REARDON, J.
These appeals concern two cases consolidated for trial and heard together. East Bay Lodge (the Lodge) is a Massachusetts corporation which operates an inn located on East Bay Road in the Osterville section of Barnstable. It is located on five acres, and the rear of the property extends to Wianno Avenue which runs parallel to East Bay Road. The main building and detached annex were built in 1900 and contained about sixty rooms available for overnight guests...
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