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Home My WebLink About050-04 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: Oci:vho r Z& ,2001 c:5 .;:... To: Parties in Interest and. Others concerned witf14~he Decision of ,the BOARD OF APPEALS in the Applicat~9n of ~e following: ~ Application No.: 1'0 o rO - 04 ,~~' Owner/Applicant: LWrreJl).. {3. 010 ()()/ h~ 'Jf!)io/fl!e-r~ Qlt\d ~ 23 . {j)fSldJO 2iq-'Jt-r~f2:L tR PO fi-i 7rV:;;L I (I(J.f1Ym&!fJu'chafPrr 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 purs~~nt 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. ~ Chairman cc: Town Clerk Planning Board Building Commissloner 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. TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 Assessors Map 42.3.1 Parcel 96 RC-DT 17 A Washington Street Plan Book 16, Page 26 Deed Ref. 771/040 At a Public Hearing of the Nantucket Zoning Board of Appeals, originally noticed for 1 :00 P.M., Friday, August 13,2004, then continued without opening to Friday, September 10, 2004 to re-notice the Application, and after opening, continued to Friday, October 15,2004, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application ofW ARREN B. MANNING OWNER, of Bartlett Farm Road, Nantucket, MA 02554, AND FOR 23 WESTCHESTER STREET REALTY TRUST, CONTRACT PURCHACER, c/o Richard Glidden, Trustee, of PO Box 1079, Nantucket, MA 02554, Board of Appeals File No. 050-04, the Board made the following Decision: 1. Applicant (Contract Purchaser) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alteration/extension ofa pre-existing nonconforming structure/use). The Locus contains two structures, a one-story single- family dwelling and a separate two-story four-unit apartment building. Applicant proposes to demolish both structures, that currently a have a total ground cover of about 1,138 square feet, and construct one new five-unit building with a ground cover of no greater than 1,860 square feet, or a maximum of about 57% ground cover ratio. Applicant is also seeking reliefby SPECIAL PERMIT under Section 139-33E(2)(a) to allow an increase in ground cover to a maximum of said 1,860 square feet. The current structures are nonconforming as to rear yard setback requirements and the new structure would be complying with all setback requirements. The Locus is nonconforming as to lot size with the Lot containing about 3,299 square feet of area in a district that requires a minimum lot size of3,750 square feet; as to rear yard setback with the two structures being sited at about zero feet from the rear lot line in a district that requires a minimum of five feet for the rear and zero for the front and sides; as to parking, with no spaces provided on site; as to ground cover with the Lot containing a ground cover ratio of about 39% in a district that allows a maximum ground cover on a subminimum lot of30% (75% for conforming lots); and as to frontage with the Lot containing about 20.88 feet along Washington Street in a district that requires a minimum frontage of35 feet. The Premises is located at 17A WASHINGTON STREET, Assessor's Map 42.3.1, Parcel 96, Plan Book 16, Page 26. The property is zoned Residential- Commercial Downtown. 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 an initial negative recommendation for the September meeting. A new positive recommendation was presented at the October meeting by the Planning Board Senior Planner Andrew Vorce, who was also present at this hearing to support the Application and state that there was no intensification of use under the Nantucket Zoning By-law from going from five "studio" units to five one-bedroom units in a new structure that would comply with setback, building and frre code requirements. He also supported not requiring of any parking on the site, as the Planning Board did not favor the backing out onto Washington Street at that point in the road. There were several letters on file in favor and none in opposition. A 1957 aerial from the Town records indicated that there were two structures on the site prior to the 1972 enactment of the Zoning By-law. In addition to a previous owner's statement that there were five separate dwelling units on site prior to 1972, Assessor's tax cards were submitted indicating that the current uses and structures pre-dated 1972. The Board found that the uses and structures were validly grandfathered. 3. Applicant, through counsel, stated that he proposed to demolish the nonconforming (ground cover, setback, use) pre-existing single cottage and four-unit building, and construct a new single structure what would contain five units, complying with setback requirements. The existing structures are also noncomplying with building and fire code requirements, and would be brought up to current standards. The existing units are "studio" units with no separate rooms. The new units would contain one separate bedroom in each. Applicant stated that there would be no increase in intensity of use or in the parking requirement with the upgrading of the property. Applicant was also asking to exceed the maximum allowed ground cover ratio of30% for an undersized lot by increasing it from about 39% to about 57%, in a district that allowed a maximum of 75% with the grant of a Special Permit. Applicant stated that most of the lots in the immediate area exceeded ground cover ratio requirements and were noncomplying with setback and parking requirements. Applicant represented that there would be a substantial benefit to the neighborhood in that the property would be improved and brought into compliance with certain code requirements, eliminate setback violations and maintain a residential use in the commercial downtown area. 4. A simple majority of Board Members expressed concern that changing from smaller "studio" apartments to larger one-bedroom apartments, with the possible increase in habitable space and occupancy due to the increase in ground cover and size of the structure, would be substantially more detrimental to the neighborhood than the existing nonconformities and an increase in the intensity of use. Two members felt that this would be a substantial improvement to the neighborhood, not an increase in nonconformity and supported the arguments proffered by the Applicant in support of the Application. 5. Accordingly, upon a motion duly made and seconded to grant the requested relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A and 139-33E(2)(a), there were two votes in favor (O'Mara, Toole) and three votes in opposition (Loftin, Wiley, Murphy). Therefore, relief is hereby DENIED. (BOA 050-04) Dated: October ~ , 2004 ~bl Michael J. O'Mara (_ / l'- Edward Murphy ;: TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 AMENDED NOTICE A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS will be held at 1:00 P.M., FRIDAY, SEPTEMBER 10, 2004, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: WARREN B. MANNING OWNER, AND FOR 23 WESTCHESTER STREET REALTY TRUST, CONTRACT PURCHASER BOARD OF APPEALS FILE NO. 050-04 Applicant (Contract Purchaser) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alteration/extension ofa pre-existing nonconforming structure/use). The Locus contains two structures, a one-story single- family dwelling and a separate two-story four-unit apartment building. Applicant proposes to demolish both structures, that currently a have a total ground cover of about 1,138 square feet, and construct one new five-unit building with a ground cover of no greater than 1,860 square feet, or a maximum of about 57% ground cover ratio. Applicant is also seeking reliefby SPECIAL PERMIT under Section 139-33E(2)(a) to allow an increase in ground cover to a maximum of said 1,860 square feet. The current structures are nonconforming as to rear yard setback requirements and the new structure would be complying with all setback requirements. The Locus is nonconforming as to lot size with the Lot containing about 3,299 square feet of area in a district that requires a minimum lot size of3,750 square feet; as to rear yard setback with the two structures being sited at about zero feet from the rear lot line in a district that requires a minimum of five feet for the rear and zero for the front and sides; as to parking, with no spaces provided on site; as to ground cover with the Lot containing a ground cover ratio of about 3~,Io in a district that allows a maximum ground cover on a subminimum lot of30% (75% for conforming lots); and as to frontage with the Lot containing about 20.88 feet along Washington Street in a district that requires a minimum frontage of35 feet. The Premises is located at 17A WASHINGTON STREET, Assessor's Map 42.3.1, Parcel 96, Plan Book 16, Page 26. The property is zoned Residential-Commercial Downtown. c~~~ THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. WARREN B. MANNING ONWER, AND FOR 23 WESTCHESTER STREET REALTY TRUST, CONTRACT PURCHASER, FILE NO. 050-04: Applicant (Contract Purchaser) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-Law Section 139-33A (alteration/extension of a pre-existing nonconforming structure/use). The Locus contains two structures, a one-story single-family dwelling and a separate two-story four-unit apartment building. Applicant proposes to demolish both structures, which currently have a total ground cover of about 1,138 square feet, and construct one new five-unit building with a ground cover of no greater than 1,860 square feet, or a maximum of about 57% ground cover ratio. Applicant is also seeking relief by SPECIAL PERMIT under Section 139-33E(2)(a) to allow an increase in ground cover to a maximum of said 1,860 square feet. The current structures are nonconforming as to rear yard setback requirements and the new structure would be complying with all setback requirements. The Locus is nonconforming as to lot size with the Lot containing about 3,299 square feet of area in a district that requires a minimum lot size of 3,750 square feet; as to rear year setback with the two structures being sited at about zero feet from the rear lot line in a district that requires a minimum of five feet for the rear and zero for the front and side; as to parking with less than the required spaces provided on site; as to ground cover with the Lot containing about 39% ground cover in a district that allows a maximum ground cover on a subminimum lot of 30% (75% for conforming lots); and as to frontage with the Lot containing about 20.88 feet along Washington Street in a district that requires a minimum frontage of 35 feet. The Premises is located at 17 A WASHINGTON STREET, Assessor's Map 42.3.1, Parcel 96, Plan Book 16, Page 26. The property is zoned Residential-Commercial Downtown. ~ ~ 0 ;:~ ::J:=> c::: 2: GJ C N TV" -..J U '..AJ ~ \0 ::r: I- ~ o z lvt<J ~ 0'';1; C'/: </I'J; '~ J" /'~ (' (' /' ~ )7~ ZONING: RCDT MINIMUM LOT SIZE: 3,750 S.F. MINIMUM FRONT AGE: 35 FT FRONT YARD SETBACK:O FT SIDE YARD SETBACK:O FT REAR YARD SETBACK:5 FT GROUND COVER RAnD: 751. PLOT PLAN OF LAND IN A Public Hearing of the NANTUCKET ZONING BOARD OF APPEAL~il1 be held at 1:00 P.M., FRIDAY, AUGUST 13,2004, IN THE CONFERENCE ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application ofthe following: TOWN OF NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MASSACHUSETTS 02554 PHONE 508-228-7215 FAX 508-228-7205 NOTICE ~....,.....-, .,,,.) ; l ,..- ;= !'V 0'> ") , ,.- ;j WARREN B. MANNING OWNER, AND FOR 23 WESTCHESTER STREET 'l~ REALTY TRUST, CONTRACT PURCHASER (:? \J1 BOARD OF APPEALS FILE FILE NO. 050-04 Applicant (Contract Purchaser) is seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A (alteration/extension ofa pre-existing nonconforming structure/use). The Locus contains two structures, a one-story single- family dwelling and a separate two-story four-unit apartment building. Applicant proposes to demolish ooth structures, that currently a have a total ground cover of about 1,138 square feet, and construct one new five-unit building with a ground cover of no greater than 1,500 square feet, or a maximum of about 51 % ground cover ratio. Applicant is also seeking relief by SPECIAL PERMIT under Section 139-33E(2)(a) to allow an increase in ground cover to a maximum of said 1,500 square feet. The current structures are nonconforming as to rear yard setback requirements and the new structure would be complying with all setback requirements. The Locus is nonconforming as to lot size with the Lot containing about 2,953 square feet of area in a district that requires a minimum lot size of3,750 square feet; as to rear yard setback with the two structures being sited at aoout zero feet from the rear lot line in a district that requires a minimum of five feet for the rear and zero for the front and side; as to parking with less than the required spaces provided on site; as to ground cover with the Lot containing aoout 39% ground cover in a district that allows a maximum ground cover on a subminimum lot of30% (75% for conforming lots); and as to frontage with the Lot containing about 20.88 feet along Washington Street in a district that requires a minimum frontage of35 feet. The Premises is located at 17A WASHINGTON STREET, Assessor's Map 42.3.1, Parcel 96, Plan Book 16, Page 26. The property is zoned Residential-Commercial Downtown. /l/CUA ~ ~ ~ t- ~11\ I)..--" Nancy 1. Sevrens, irman TillS NOTICE IS AVAILABLE 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 CASE NO. ct:d-oi FEE: $300.00 APPLICATION FOR RELIEF Owner's name(s): Warren B. Manning Mailing address: 24 Bartlett Farm Road, Nantucket MA 02554 Applicant's name(s): Richard J. Glidden, Trnstee I 7..3 tu'I1 C~A Mailing address: 37 Centre Street, PO Box 1079, Nantucket MA 02554 Locus address:_17A Wasington Street Assessor's Map/Parcel:_42.31- 096_ Land Court Plan/Plan Book & Page/Plan File No.:_PI Bk 16, Page 26 Lot No.:_ 4 Date lot acquired:_8_/_20/_02 Deed Ref./Cert. of Title:_ 771- 040_Zoning District:_R-C DT_ ~T~ .~ Uses on Lot - Commercial: None_ Yes (describe) Residential: Number of dwellings_l_ Duplex_ Apartments_ 4_Rental Rooms Building Date(s): All pre-date 7172?_X_ or C ofO(s)?Jre 1972 Building Permit Nos: shingle permit Previous Zoning Board Application Nos.: n/a State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities: Applicant, Contract Purchaser, seeks a Special Permit pursuant to Chapter 139, S33A(4) allowing the alteration and extension ofthe non-conforming use currently existing on the property. The lot has an area of 2,953 square feet with 20.88 feet of frontage on Washington Street. There are two buildings on the lot; one building is a single story, one bedroom dwelling unit and the second building is a two-story apartment containing four (4) apartments. The existing buildings have a total ground cover of 1,138 square feet and violate rear and side line setback requirements of the Zoning By-law. Applicant proposes to construct one new lmilding containing five one- bedroom apartments with a total ound cover not to exceed /,soosql.1are- teet, and said building to be in compliance with all applicable t-back requirements of the Zoning By-law. Applicant also requests Special Permit pursuant to Chapter 1 S 33E(2)(a) to allow ';500 square feet of ground cover. /' Application received on::JJ 1u/~ By: F Filed with Town Clerk:( ?Jj;/J p . Fee deposited with Town Treasure~ aiver requested?:_Granted:-"-"- Hearing notice posted with Town ClerkQJ ailed: -:]J L2cii&M:~ 22.il/ & :!if ~!2t Hearing(s) held on:-"-"_ Opened on:-"-"_ Continued to:_/_/_ Withdrawn?:_/_/_ DECISION DUE BY:-"-"_ Made:_/_/_ Filed w/Town Clerk:-"-"_ Mailed:_/-"_ LAND COURT Form 4/03/03 DECISION APPEALED?:-"_/_ SUPERIOR COURT: BOOK 771 PAuE 0040 QUITCLAIM DEED 1, Joseph M. Lopes, of 5457 Barlow Terrace, North Port, Fl grant to Warren B. Manning, of24 Bartlett Farm Road Nantucket, Massachusetts, 02554, for amount of One Million and Fifty Thousand Dollars (1,050,000.00) with quitclaim covenants the land with the buildings thereon in the Town and County of Nantucket, Commonwealth of Massachusetts, bounded and described as follows: Parcel One NORTHEASTERLY by Washington Street twenty and 881100 (20.88) feet; SOUTHEASTERLY by land of William D. Granville forty-four and 78/100 (44.78) feet; NORTHEASTERLY by land of said Granville thirty-one and 68/1 00 (31.68) feet; SOUTHEASTERLY by land of Byron L. Sylvaro Post #82 American Legion and by land ofDirkje Lamens forty-nine and 631100 (49.63) feet; WESTERLY by land of Harriet W. Backus and by land of Marguerite M. Barrett seventy-four and 67./100 (74.67) feet; NORTHERLY by other land of the grantors shown as Lot 3 on plan hereinafter mentioned, twenty-five and 681100 (25.68) feet; and NORTHWESTERLY by said Lot 3 fifty-six and 2/100 (56.02) feet. Being Lot 4 on a plan entitled "Land of Nellie and Joseph M. Lopes Nov. 25, 1963 Scale 1"= 20" Josiah S. Barrett, Engr." recorded in Nantucket Registry of Deeds, Plan Book 16, Page 26. For my title see deed Book 150, Page 55 at the Nantucket Registry of Deeds. . '. /,~. .,~' ;~ ;t. ~ ; "t !'-, .~~ { ~,~ ',~ i.:_ if i ',r; " ! .'2;\ it "j> -;,', '-~- (" .'~ , j ';\ .'~ '~ Parcel 2 BOOK 771 PAGE 00 41 The Land in said Nantucket together with dwelling house and all buildings thereon, located at 17 and 17 A Washington Street, bounded and described as follows: NORTHEASTERLY SOUTHEASTERLY NORTHEASTERLY SOUTHEASTERLY WESTERLY NORTIIERL Y by Washington Street, forty.five and 62/100 (45.62) feet fifty (50) feet, twelve and 5/10 (12.5) feet and thirty-six and 5/10 (36.5) feet by Lot (2) as shown on Plan herein after mentioned; by land of Herbert P. Smith and by land of Chester S. Barrett, seventy-nine and 09/100 (79.09) feet; and by land of said Smith, sixty-one and 88/]00 (61.88) feet. Being Lot One (1) as shown on Plan of Josiah S. Barrett and recorded in Nantucket Registry of Deeds, Book of Plans 14, Page 48. - BOOK 7 71 PAGE 0 042 Executed and sealed on 2002. County: Nantucket, ss. --- STATE OF MASSACHUSETTS ~y ,2002 Then personally appeared the above named, Joseph M. Lopes acknowledged the furegoing to be his free act aod deed, before me. ~~ Notary Public My Commission Expires: r~~ ...._----. ,\: ~,"-"",:: ~~ ...... :)-.~:: ~I~~;~::-'! .~ ., ".'" " . '''',''P.',l..~lf ,.~.M,ib.;;. , . . , ':':;: -- ~\tCc:_.~ j' .. . .. ~. .... . ". , -" '.. , Nantue1W..CQlIJJ:v ~ecelved & Entered DAtl:~UU i: (): aDZ. TIme: (2) :d~ Attht: ~1.~ RegIster of ClOd. - - ~.".~...,," NANTUCKET REG DEEDS 16 NANTUm{ET Clu,,~ ...I,ii.... '('1'\ J';"-" " \:~~.j oJ.. 0'" , l ." .j;':...." t..: ,: \;.)'.' .... , 2 '.>:' <t- \J' ';{,:Jlli .. '~ -(',....' i~ ", -1,:-;-, " ': './,:i' ,: 08/20/02 3: 42F'M 000000 "3406 01 FEE $4788.00 CASH '$4788.00 End of Instrument ------- ~ i I I fft' {!t. ~J\ ;~ ~i\ ! }f ,~ '!)' >8' ::l J ~ .t;~~ J& '{} ,~~ 1~ ~~ .~ 'il ~~' ~~. If ~. i$ ,~ ~, .~ .~ I I 05/03/2004 14:41 5082280468 ZONING CLASSIFICATION: . .~-.c;.. I.IIN. M/.,F).; . . . . . . . ..6:i:'X? ~ S./f MIN. fRONTAGE: . . . . . ),' 1"B-t=7"" f'RONT YARD S.B,: . . . /( c:;W~. RrAR de SIDE S.B.: . . . . , . s: FT." GROUND CCM:R (Yo): . . . ..5"0.% PATRICIA HALSTED PAGE 62 EXISTING: . .54/3~S/.If 401.5 3+.10 .s~ ,?W( . . . .11. I , . . . I ./;. . I , . " t . . I' . , . . f- v 77/./ ry Pr:;J.ur Y,,:E.J./- "1'1 IV/;::- ,A:.M B<5"1</<.Y' 7X. ~~ '.v'/IUZ' // I , .< ,f', ,~ ~..<,:::;.I- 98 /Y' /;; 1f.;Y: e /!^. ~y ~ ~ V) .~ f2 ~ ~ if) L () Cu..S ~~ \ U17MTY ,Po.l.d -'~";:""._--:"- ;:."~~-.,-";; . ';':!:~ ~,,<.4,.1(,;;;en .6',1;/6 ;<?G:,,< ~ ..< o/'S 3' r 1-" TO:.. .Jt1I/7:u.(/.<~i'":.~/<'...... MORTGAGE PLOT PLAN OF lAND IN J CERTIFY. TO lHE BEST Of' MY KN()WlEDGE, 1H'.T 'O:l~ PREWISES NANTUCKET MASS SHOWN ARE LOCATED IN FtDOD HlIZARD ZONE: . '~":. "DELlNE&.1ED '. ; . ON F./.JUI. / COJ.lU\JNJTY PANEL Nl'M!lER: 2502JO-00. / /, D, BY SCALE: 1~x.zO' DATE:AcU6".16,"';?oO.z lHE f'tDERAL DlERCENCY' ww,cEAIENl' AGENcY. E'FFrCTNE: DATE or IW'S: JUNe J, 1986, AND }S PERIODICAlLY REVISED. Owner: ';:;;o..5;~f?,I( /(. ~ !'I:A:(-1/.(!.:,/f': /.-Oas. THIS Pl.OT PLAN WAS PREPARr" FOR MORTGAGE PURPOSES Deed: 81~ '(/f /""~...:f'o.8. . PJan:df:./f;,;'~ f'p'''{ 4r.t ONLY AND IS NOT TO BE CONSWf/ID> ~F1JLL INSTRUMENT . IT 8 17A. SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABUSH Tax Map:~.:q,I.-.9~~9.7. Locus: 1-W(5.r/~1V<<. PROPtRTY UNES. FENCES. HEOi~fs Oft Nf'( ANCJLLARY. S-r;(U''''';-'- STRUCTURES ON THE PREMISES. THE PROPERTY UNCS SHOWN CHARLES W. HART & ASSOCIATES, Inc. RELY ON CURRENT DEEDS ).ND f'LANS OF RECORD. THIS Pl.OT PlAN IS NOT A CER'IIi=1CATION AS TO THE TInE OR . SANFORD BOAT BUILDING OWNERSHIP OF THE PROPERTY S40WN. OWNERS OF' ADJOINING 49 SPARKS AVENUE . PROPERTIES ARE SHOWN ACCORDING TO CURRENT ASSESSOft NANTUCKET, IUSS. 02554- I Rf:COROS OF' THE'TOWN OF' NANi1JCKE:T. (50a) 228-8910 H /"Z?O NOT TO 8E RECORDfD,. -<P,;,/'&- ",\.Il'\Il(\r",^ uDa fl! jj If J!!!J C J!t Jl~ J/V 7liA~/$((}J!!1 "..1. ,,'/..'/.. I 131 ~ ~' ~I~~J."'{ 1 ' ~"..~~ ~'ll"po.~ " O\\~." " ~ 1> () \.~ ~~~ \~1' ~ ~ \. ~ 1 r / ,01 ~. A" .. '::0' 43 I ^ 11'",,_ ./"\ 38 o o o