HomeMy WebLinkAbout015-04
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
,
Da te: fi6>r/ (
30
, 2001
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Owner/Applicant:
ors----o 'f
tl:n1hon~ ~(eg+OYl dvrC(
Application No.:
Enclosed is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal from this Decision may be taken pursuant to
Section 17 of Chapter 40A, Massachusetts General Laws.
Any action appealing the Decision must be brought by
filing an complaint in court within TWENTY (20) days after
this day's date. Notice of the action with a copy of the
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
(20) days.
~jw~ X \0W~
!\JOJ,AC1y J. . .. Vl?M Chairman
cc: Town Clerk
Planning Board
Building Commissioner
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME
LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING' TO NANTUCKET
ZONING BY-LAW ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
Zoning Board of Appeals
1 EAST CHESTNUT STREET
Nantucket, Massachusetts 02554
Phone 508-228-7215
Fax 508-228-7205
Assessor's Map 41
Parcel 96
Residential-2
30 Pilgrim Road
LCPLN 13328-E, Lot 8
C.O.T.20,890
At a public hearing of the Nantucket Zoning Board of Appeals, open on Friday, March
12,2004 and continued to Friday, April 2, 2004 at 1:00 P.M., in the Conference Room, in the
Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the
following Decision on the Application of ANTHONY PRESTANDREA, c/o Vaughan, Dale and
Hunter, P.C., Whaler's Lane, P.O. Box 659, Nantucket, MA 02554, on Board of Appeals File
No. 015-04;
1. Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Section 139-16A (Intensity Regulations - front yard setbacks). Applicant is seeking validation of
the siting of the existing single-family dwelling and front stoop, which are sited as close to the
front yard lot line along Pilgrim Road, as about 18.2 feet and 14.9 feet respectively, in a district
that required a minimum front yard setback of20 feet at the time of the 1977 construction of the
dwelling (the District currently requires a minimum front yard setback of30 feet). A Certificate
of Occupancy was issued in 1996. In addition, the Applicant proposes to alter the existing stoop
within the same footprint by adding a roof over a new porch. Further, the Applicant is also
asking the Board to establish an overall 14- foot front yard setback line. The Locus is conforming
to all other dimensional zoning requirements.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented at the Public Hearing. The Planning Board made no
recommendation, as the matter was no of planning concern. There were no letters in support or
opposition to the Applicant's request on file or presented at the public hearing. Applicant was
represented at the public hearing by counsel.
3. Applicant, through counsel, explained to the Board that when the predecessor in
title/builder sited the single-family dwelling in 1977 it was inadvertently placed 14.9:1:: feet from
the front yard property line in a Zoning District that at the time required a front yard setback of
20 feet. Applicant's attorney stated that the status of Pilgrim Road at the time of construction
was as a narrow winding dirt road. It appeared that the setback for the house may have been
taken from a measurement from the edge ofthe dirt road, not an uncommon occurrence in those
days, with a path of travel that actually was sited about six feet further east from the front yard
lot line. That would possibly account for the over five-foot intrusion. The Premises was
improved pursuant to a duly issued 1977 building permit, which was properly closed and is
benefited by a 1996 Certificate of Occupancy. Applicant's attorney further explained that during
the interim period between the date of construction and the time of this hearing, the front yard
setback in this Residential-2 District had increased to a minimum of30 feet. Applicant's counsel
stated that there were two issues before the Board. The first was to validate the current siting of
the structure and stoop and allow alterations to be made to the front stoop as approved by the
Historic District Commission (HDC) in Certificate of Appropriateness No. 42,952. Second,
Applicant was asking that the Board set an overall 14-foot front yard setback area to allow for a
future expansion of the structure without having to return to this Board as there was additional
ground cover available.
Applicant's attorney demonstrated to the Board that in addition to the front yard
setback violation encumbering the Pilgrim Road side of the property, the Premises was further
encumbered by the jurisdiction of the Nantucket Conservation Commission due to the location of
a bordering vegetated wetland along the rear westerly side of the Lot. Applicant's attorney
demonstrated that the 30-foot front yard setback from the easterly front property line and the 50-
foot buffer from the wetlands on the westerly side of the Premises, converged and overlapped in
the middle of the property leaving it virtually unbuildable as a matter of right were it a vacant lot
today. Applicant's counsel opined that given the soil conditions and step change in grade from
east to west, leaving a small upland area where the house was currently situated, affecting this
piece of property and not generally affecting the zoning district in which it was situated, that the
Variance could be issued by the Zoning Board of Appeals allowing for an overall 14-foot front
yard setback without detriment to the public good. The requested 14-foot front yard setback
would validate the house and front stoop as presently constructed and provide a small buildable
side yard comprised approximately of 1,059:1:: square feet outside of the new 14-foot front yard
setback area and beyond the 50-foot buffer from the wetlands.
4. Based upon the foregoing, the Board of Appeals was disinclined to provide an
overall 14-foot front yard setback in a zoning district that currently requires a 30-foot front yard
setback, especially in the absence of any plans for a proposed addition. The Board felt that it
was not able to assess the impact of an addition without having a specific request before it.
However, the Board was prepared to validate the siting ofthe house including the front stoop,
provided that the front stoop was renovated in accordance with the approved HDC plans and not
enclosed without further relief from this Board. Therefore, the Board fmds that owing to
circumstances relating to the soil conditions with the wetlands to the west, and topography of the
lot, with steep grade changes, and topography of the existing structure and especially affecting
this lot and structure, and not affecting generally the zoning district in which it is located, a
literal enforcement of the provisions of this chapter would involve substantial hardship, financial
and otherwise, and the desirable relief may be granted without substantial detriment to the public
good and without nullifying or substantially derogating from the intent or purpose of the Zoning
By-law. The Board also finds that the structure is protected from enforcement due to the lapse of
over six years under the curative provisions ofMGL Ch. 40A, Section 6, and that there would be
no remedy to cure the front yard setback given the topography of the lot and the presence of a
wetland to the rear of the structure and the road to the east. No land could be purchased to cure
the setback intrusion.
5. Accordingly, by a vote offour in favor (Sevrens, Waine, Toole, Wiley) and one
abstention (Loftin), the Board GRANTS the requested V ARlANCE relief under Nantucket
Zoning By-law Section 139-16A validating the siting of the existing single-family dwelling and
stoop and allowing the alteration of the stoop within the same footprint by adding a roof over a
new porch with steps, not coming any closer to the front yard lot line than currently sited and
without enclosing the porch, subject to the following conditions:
(a) The alteration to the existing stoop shall be done in substantial accordance with the
HDC Certificate of Appropriateness No. 42,952, as may be amended from time to
time, a reduced copy of the exterior elevations are marked as Exhibit A and attached
hereto; and
(b) The siting of the structure and stoop shall be substantially as shown upon the "Plot
Plan for #30 Pilgrim Road", done by Nantucket Surveyors Inc., dated February 4,
2004, a reduced copy of which is attached hereto and marked as Exhibit B.
April ;JJ, 2004
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N/F
MICHAEL S, &
S. JACQUELINE EGAN
NOTES:
1. BUILDING SHOWN' HEREON
IS WITHIN THE CURRENT
FRONTYARD SETBACK
2. EDGE OF WETLAND
AS DELINEATED AND APPROVED
UNDER D.E.P. FILE NO. SE48-1679
3. APPROXIMATE FLOOD ZONE SCALED FROM
NANTUCKET FLOOD INSURANCE RATE MAP.
41-93
N/F
MICHAEL S. &
S. JACQUELINE EGAN
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Zoning Board of Appeal
, 2004
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41-95 /
N/F
WILLIAM H. VROOMAN
CURRENT ZONING: R-2
MINIMUM lOT SIZE: 20,000 5.F
MINIMUM FRONTAGE: 75'
FRONTYARD SETBACK: 30'
SIDE AND REAR SETBACK~O'
AllOWABLE G,C.R.: 12.5X
EXISTING G.C.R.: 4.3% :l:
PROPERTY UNES SHOWN ARE TAKEN FROM RECORDED
DEED AND PlAN REFERRED TO HEREON. BUILDINGS, MONU-
MENTS. ETC. ARE PlOTlED FROI.l FIElD MEASUREMENTS.
I HEREBY CERllFY TO lHE BEST OF MY KNOWLEDGE
lHA T TIlE PREMISES SHO\\N ON lHlS PlAN ARE
lOCAlED 'MlHIN lHE B&C ZONES AS DEUNEAlED
ON TIlE "FIRM" MAP OF COMMUNITY NO. 250230;
MASS. EFFECTI\IE: 7/2/1992 BY lHE FEDERAl
EMERGENCY MANAGEMENT AGENCY.
N.B.28 0
PLOT PLAN
FOR #30 PILGRIM ROAD
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1 "=30'DATE: 2/4/2004
DEED REFERENCE: L.C.DOC. #103989
PLAN REFERENCE: L.C.PL. 13328-E
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 96
PREPARED FOR:
ANTHONY PRESTANDREA
NANlUCKET SURVEYORS INC.
5 'MNDY WAY
NANlUCKET, MA. 02554
~~
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at
1:00 P.M., FRIDAY, MARCH 12,2004 in the Conference Room, Town Annex
Building; 37 Washington Street, Nantucket, Massachusetts, on the Application of the
following:
ANTHONYPRESTANDREA
BOARD OF APPEALS FILE NO. 015-04
Applicant is seeking relief by VARIANCE under Nantucket Zoning By-law
Sections 139-16A (Intensity regulations -front yard setbacks). Applicant is seeking
validation ofthe siting of the existing single-family dwelling and front stoop, which are
sited as close to the front yard lot line along Pilgrim Road, as about 18.2 feet and 14.9
feet respectively, in a district that required a minimum front yard setback of20 feet at the
time ofthe 1977 construction of the dwelling (the district currently requires a minimum
front yard setback of30 feet). A Certificate of Occupancy was issued in 1996. In
addition, the Applicant proposes to alter the existing stoop within the same footprint by
adding a roof over a new porch. Further, the Applicant is asking the Board to also
establish an overall 14-foot front yard setback line. The Locus is conforming to all other
dimensional zoning requirements.
The Premises is located at 30 PILGRIM ROAD, Assessor's Map 41, Parce196,
Land Court Plan 13328-E, Lot 8. The property is zoned Residential-2.
~QJA
TillS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
CASENO. 6/s-'-oy
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s):
Anthony Prestandrea
Mailing address:
Applicant's name(s): SAME
Mailing address:
c/o Vaughan, Dale and Hunter, PC, P.O. Box 659, Nantucket, MA 02554
Locus address:
30 Pilgrim Road
41/96
Assessor's MapfParcel:
8
Land Court Plan/Plan Buuk & PagelPlan File Nu.: 13328-E
Date lot acquired:--2..J -.??I 03 Deed Ref.lCert. of Title: 20,890
Uses on Lot- Commercial: None~ Yes (describe)
Residential: Number of dwellings~ Duplex_ Apartments_Rental Rooms
Lot No.:
Zoning District: R-2
Building Date(s): All pre-date 7172? or
#657-77 (construct dwelling);
C of O(s)?
#1270-99 (replace deck)
Yes
Building Permit Nos:
Previous Zoning Board Application Nos.: N / A
State below or on a separate addendum specific relief sought (Special Permit, V arian~e, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
Application for Variance relief from Nantucket Zoning By-Law, sec. 139-16,
Intensity Regulations, pursuant to sec. 139-32.A., Variances. c5
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PLEASE SEE ADDENDUM, ATTACHED -'1
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I certifyse inormati contained herein is substantially complete and true to the best of my
knowl e er e pa' s d penalties of perj ury.
SIGN~ . J \JJM-~. ~V\.'\a1" \ Applicant Attorney/Agent I
(If not owner or owne's ttorney, plea e enclose proof of agency to bring this m;ltter before the Board)
, FO~~B 0 FICE USE
Application received on:___/-1-0c{ By: Le Complete:
Filed with Town Clerk: uZ-<ft 'Plan' ._ _ mg
Fee deposited with Town Treasurer: L~ 'pi BY:~ aiver requested ?:-:-- Granted:--' ~/-:--
Hearing notice posted with Town Clerk: ~.;~:~lt.0t Mailed: L I 7}ffY-{. I&M: -2 ~(J l(& ~ I i.J ti5/
Hearing(s) held on:_/_/_ Opened on:_/_/_ Continued to:_/_/_ Withdrawn?:_/_/_
DECISION DUE BY: / / Made: / / Filed w/Town Clerk: / / Mailed: / /
--- --- --- ---
DECISION APPEALED?: / /
SUPERIOR COTJRT~
T,ANn rOHRT
1?1\..m &fIl'llll'l
ADDENDUM
Anthony Prestandrea (hereinafter" Applicant"), seeks a VARIANCE
pursuant to Section 139-32,A. ofthe Nantucket Zoning By-Law (hereinafter
"Bylaw") and Massachusetts General Laws Chapter 40A, Section 10, from the 30-
foot front yard setback requirement for the R-2 Zoning District pursuant to
Section 139-16, Intensity Regulations, ofthe Bylaw.
Applicant is requesting this Variance for the improved property located at
30 Pilgrim Road (hereinafter "the Locus"). The Locus is improved by a 1 1/2
story wood frame dwelling constructed pursuant to a 1977 Building Permit duly
issued by the Nantucket Building Commission (# 657-77). A Certificate of
Occupancy issued by the Nantucket Building Department in 1996 benefits said
dwelling. The front elevation of the dwelling was sited and constructed 18 +/-
feet from the front yard property line with a front stoop/entry stair 14 +/- feet
from said property line. The Premises is located at 30 Pilgrim Road in the R-2
Zoning District (the "Premises"). In 1977. the year the Building Permit was
issued. the front yard setback requirement in the R-2 Zoning District was twenty
(20') feet.
The Premises consists of a single conforming lot of land approximately
20,167:1:: square feet in size, situated in a Zoning District with a minimum lot size
of twenty thousand (20,000) square feet Locus is conforming with respect to
frontage, having frontage in excess of the minimum frontage requirement of75
feet in this Zoning District. Locus is conforming with respect to ground cover
ratio, having a ground cover ratio of approximately 4.4%:1:: in a Zoning District
with a maximum allowable ground cover ratio of 12.5%. Locus is non-
conforming with respect to front yard setbacks, with the front elevation of the
dwelling sited eighteen (18') feet +/- at its closest point from the property line and
the front stoop situated fourteen (14') feet +/- at its closest point from the front
property line, in a Zoning District with a front yard setback requirement of 30
feet.
The Premises is subject to the jurisdiction of the Nantucket Conservation
Commission, the Massachusetts Wetlands Protection Act, M.G.L. Ch. 131, ~40
"
and the Nantucket Wetlands Protection Bylaw, Chapter 136, by virtue of a
Bordering Vegetated Wetland situated immediately to the east of the Premises
and running for its north to south length, Said wetland is protected by and
benefits from a 50-foot no build buffer zone that affects Locus starting at a point
in Pilgrim Road at the northeast corner of Locus and running approximately
parallel with the westerly property line through Locus bisecting the single family
dwelling and exiting the Premises at a point 35+/- feet from the southeasterly
property bound. The confluence of the 50-foot undisturbed wetlands setback and
the 30-foot zoning front yard setback would render this lot veritably unbuildable
today were it vacant,
Applicant now wishes to establish a fourteen (14') foot front yard setback
off Pilgrim Road for the Premises. This proposed fourteen (14') foot front yard
setback, when taking into account the 50-foot wetland setback, will create a
buildable side yard approximately 1,176:1:: square feet in size. Were this yard to be
built in its entirety, ground cover ratio for the Premises would be limited to
approximately 10% oflot area in a Zoning District with an allowable ground
cover ratio of 12.5%.
By granting the requested Variance, the Board will be acting in a manner
consistent with the spirit and intent of Section 139-32,A. of the By-Law, wherein
that owing to circumstances relating to the soil conditions (wetland), shape or
topography of the Premises and especially affecting such land, but not affecting
generally the Zoning District in which the Premises is located, a literal
enforcement of the provisions of Section 139-16, intensity regulations of the
Nantucket Zoning By-Law would involve substantial hardship, financial or
otherwise, to the Applicant, and the desirable relief may be granted without
substantial detriment to the public good and without nullifying or substantially
derogating from the intent or purpose of such By-Law,
The Applicant respectfully requests that the Board vote in favor of the
requested VARIANCE.
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SUBDIVISION PLAN OF LAND IN NANTUCKET
Josiah S. Barrett, Surveyor
August 5, 197,/~
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BoA Form
14 I-;'OD
RECEIVED 2 - 89
BOARD OF ASSESSORS
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
JAN 2 7 2004
TOWN OF
NANTUCKET, MA
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER: -.A'<nr\qn'y ~~\~n~A
APPLICANT FOR RELIEF (SAME?~):
SJ \l\i(Z.\"", ~ 0
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ADDRESS OF ,PROPERTY:
*
ASSESSOR'S MAP - PARCEL:
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
I certify that the foregoing (or the attached ) lists all persons,
natural or legal, who are owners of abutting property, owners of land
directly opposite on any public or private street or way; and abutters of
the abutters and all other land owners within three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, ~11 and Zoning Code
Chapter 139, ~139-29D(2)). ~~-J- - - ~, / ~ A i
~,;?~ ~IJOV ~ tL..~
A sessor's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
j ah/FORMS/boa
Submitted bJ( Vaughan and Dale, P. C.
Date: \"1.,'-\'04
Client: ~~n~~
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N/F
MICHAEL S. &
S. JACQUELINE EGAN
NOTES:
1. BUILDING SHOWN HEREON
IS WITHIN THE CURRENT
FRONTYARD SETBACK
2. EDGE OF WETLAND
AS DELINEATED AND APPROVED
UNDER D.E.P. FILE NO, SE48-1679
3. APPROXIMATE FLOOD ZONE SCALED FROM
NANTUCKET FLOOD INSURANCE RATE MAP.
~
41-93
N/F
MICHAEL S. &
S. JACQUELINE EGAN
Cli?
60
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41-95 /
N/F
WILLIAM H. VROOMAN
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Zoning Board of Appeal
, 2004
PLOT PLAN
FOR #30 PILGRIM ROAD
IN
NANTUCKE~ MASSACHUSETTS
SCALE: 1"=30' DATE: 2/4/2004
DEED REFERENCE: L.C.DOC. #103989
PLAN REFERENCE: L.C.PL. 13328-E
ASSESSOR'S REFERENCE:
MAP: 41 PARCEL: 96
PREPARED FOR:
ANTHONY PRESTANDREA
CURRENT ZONING: R-2
MINIMUM LOT SIZE: 20,000 S.F
MINIMUM FRONTAGE: 75'
FRONTYARO SETBACK: 30'
SIDE AND REAR SETBACK~ D'
ALLOWABLE G,C,R.: 12.5"
EXIS11NG G.C.R.: 4.3" :!:
PROPERTY LINES SHOWN ARE TAKEN FROM RECORDED
DEED AND PLAN REFERRED TO HEREON. BUILDINGS. MONU-
MENTS, ETC. ARE PLOTTED FROM FIELD MEASUREMENTS,
I HEREBY CER11FY TO lHE BEST OF MY KNOWlEDGE
lHAT lHE PREMISES SHOWN ON lHlS PLAN ARE
LOCATED WllHlN lHE B&C ZONES AS DEUNEA TED
ON lHE .FlRM. MAP OF COMMUNITY NO. 250230:
MASS, EFFEC11VE: 7/2/1992 BY lHE FEDERAL
EMERGENCY MANAGEMENT AGENCY.
N.B.289 10
INC,
NANruCKET SURVEYORS INC.
5 WINDY WAY
NANruCKET. MA. 02554
N 7836
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CERTIFICATE OF APPROPRIATENESS
fOt .rUClllltll wGlll.
All Dllnkl mutll)t fUI.O in II~ BLUE 0" lk.ACk INk (no IIInc1~ or marKed N1A,
NOTI!: 1111 Itr'tlfltly llIC_mllllltcl '''el till IPpllc.nllll '1IIl1l1ll, WIlli "" "DC .lIfdtlIMI, 1ul1iJ"" w/lh N.",uct.f In ~ ,tiel 10 .l.IIInIlftaI '" Ippllcallon.
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AIaoIwa 01 M...,. 11'70, for IIfOPOHCI WOIIl .. d'$~,lbed h".1n .11Cl OIl Pllfta. III .llCl pIlOIootl"'" llllIllJlllPIl1YIne fl. lppllcIliOll ."'IIlICI. I pili hl/llllf 11\I '.rlftC>>.
TIlt ~ II ..Ud for till.. Y"" Irorr1 dll. oIl81ulncl, No 11'111'1\1I' IIIIY _II "om \lit IIpIIroYld lIIPI*iOfl, VlOllllOn mIy ImplCillllUMCl 01 c.nllicllll 01 OllCUpl/lC)'.
\\ FOIl OFFICe UIE 0Nt. y
PAOPE~E8CRIPTION / DII'IPIIU_llun "'llnlt. F.. Paid: 1_
TAX MAP NO: 441 PARCEL NO, q, Mull III IIlItCI 011 \1)':
SUeIt 6 NIIrnOIf of PIO"",'lI Work; ~ ~ILc;.IlIt1 t-o~, Ell1IlIlted lD~
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