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, <br /> 12. <br /> ARTICLE IV <br /> DISPOSITION BY THE BOARD <br /> 1 . Voting Requirement <br /> The concurring vote of at least three members of the <br /> Board shall be necessary in any action taken by the <br /> Board . <br /> The record shall show the vote of each members upon each <br /> question or, if absent or failing to vote, indicate such <br /> fact . It shall , in addition, set forth clearly the <br /> reason or reasons for its decisions . <br /> 2 . Records <br /> A detailed record of the decision, including the vote on <br /> each question, must be filed with the Town Clerk within <br /> fourteen ( 14 ) days of the vote . <br /> 3 . Withdrawal <br /> An application may be withdrawn by notice in writing to <br /> the Clerk at any time prior to the hearing by the Board . <br /> After advertisement, withdrawal only by Board approval . <br /> 4 . Reconsideration <br /> Reconsideration of a decision which has been filed with <br /> the Town Clerk shall require the unanimous vote of the <br /> Board . <br /> 5 . Reapplication <br /> In order to have a Petition which has been unfavorably <br /> acted upon reheard within two years, the petitioner must <br /> request permission from the Planning Board showing new <br /> evidence that substantially alters the conditions of the <br /> Petition . The unanimous vote of the members must agree <br /> that this condition has been met . <br /> 6 . Effective date of Decisions <br /> Decisions become effective when the Petitioner files the <br /> Decision with the Registry of Deeds or Land Court . ' This <br /> filing requires a copy of the Board of Appeals Decision, <br /> attested to be a true copy of the Town Clerk, and a <br /> statement from the Town Clerk that twenty days have <br /> elapsed with no appeal filed . <br />