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HomeMy WebLinkAbout039-04 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: J~ ell , 20 0 if To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the fol.lowing: Application No.: o 39rDy. .J> ef\ J r e- fha r,'e -k Y'rJYld tJ bwner/Applicant: 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. ~NU~~ ~L~W o.~~ . Vre } Cbairman cc: Town Clerk Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND V^RIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING'TONANTUCKET ZONING BY-LAW ~139-30I (SPECIAL PERMITS): ~139-32I (VARIANCES) I ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 Assessors Map 73.1.3 Parcel 74 SOH 8 Broadway, Siasconset Deed Ref. 573/310 At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1:00 P.M., Friday, June 11,2004, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the DENICE MARIE KRONAU, of Hudson Street, Apt. 7H, Hoboken, NJ 07030, Board of Appeals File No. 039-04, the Board made the following Decision: 1. Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (aherationlextension ofa pre-existing nonconforming structure/use). Applicant proposes to construct an addition to the existing second-floor deck on the easterly side of the pre-existing nonconforming single-family dwelling. The deck would continue the westerly nonconforming setback ofthe dwelling in an easterly direction without coming any closer to the northerly side yard lot line than the existing structure, with no increase in the nonconforming ground cover. The Locus is nonconforming as to lot area with the Lot containing about 1,563 square feet of lot area in a district that requires a minimum lot size of 5,000 square feet; as to frontage with the Lot containing about 29.5 feet of frontage along Broadway in a district that requires a minimum frontage of 50 feet; as to ground cover with the Lot containing a ground cover ratio of about 57% in a district that allows a maximum ground cover ratio of30% for an undersized lot; as to setbacks with the structure being sited less than one foot from the southerly and northerly side yard lot lines in a district that requires a minimum side yard setback of five feet; and as to parking with no space being provided on site. The Locus is conforming as to front and rear yard setback requirements. The Premises is located at 8 BROADWAY, SIASCONSET, Assessor's Map 73.1.3, Parcel 74, with there being no plan on record, Deed Ref. 573/310. The property is zoned Sconset-Old-Historic. 2. The Decision is based upon the Application and the materials submitted with it and the testimony and evidence presented at the Hearing. The Planning Board made no recommendation, as the matter was not of planning concern. There were no letters on file in favor of or in opposition to the Application. Applicant represented that she had spoken with several neighbors and they had expressed no objection to the project. 3. Applicant represented that she wished to alter a pre-existing single-family dwelling that is nonconforming as to setbacks, with it being sited less than one foot from the northeasterly and southwesterly side yard lot lines in a district that requires a minimum side yard setback of five feet. The Applicant stated that the structure was validly grandfathered as it was clearly visible in its present nonconforming location on a 1938 and 1957 aerial in the Town records, as well as validated by Historic District Commission (HDC) records. The structure is conforming as to front and rear yard setback requirements. Applicant stated that she wished to extend an existing second-floor deck about nine feet along the front of the structure on Broadway, where a zero setback is allowed, in a northerly direction to a point that would terminate at the northeasterly corner of the structure, and come no further into the required northeasterly side yard setback area than the existing structure. Applicant represented that she had obtained Certificate of Appropriateness No. 43,482 from the HOC to extend the deck as proposed. There had been some evidence presented at the HOC meeting that indicated that there might have once been an extended deck attached to the existing deck in the past and it was removed for an unknown reason during the last century. 4. Therefore, based upon the foregoing, the Board finds that there would be an intensification of the northeasterly side yard setback intrusion with the addition of the new portion of the deck, but said extension of the second floor deck as proposed would not be substantially more detrimental to the neighborhood than the existing nonconformities. There would be little public impact as no living space was being added and no additional ground cover constructed. 5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTS the requested reliefby SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow the expansion of the second floor deck as proposed upon the following conditions: a. The project shall be done in substantial conformance with the Certificate of Appropriateness No. 43,482 issued by the HDC, as may be amended from time to time; and b. The deck shall be placed substantially as shown on the "Mortgage Plot Plan", dated May 12, 1994, done by Charles W. Hart & Associates, Inc., as marked up by the Applicant, a reduced copy of which is attached hereto as Exhibit A. '\ \ '\ (.l\)l' , \.'~(l~ ~Cy J. Se~ ~ <V '\ r--' Edward Sanford Edward S. Toole ~~/ -J a ~ -";J>'< 4L"~. ~ f-", - c ;;z; N , r-'" ," ;e -.4 . . ~ -....J ZONING CLASSIFICATION: . ~ Q If. . IIIN. AREA: . . . . .4:9.C].a .S,F, IIIN. FRONTAGE: . . . . ."lO.n-: FRONT YARD 5.B.: . .Nr:?ty;.4. . RE'AR & SIDE S.B.: . . .".. Y. t'r. GROUND COVER (,;): . "J. <;>. %. EXISTING: ~r.e1?/l{/KATE ~ ,cN'l<< . . . .If. . . . . '" .:rKb~~ikA~ W' A Y'- ~..3..t , x ........ It , I"~ I l--: V( It ~ i IX ~ ~ ~ , . ",.,.,.,.,c ~ , ~ ...~~ .00<' "-S77At'"<D. ;:i!. 571-" ~,r ~,I('(;; G, c, " ee"? ~ E.A' ,5'.z./$ 7.3. /.:3 - 7.:5 K/I'" 1'1..0. & /'(. .:::J'OK K.s ON" TO: ....;?~.a?~/(..J;.~hV........ I CERTlFY, TO lHE BEST OF IIY KNOWLEDGE, lHA.\. lHt;. PREIIISES SHOWN ARE LOCAlED IN FLOOD HAZARD ZONe . . C. . .,DEUNEAlED ON F J.ft1L / COlIlIUNIlY PANB. NUllBER: 2.50230-00. ,-5t'. .C, BY THE FEDERAl. DlERGEIICY IlANAGElIENT AGENCY. EFFEC11VE DATE OF lW'S: JUNE 3. 1986, AND /oS PERlOOfCAU.Y REVlSm. THIS PLOT PlAN W/>S PREPARED FOR MORTGAGE PURPOSES ONLY ANO IS NOT TO liE CONSIDERED A F'Ull INSTRUMENT SURVEY. THIS PlAN SHOULD N~ BE USED A'fc mABU5H PROPERlY UNES, FENCES, HEOG OR /IN'( CJLLARY STRUCTURES ON 'THE PREMISES. THE: PROPERlY UNES SHOWN RELY ON CURRENT DEEDS AND PlANS OF' RECORD. , THIS PLOT PlAN IS NOT A CERTlFlCAnON />S TO THE nn.E OR OWNERSHIP OF' THE PROPERlY SHOWN. OWNERS OF' ADJOINING PROPERTlES ARE SHOWN ACCORDING TO CURRENT />SSESSOR RECORDS OF' THE TOWN OF' rwffilCKET. ~ 1q >-- z"'" 0< t'< ~ $7"Y _Co'< Q ~ d I ~ f:Q ~ ,)y~\.\\\ or ,lf~ 1# ~~ ,,' $f CHARLES ~ 'r. j(~1 w. O::'l; '-":,"~-.\ M:~~:~ f :7:/f ~i>,:;;~..f[. fls,"]'~.:~~~'.::~/(kuPf;'; :~. ) '.". ."Xu ,-.' ~ kif .s--/Z~..9+ MORTGAGE PLOT PLAN OF lAND IN NANTUCKET, MASS. SCALE: I.. /0' DATE:~V 1.z/119f' Owner. r'~~.<~. ~rr. Deed: .Q.k.~Y"P. ~..+: Plan: . -:1'P-:Y:..e:- . . a Tax Mop: 7;:J./.3.-?~.. Locus: $i:O~o.w;'l.Y. CHARLES W. HART & ASSOCIATES, Inc. SANFORD BOAT BUll.DING 49, SPARKS AVENUE NANTUCKET, MASS. 02554 (508) 228-8910 H-1'f"O.z Q IF' NOT TO BE RECORDED. 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, JUNE 11,2004 in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: DENICE MARIE KRONAU BOARD OF APPEALS FILE NO. 039-04 Applicant is seeking relief by SPECIAL PERMIT under Nantucket Zoning By- law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use). Applicant proposes to construct an addition to the existing second-floor deck on the easterly side of the pre-existing nonconforming single-family dwelling. The deck would continue the westerly nonconforming setback of the dwelling in an easterly direction without coming any closer to the northerly side yard lot line than the existing structure, with no increase in the nonconforming ground cover. The Locus is nonconforming as to lot area with the Lot containing about 1,563 square feet of lot area in a district that requires a minimum lot size of5,000 square feet; as to frontage with the Lot containing about 29.5 feet of frontage along Broadway in a district that requires a minimum frontage of 50 feet; as to ground cover with the Lot containing a ground cover ratio of about 57% in a district that allows a maximum ground cover ratio of30% for an undersized lot; as to setbacks with the structure being sited less than one foot from the southerly and northerly side yard lot lines in a district that requires a minimum side yard setback of five feet; and as to parking with no space being provided on site. The Locus is conforming as to front and rear yard setback requirements. The Premises is located at 8 BROADWAY, SIASCONSET, Assessor's Map 73.1.3, Parcel 74, with there being no plan on record, Deed Ref. 573/310. The property is zoned Sconset-Old-Historic. N~~~~ THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. . ,;". .,fl NANTUCKET ZONING BOARD OF APPEALS .. 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF CASE NO. OJ?-otf FEE~ ~300.00 Owner'sname(s): DeniCe- mOr-Ire.. f::rC>(lOt.,L Mailing address: 1.5:>00 f!u~ron S'fYeelJ /9.p/~ 7 fI- I jt)ho !un, JUJ" 070an Applicant's name(s): (XO)1)e.. ') Mailing address: ' C Set tf)'\e) . . Locus'address: )ZB{'oo & uJ~ .'S'{'aS~ Assessor's Map/Parcel: -Z 3.{.3-74- Land Court Plan/Plan Book & Page/Plan File No.: ~ 6711!.. .'\ "; Lot No.: N rr -..-. . Date lot acquired: 51 ~/ !l%Deed Ref./Cert. of Title: S"l- ~ ,I 3/6 Zoning District: SO H- pses on Lot- Commercial: None K Yes (describe) Residential: Number of dwellings~ Duplex . Apartments_Rental Rooms . BtdIding Date(s): All pre-date 7/72? X or C of O(s)? Building Permit Nos: Previous Zoning Board Application Nos.: State below or on a separate addendum specific reli~f sought (Special Permit, Variance, Appeal), Section' of the Zoning By.:.Iaw, and sup\>orting details, grounds for grant of relief, listing any existinEonconformities: J'9r1?P /1 Iron t:S Se e}Cr 11.9 ~/l 'Rr /i; V ~ s~c I h)? ~;:;nl't; UYJdPr, ~.' J 3v9- 33/t i-o ..f2 K~f)dt qrJ 'f XluJ~"hOt,. 2f1.d r;-d:vr u(JC!f-..,. aron q NortNrfJ. <;;'Itfu 'fard lor-- !tfJe- . CU>4'1tO'di (W/1rJ.. a.."'l (!~ 'rd,'rl1a:r rot I{/l~ Yj;lon 'f),c:.-,r:re.- ~'Ij.JJ)'Nro /Jt'1~. w~~~.~- ~ZY&8. ~~{1j/. d Ol'Qlfr /J9 . ~ <.4 no 0f1 tvoR.e eM I /&V. t J C( cP- sr 'ce OIl(/} ~ lo~. ~ f'rm c{$JYtrrr)Jh~ CUJ Yo ~ ~OI (~. J.9 1'-/ J IPOrbm. ~ ,tj(Qp~Q hcrzfre II';' r:~~w C' j,~ Ln~~7.~(~1::'f' V ~ Ct;e."rV'\ 'Tttk!.. /?dt:tt'<'r-Uj ono:- JVV{ vy-r J l~ I certify that the information contained herein is substantially complete and true to the best of my knowledge, under the pains and penalties of perjury. SIGNATURE: r]J. ~. . Applicant k Attorney/Agent (If not owner or owner's attorney, please enclose p oQf of agency to bring this matter before the Board) FO . BA OFFICE USE . Application received on:6~/~lJQtBY: CompletmJ Need copies?:~ Filed with Town Clerk: cf/ 2>to'< PbtBRing B9artl:~/_I_ Building Dept.:_'_i.2:By~ Fee deposited with Town Treasurer:~/_/_ By: Waiver requested?:~Granted:_/~_ Hearing notice posted with Town Clerk: 6 /zY,af Mailed: J!LS/dQ I&M: CiO/lof & J.~./.22JE1- Hearing(s) held on:_/_/_ Opened on:_/~_ Continued to:_I_I_ Withdrawn?:_I_/_ DECISION DUE BY: / / Made: / / Filed wrrown Clerk: / / Mailed: I / --- --- --- ---- DECISION APPEALED?: / / SUPERIOR COURT: LAND COURT Form 4/03/03 ----..--- ZONING CLASSIFICATION: . ~ Q It. . t./IN. AREA: . . . ..4pe..a .S,F, t./IN. FRONTAGE: . . . . . ~ o. r.r.: FRONT YARD S.B.: . N"M{~. . RE'AA II SIDE S.B.: . .."" . %r.. GROUND COVER (%): . OJ. . %. EXISTING: ~..e1?/'f/lr'ff.€ ~t"'N4K . . . .If, . . . . " ..:t:'K.b~~ik,.o(7"".c \'\ VAY .'- 53.3 d , ~....:a x ~\ , I . t-: ~ A::Y-'S77N'~ ;;:. $7Y ~,r ~~ ~ G. c.. " 889:r S.h' ~ lq lq >.. z"'" ().: 0- ~ IX ~ ~ STY ~ =cx Q ~ d ~ . , ~ I ~ , ~ 5;i!../$ -' l:Q \) 7J./.3 -73 K/~ 1'1.<:). & 1'(. ;:J'OKXSOI'V MORTGAGE PLOT PLAN OF lAND IN NANTUCKET, MASS. SCALE: 1.. /0' DATE: ~ V /;i!., /'19f' Owner: P~.<~. ~Tr. Deed: .QA'..z.~O. ~"~ Plan: . ~...e:- . . 8 Tax Map: 7~./.~.-7f/. . Locus; ~:D.w""y. TO: ....p~-e:<k..x. ~N1I.' . . . . . . . . I CERllFY, TO THE BEST OF It( KNOWlfDGE, 1HA1;. TH~ PREilISES SHOWN ARE I.OCA'IED IN FI.OOO IlWRD ZONE: . . C. . ..DEUNEAlED ON r J.R.II. / COlIIIUNITY P~E1. NUIlBBl: 250230-00. .~. .C, BY THE FEDERAl. EllERCENC'f 1lANAC0IENl' MENC'f. EI'FEC11VE llIJ'E or IIN'S: JUNE 3, 1986, AND 1S PERIODiCAllY REVlsm. THIS PLOT PlAN Wf.S PREPARED FOR MORTGAGE PURPOSES ONLY AND IS NOT 10 BE CONSIDERfD A flIlllNSTRIJMENT SURVEY. THIS PLAN SHOULD NQI. BE lJSEl) 10 ESTABUSH PROPERTY UNES. f'ENCES, HEDGES OR 1m ANCllIAlfi' STRUCTURES ON 1HE PREUISES. THE PROPERTY UNES SHOWN CHARLES W. HART & ASSOCIATES. Inc. Ra.Y ON CURRENT DEEDS AND PlANS OF RECORD., S"''''ORD BOAT BUILDING THIS PLOT PLAN IS NOT A C€RTIFlC4T1ON f.S 10 '!HE l1TlE OR ....,.. . OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING 49. SPARKS AVENUE PROPERlIES ARE SHOWN ACCORDING TO CURRENT ASSESSOR NANTUCKET, YASS. 02554 RECORDS OF THE 10WN OF tWmICKET. NOT TO BE RECORDED. .... (508) 228-8910 H-f"f"O'z ZONING CLASSIFICATION: . ~ Q <<. . ..,IN. ARfA: . . . . AP.o.o. .S,/[ MIN. FRONTAGE: . . . . .6:0. r."f.: FRONT YARD S.B.: . .N()1'$-4. . RE'AR &: SIDE S.B.: . . . ...,. t'f.: GROUND COVER (~): . $.'9. %. EXlSTING: ~r~KA'T.€ ~r:~ . . . /1. . . . . " .::r'K.b~Mi~r-e' 1r/AY .-' , . .-- x , ;'~ , ~ EJ'( It : i \'{ ~ ~ ~ , . ,.,.,-ur: ~ , \) 5'3.3 ,~ '\\ A::)(-'S77K~ ;e :;7'Y v.{/;:' ~~ G. C. '" 889:r E,A' s.:e.,/.t 73.1..:3 - 7.3 K/"., 1"(.0. ~ 1'(. J'OKKSOIV' TO: ...;?~~~/{.J: .~.NV . . . . . . . . I CERTlFY, TO lHE BEST OF lIY I<NOWUDGE, THI.'t lHli. PREIIISES SHOWN ARE LOCAlED IN FLOOD HAZARD ZONE: . . C. . .,DEl.JNCAlED ON F.I.R.II. / COWlUNllY PANEL NUIIBER: 2:iD2JO-OO. ..y. .C, BY lHE FtOERAI. EIlERGENCV 1lANAGEllENl' MENCV. EFFtCTIVE DATE OF lIAP5: JUNE 3. 1986, AND IS PERIODICAlLY REVISED. THIS PLOT PLAN WAS PREPARED FOR MORTGAGE PURPOSES ONLY AND IS NOT TO BE CONSIDERED A roll lNSTRU/./ENI' SURVEY. n'lIs PlAN SHOULD N~ BE USED TO ESTABUSH PROPERTY UNES, FENCES, HEOO OR ANY ANCILlARY STRUCTURES ON lHE PRalISES. .lHE PROPERTY UNES SHOWN RELY ON CURRENI' DEEDS AND Pl.ANS OF' RECORD. . lHlS PLOT PlAN IS NOT A CEJmR~nON AS TO lHE TITLE OR OWNERSHIP OF' lHE PROPERTY SHOWN. OWNERS OF' ADJOINING PROPERTIES ARE SHOWN ACCORDING TO CURRENI' ASSESSOR RECORDS OF' lHE TOWN OF' twffiICKET. ~ '<l ~ z#-O 0.: ~ ~ :;ry =CK Q ~ d I ~ CQ ?~~~ ,y!;':;'~ ~~ ".:1(/.% CHARLES '%,.~ ~ ~I w. S ~; -~ ..;1.\ HtRT '".-: I~ ~~L .s--/Z~.})+ MORTGAGE PLOT PLAN OF LAND IN NANTUCKET, MASS. SCALE: 1... /0' DATE: ~ V /,;!., /'191" Owner. P,f:~.<~. ~7T. Deed: .O~_.z.$"P. ~"~ Pion: . -:1-P1":...e:- . . e Tox Mop: 7~./-3.-7~. . Locus: ~""o.wAY. CHARLES W. HART & ASSOCIATES, Inc. SANFORD BOAT BUILDING 49 . SPARKS AVENUE NANTUCKET. MASS. 02554 (508) 228-8910 H-1"YO,e ~ .... NOT TO BE RECORDED. ~ .J Ii. . tot ~ I fJ ~ 't :-. \ 't; ~ J ') ... .. :J "" .;. "2" : ! i~ I ~ O'f. ~. ; ... ~.. .,;. ? ~ .. , .. : .. .; $~ . . :; -5 i a., ~ JIt ; S ! .. .. .. . f :lie -;z i I t J .. .. ., .. .. ... .. == t. .. ... " l- ItI ItI .II: l- ei) 3N~, . l;; ~ ! tu o. N !t ~ '<i i., ~ ... .. ... .. ... ';,f ~, .; ., ~",,;,,',:"',<~,' <~ "'. ... .,' !'\IoioJ ~ I -'" : '. M ;'".fr ~. .rJ ~--.;: :"'- , ,"; ..~::~ ,...., N ..Jl ., :';~"_".~ '?:J:;; _j~~,,!r~Ji~' i i i I J~ .,~ . l'flI" ~: . .1 ,:t .~. ~.~ k i ,. ,.'. ,r' .~. D~N\ C:>t: '~R.oN ~U ...& 0 R-...o . p., P '4',,,l P.<1~ ~ \ p,. cJvO~ '7 fi; f ") 1'-1 h. ~ ;. \\~ ~ 0 ~.",.i '1- ~..p Q;.>'It " ~.F "7.;:~:;'~\ .0 ". ~ .....~::i' · a -- ~ i$ or. ~'P: <:P . -0 ....". \V -J} .~ ,<', -:....~'::;1! ~.~...l--c;{~~ \\ '. \ ~4'~".~ '; \ ~ \(()).\ ::0 \\J"l . c-> \. \\:~\l \ ~ ,....-'".',"'\ " \ ~ \~~,;;! C5 ' G,~, \ \ 0 \~...,\ 4> ~ t:;,'j~ ~ '-i.:::-~t \ ., .. ':'-) j \~ .::::::::.,..J .' x '1; DAVID ROBERT WILEY, ARCHITECT INC. 1 ,LAND AltCHITECTUltE UNION SlltEET. NWflI<3KET.MA. 02554(508) 228~ < . , I s ! i (I) m -< 'v 1 Town of Nantucket #/c:, .of) ZONING BOARD OF APPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF . .' .. . PROPERTY OwNER........~~~......~.............. . ~/~ J MAl LING ADD RES S .. . .. . .. . . .. . .. . . . .. .. . . .. . : .. .. . . .. . . . . .. . .. .. . .. . .. . .. .. .. .. . . . .. .. .. PROPERTY LOCATION...............8...... ....... ........,................ ............ 'ASSESSORS MAPIPARCEt:....... :7.~: /~~.......~.. .7..~..................... APPLICANT...................................... ~.............,............................... , SEE ATTACHED PAGES I certify that the foregoing is a list of persons who are owners of abutting property, owners of land directly opposite on any public or private street or way; and abutter.s of the abutters and all other land owners within 300 feet of the. property lirie of owner's property, all as they appear~:>n the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139-29D (2) .. ~H,A(!,H,2fl1l. ~ DATE ~,{J~ ASSESSOR'S OFFICE Town of Nantucket '. " ----- ..... Q) t1> III '" ~ ~ ~ ~~ g U) en Eo4 to :;l 3 3~~~"'~ ~ a ~ aa ~ ~ ~ ~ ~ ~ ~ ~ '" ~ '" 3 a a a a ~ '" ~ ~ ~ ~ ~ I ~ ~ = ~ ~ u ~ ~ ~ ~ ~ ~ ~ ~ i ~ '" '" i i i ! ~ ; i I I Ii; : i i i ! ! ; ! I ! 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