Paradise Found The Re-construction of a Cottage Home on Esther’s Island, Nantucket A presentation by W. Sterling Wall & Scott Schluter Tetra Tech Rizzo

Esther's Island, Nantucket, MA 2 Where is Paradise? On Esther’s Island- as mapped by USGS in 1979 Project Site on Esther’s Island

Esther's Island, Nantucket, MA 3 Paradise was on the charts before 1854

Esther's Island, Nantucket, MA 4 Paradise is Located on the east end of Esther’s Island

Esther's Island, Nantucket, MA 5 Who Found Paradise? And what did they do with it? Esther’s Island Partners LLC (“EIP”) Alan Worden and Nicole Bousquet – owners of Windwalker Real Estate and Scout Real Estate Capital with significant experience in real estate permitting, design, construction, and operations. EIP entered into a contract to buy a 10 acre parcel of land with four cottage structures on Esther’s Island, Nantucket. During the contingency period they sought to identify the necessary permits and to acquire those permits necessary to allow improvement to be made to paradise. At the end of the contingency period, EIP had to decide whether or not to close on the acquisition.

Esther's Island, Nantucket, MA 6 What did EIP find? Ten, private waterfront acres comprised of seven separate tax lots. A three bedroom, uninsulated cottage with a kitchen and living room and a garage. Access via boat or foot along Madaket Beach. Potable water from a well and wastewater discharged to a cesspool. A stove and refrigerator operated by propane. No electricity.

Esther's Island, Nantucket, MA 7 Where is it?

Esther's Island, Nantucket, MA 8 What did Paradise look like? Before Improvements

Esther's Island, Nantucket, MA 9 What did Paradise look like? Just in case you ever find your own paradise

Esther's Island, Nantucket, MA 10 Existing Dwelling- A living room, kitchen, bath, 3 bedrooms and a garage

Esther's Island, Nantucket, MA 11 The EIP Plan Following the contingency period EIP will decide whether or not to close on the acquisition. The property includes a cottage with a fire-placed living room, an eat-in kitchen, three bedrooms, one bath and a garage. EIP intends to permit, acquire, renovate, and operate the property. EIP will offer 4 membership interests in the limited liability company which will own the property. Each membership interest will be valued at $1,750,000. EIP Manager, LLC (“EIPM”) will serve as the Managing Member of the LLC and will be granted a use right allowing it 20% of the available time. Each of the four other members will be entitled to 20% of the available time. EIPM will provide management services to the members. Such services include property caretaking, accounting, and scheduling.

Esther's Island, Nantucket, MA 12 How did Daylor get involved? January 31, 2007- Daylor received an e-mail from an existing contact that we had worked with on other successful projects on Nantucket … “I would like to have a moment of your time to discuss Daylor's potential involvement in a project presented to me earlier today that is located on Esther's Island. Please call me at your convenience.  Thank you.  MP”

Esther's Island, Nantucket, MA 13 Daylor responded… February 1, 2007- Daylor responded: There are several reasons to seriously consider Daylor for services on this project.  1. It will be a priority project for us- so even though there is a distance between our office and the islands, we will be there. 2. We have recently been very successful with "green" design for a project- an important consideration here. 3. We have recent and important experience with septic system designs on Nantucket and have a system that would be an important addition in this sensitive area. 4. We can provide a full-service consultant team of surveyors, civil engineers, scientists and permitting specialists to assist on this project.

Esther's Island, Nantucket, MA 14 Early meeting helped EIP to refine the concept Daylor initially assisted EIP to refine the proposed concept- a renovated dwelling to be relocated 50-ft landward of the existing coastal dune, elevated on a pile foundation to avoid flood damage; Proposed substantial “renovation” of the dwelling as the most expeditious process for acquisition of approvals for a fire-placed living room and eat in kitchen, 3 bedrooms, 3 bathrooms and deck areas; Daylor advised client on applicable Title V and local Board of Health requirements for construction of a repair to an on-site sewage disposal system; designed a new on-site septic system; and Daylor proposed a new well and hybrid system to provide for the off-grid power needs.

Esther's Island, Nantucket, MA 15 Concept View from the Beach

Esther's Island, Nantucket, MA 16 Concept for Improving Paradise

Esther's Island, Nantucket, MA 17 Interior layout for concept

Esther's Island, Nantucket, MA 18 The Great Room

Esther's Island, Nantucket, MA 19 How else did Daylor assist the client? Daylor expanded our initial role and assisted EIP to identify opportunities for and constraints to the acquisition of necessary Historic District Commission, Board of Health and Conservation Commission permits and approvals to allow the purchase and renovation project to move forward in a timely manner. Daylor identified critical issues related to coastal flooding, designation of EI as a barrier beach & nesting habitat and no connection to the utility grid.

Esther's Island, Nantucket, MA 20 Daylor Permitting & Design Services Daylor then provided environmental evaluation services to address soils, groundwater, wetland resource area and shellfish and eelgrass issues, construction procedures and protocols. Daylor also provided for the design and approval of an Innovative/Alternative Nitrogen –reducing septic system to protect groundwater and the waters of Madaket Outer Harbor.

Esther's Island, Nantucket, MA 21 Additional Services Daylor’s expanded role was to assist EIP with project permitting and the acquisition of necessary Historic District Commission, Board of Health and Conservation Commission permits and approvals to allow the purchase and renovation project to move forward. Approved project permits were to provide for a renovated, professionally decorated and fully furnished dwelling that includes a fire-placed living room and eat in kitchen, 3 bedrooms, 3 bathrooms and deck areas served by a new well, advanced nitrogen removing septic system and hybrid system to provide for the off-grid power needs.

Esther's Island, Nantucket, MA 22 Project Permitting in Paradise Permits are required to work in Paradise Historic District Commission Nantucket Conservation Commission Beach Management Advisory Committee Marine & Coastal Resources Department Nantucket Health Department Nantucket Building Department

Esther's Island, Nantucket, MA 23 HDC Submittal Approval in May 2007- evaluated visual impact of elevating dwelling 4-ft to avoid potential flooding impacts

Esther's Island, Nantucket, MA 24 Nantucket Conservation Commission permitting under the MA Wetlands Protection Act & local Wetland Bylaw The NCC was concerned about the… CZM barrier beach designation; Bylaw delineation of coastal dune; FEMA flood zone mapping; Shorebird habitat; Eelgrass & shellfish; and Madaket Harbor water quality impacts

Esther's Island, Nantucket, MA 25 Parts of Paradise are a Barrier Beach All of it is mapped as a FEMA Velocity Zone- 100-yr flood elevation 9.0 HTL Location of Patriots Day Inlet

Esther's Island, Nantucket, MA 26 During Permitting - The Patriot’s Day Nor’easter created a new inlet through the barrier beach. A new site access plan was created.

Esther's Island, Nantucket, MA 27 Construction Protocol A plan and narrative for project implementation was identified and approved Project construction generally proceeded in the following sequence referenced to the number on the attached plan: Improve existing dwelling for use as site office and storage area; Use of a shallow-draft boat to land materials to establish geotextile fence erosion controls to create the Limit of Work (LOW) shown on Construction Protocol Plan; Use of a shallow-draft boat to bring equipment necessary to clear within the LOW to create 22,000-sf of open area for access and construction; Use geotextile or coir mat to create stabilized site access at stairway location; Use of a heavy-lift helicopter to transport a Gradall and mini-excavator, construction materials and heavy supplies to the work site; Install screw pilings for dwelling foundation and construct the pile supported framework and engineered joist frame in preparation for construction of dwelling; Install screw piles for pile foundation for utility shed and construct shed; Complete framing and roof for renovation/construction of dwelling; Bring in system sand, Title V sand and Presby leaching components for leach area; Construct Presby leaching field and ballasted d-box and sewer line back to pump chamber near the utility shed area and perform limited backfilling of system; Excavate and place Advantex AX20 pod, tank and pump chamber with peastone backfill and concrete ballast in excavated holes. As-built tanks and inspect for compliance, fill tanks with water and backfill; As-built septic system, inspect for compliance with approved design and complete backfill. Mulch over backfill to stabilize surface and plant as described in NOI; Complete interior and exterior, install utility connections, appliances and new well; Removal of construction debris, including unusable parts of dwelling will be ongoing; Revegetate disturbed areas with indigenous sandplain grassland and sandplain heathland vegetation. Approximately 2,450-sf of the 22,000-sf open area will be re-vegetated to establish a 25-foot wide ‘No-Disturb Zone’ to the coastal dune limit Entire site will be monitored for stability and success of re-vegetation; Rebuild the existing stairs by hand.

Esther's Island, Nantucket, MA 28 During Permitting – Foundation, Septic System & Utility Designs were revised and approved. Permits were issued in August 2007 Daylor evaluated the use of helical screw piles for elevating the dwelling and shed; Daylor researched available advanced nitrogen removing septic systems and recommended an Advantex AX20 mode 3 system discharging to a Presby Enviro-Septic leaching area; Daylor made recommendations for a hybrid system to provide for the off-grid power needs.

Esther's Island, Nantucket, MA 29 CLEAR SOLUTIONS… Pile design used helical screw piles

Esther's Island, Nantucket, MA 30 CLEAR SOLUTIONS… ADVANTEX AX20 MODE 3B An Innovative/Alternative, Nitrogen reducing wastewater treatment system TYPICAL EFFLUENT QUALITY BOD: <10 MG/L TSS: <10 MG/L TN: <19 MG/L Like a big fish tank filter…

Esther's Island, Nantucket, MA 31 CLEAR SOLUTIONS… PRESBY ENVIRO-SEPTIC An Innovative/Alternative on-site leaching system Advantages over conventional Less area required Lower costs and NO STONE Uses recycled plastics Treats effluent more efficiently and completely Reduced separation to groundwater allowed for repair systems Engineered leaching pipe system

Esther's Island, Nantucket, MA 32 Construction Approvals Nantucket Board of Health approved Daylor’s septic system design on August 13, 2007 and issued the Disposal Works Construction Permit; The Nantucket Conservation Commission approved the project on October 22, 2007 and issued the Order of Conditions on August 24, 2007. The Order required that EIP evaluate the eelgrass and shellfish resources in the area of the proposed construction landing point.

Esther's Island, Nantucket, MA 33 After the NCC Approval Daylor working in association with CLE Engineering, Inc (CLE ) performed an assessment of the eelgrass beds and the shellfish resources in the area of a proposed construction access landing area at Esther’s Island, Nantucket;

Esther's Island, Nantucket, MA 34 Additional Approvals – were issued prior to construction The Marine & Coastal Resources Department approved the Shellfish & Eelgrass evaluation in October 2007; The Nantucket Building Department issued the Building Permit in early November 2007.

Esther's Island, Nantucket, MA 35 Project Construction – started on November 26, 2007 It Takes Special Skills… to work in Paradise on Esther’s Island. It also takes… a BIG helicopter; lots of coordination; 45 trips in one day to deliver equipment, materials and supplies to Paradise.

Esther's Island, Nantucket, MA 36 Sikorsky S61N- civilian version of the H-3 SKY KING - lifting capacity 10,000 pounds

Esther's Island, Nantucket, MA 37 At Madaket Landing staging area

Esther's Island, Nantucket, MA 38 Hovering- Where do you want me to take the Loadall?

Esther's Island, Nantucket, MA 39 Rigged for transport

Esther's Island, Nantucket, MA 40 Lifting

Esther's Island, Nantucket, MA 41 And away to Esther’s Island

Esther's Island, Nantucket, MA 42 Project Construction With equipment and materials stored within the LOW, site work commenced with the drilling and placing of the helical screw pile foundation, Daylor provided survey to determine the cutoff elevation for the piles; Pile caps were welded onto piles and I-beams were welded onto pile caps; Wooden sill plates were bolted onto the I-beams and wood engineered joists were installed…

Esther's Island, Nantucket, MA 43 Building crews traveled by water using a custom 24-ft aluminum work boat with an ice breaker bow and drop-down bow platform

Esther's Island, Nantucket, MA 44 Helical piles installed by rotary drill Multi-flight helical screw pile installed by rotary drill attached to hydraulic arm of mini- excavator

Esther's Island, Nantucket, MA 45 Screw pile installation

Esther's Island, Nantucket, MA 46 Engineered joists are installed

Esther's Island, Nantucket, MA 47 Deck Construction Inlet through barrier beach

Esther's Island, Nantucket, MA 48 If we’re being GREEN… Lets make this a LEED for Homes Project Builder Name: Cross Sound  Builders Site Address :  New York Avenue, Esther's Island, MA    Minimum No. of Points Required To be: Certified 45 - Silver: 60 - Gold: 75  For a Home with a Floor Area of 1,900-SF

Esther's Island, Nantucket, MA 49 By Christmas 2007… house decking is completed

Esther's Island, Nantucket, MA 50 Utility shed is framed & sheathed

Esther's Island, Nantucket, MA 51 January 2008 Construction

Esther's Island, Nantucket, MA 52 Site Access from the Beach Permitted cutting through the coastal dune vegetation Sand fill to create access point 2 x 6 planks over Mobi-mat provide stabilized access

Esther's Island, Nantucket, MA 53 Utility Shed

Esther's Island, Nantucket, MA 54 Main Dwelling - Great Room towards deck

Esther's Island, Nantucket, MA 55 Engineered Joists

Esther's Island, Nantucket, MA 56 By Mid- January 2008 - taking shape

Esther's Island, Nantucket, MA 57 Roof Construction

Esther's Island, Nantucket, MA 58 Interior Framing

Esther's Island, Nantucket, MA 59 By the end of January 2008… significant progress

Esther's Island, Nantucket, MA 60 Look east towards Nantucket Island

Esther's Island, Nantucket, MA 61 Daylor has now joined Tetra Tech Rizzo