN~uyqiRFwrau~HVt~y5NpStp74X1ClVez~J0MoPGeG5n6W7kMYO3~Ia95YBJjw6AuzSqtt8BdDzNswCnovn-FUSUXZyKbbon2uRmwbFZ5Vh0A29uU1XVDkpaYXqDi~bErx-1aWKztgOsT5UAD4aSgeFeH8Q__&Key-Pair-Id=KUT5TJCACFTXG","Ethan Griffin, representing the applicant and design team, told the commission on Aug. 26 that the filing for 220 Milestone Road focuses on site grading, hardscaping, decking and related softscaping for the property where a research-and-education center was previously approved. \"This application is focusing on sort of larger grading…hardscaping, decking and associated softscaping,\" he said.

Tavis Dockwillher of Bridal Landscape joined to answer design questions. Commissioners reviewed the drawings, confirmed Abby (a commissioner) had placed the item on consent earlier, and proceeded to a motion on the staff packet. A motion \"to approve as submitted\" was made and the commission carried the motion unanimously.

Why this matters: the project advances the previously approved research-and-education center by finalizing the broader site work that shapes circulation, outdoor program spaces and planting. The commission’s approval clears the applicant to proceed with the listed hardscape and grading elements as presented.

Decision details: the motion to approve as submitted passed on a unanimous voice vote; the minutes record no conditions. The commission asked whether any board members had concerns after viewing the drawings and found none.

No follow-up action was recorded in the meeting minutes; staff will file the certificate of approval per routine procedures.","The commission approved a hardscape and site grading application for 220 Milestone Road, noting the research-and-education center was previously approved and that this filing addresses larger site grading and hardscaping.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5988294,"Preservation planner reports more than 2,100 certificate-of-approvals processed in last fiscal year",0,1840000,"/Search/View?dp=1&key=5773817-2f3cc2eb4eb6b6413689f23d55655646&start=1840&end=1840","https://assets.pipeline.soar.com/5773817-2f3cc2eb4eb6b6413689f23d55655646/thumbnail_1840000.jpg","/articles/5988294/Nantucket-County/Massachusetts/Preservation-planner-reports-more-than-2100-certificate-of-approvals-processed-in-last-fiscal-year","https://secure.pipeline.soar.com/5988294-f53826fc4f3f2f67b487257c62bd7276/orig.mp4?Expires=1775442113&Signature=iS9Z26u4IX7FWol82kvIy~YfeLf2v9GAk61p4upK7nTdR6AvSMOfiSIRP6qIYItieuHY9SZndVAQlErl7ClAVcDMFQuqOYf0V6mwY-uyagPzpGKyMic-PwJQFwkI7SI9-BQGf8ak59oOr6v9bn5PmwvOrWo-2BU~lIAD670pgb9VOerI9p4BTMkTU-LAH3RsiOLWEvCO~U4I~V4ON7J75hcCW0HGWpiGeuTdKuMRru5Y49Jl6XNfep63USzkF1H9h5eXIz-NvsKXgJ2QgZQ~WKBYAuOh8XlB8gK~n7VlqHK~C1LoJFO0YCj5mOE3oPQONYj7yaGU33rd2H~WxpACeA__&Key-Pair-Id=KUT5TJCACFTXG","Holly, the preservation planner, told the Historic District Commission on Aug. 26 that the CLG year-end report shows an unusually high caseload in the past fiscal year. “I figured out we got roughly over 2,100 COAs that was this last fiscal year,” she said. \"Of this last fiscal year, which is the end, excuse me, July 1 to June 30 was over 2,000…2,100 or so.\"

The report matters because COA (certificate of appropriateness) applications are the core administrative work the commission reviews; the planner said the volume has been consistent with recent years and is straining review timelines. Members asked procedural questions and commissioners were reminded of the role that prompt comment and dialogue play in the staff review process.

Holly said she posts comments and recommendations on Friday evenings and asked commissioners to tell her if they see items she missed or if her timing makes it harder to respond: “If there's things that I'm not, and I'm trying to get them out as quickly as possible on Friday nights… I appreciate you taking a look at them.”

The commission did not take formal action on the report during the meeting; Holly’s remarks were presented as informational, followed by brief commissioner discussion about consentable items and the pace of meetings.

Why this matters: the planner’s caseload is a measure of workload and of how quickly property owners receive design decisions, and commissioners indicated they rely on staff-issued COA recommendations when they manage consentable vs. nonconsentable items. The planner asked commissioners to raise any missed concerns so staff can incorporate them into future reviews.

Questions for follow-up: commissioners and staff may want a written copy of the CLG report appended to the meeting minutes and a short plan to address sustained high application volumes.","Holly, the town preservation planner, told the Historic District Commission the CLG year-end report shows roughly 2,100 COAs processed between July 1 and June 30 and asked commissioners to flag any review comments she might have missed.","actionData","errors"]

Article not found

Commission holds 35 Meadowview main-house submission for fenestration and landscaping revisions

Historic determination for 73 Baxter Road approved despite dissent from one commissioner

Commission holds rooftop solar plan for 65 Polpis Road pending screening, landscape and ground-array options

Antigua Conservation Foundation hardscape plan at 220 Milestone Road approved unanimously

Preservation planner reports more than 2,100 certificate-of-approvals processed in last fiscal year