HomeMy WebLinkAbout024-06
TOWN OF NANTUCKET
BOARD OF APPEALS
~
:::tJ
('1'1
(")
rn
NANTUCKET, MASSACHUSETTS ~f554 ~
'2~.'.': tN
C). Cl
\,..r:" . ~<
,rvv~'vck 5;;(;' 2~5 rn
v' TV"- '-UY \:j
Date:
:...:.
N
To: Parties in Interest and Others concerned with the
.-DecIslon of the BOARD OF APPEALS in the Application of the
following:
Application No.: 02-tf-OCp
Owner/Applicant: [)eX01 On f'r>. S"i-Q.ir--sor\ and
Shl'd~ll ;r. $'r<;~
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
com.laint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTY
( 20) days.
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 9139-301 (SPECIAL PERMITS); 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 73.3.1, Parcel 21
Book 974, Page 18
Sconset Residential Old Historic
Lot 2
Plan File 20-B
3 Pochick Street, Siasconset
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, March 10, 2006, at 12:00 P.M., in the
Conference Room, in the Town Building, 37 Washington Street,
Nantucket, Massachusetts, the Board made the following decision
on the application of DAMON M. STETSON and SHIRLEY J. STETSON,
c/o Reade, Gullicksen, Hanley & Gifford, 1LP, Post Office Box
2669, Nantucket, Massachusetts 02584, File No. 024-06:
2. Applicants are seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A (alteration/expansion of
a pre-existing nonconforming structure/use). Applicants propose
to construct an addition of about 162 square feet in order to
connect two separate structures. The secondary dwelling would
then be converted into an accessory apartment contained wi thin
the body of the primary structure as required under the Zoning
By-law. Applicants are also seeking relief by SPECIAL PERMIT
under Zoning By-law Section 139-33E in order to increase the
ground cover ratio from about 28.6% (about 1,346 square feet) to
about 32.1% (1,508 square feet). In addition/to the extent
necessary, the Applicants are asking the Board to vacate that
portion of its grant of Variance relief in the Decision in BOA
File No. 100-85 that affected this lot and grant new relief by
SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A(8)
to validate that previous reconfiguration of lot lines with the
immediately abutting property to the west. The lot is
nonconforming as to lot area, containing about 4,696 square feet
of area in a district that requires a minimum lot size of 5,000
square feet; as to the 12-foot scalar separation between primary
and secondary dwellings; and as to side and rear yard setbacks,
with the primary dwelling being sited as close as about four feet
from the northerly rear yard lot line with the secondary dwelling
being sited as close as about two feet from the rear yard lot
line and as close as about one foot from the westerly side yard
lot line, in a district that requires a minimum side and rear
yard setback of five feet. The lot otherwise complies with
ground cover and front yard setback requirements of the Nantucket
Zoning By-law.
The Premises is located at 3 Pochick Street,
Assessor's Map 73.3.1, Parcel 21, Plan File 20-B,
property is zoned Sconset-Residential-Old-Historic.
Siasconset,
Lot 2 . The
3. Our decision is
accompanying materials,
received at our public
recommendation as the
based upon the application and
and representations and testimony
hearing. The Planning Board made no
matter presented no issues of planning
concern. There was no opposition presented at the public hearing
and no letters on file.
4. Applicants, through counsel, represented that there are
presently located upon the Premises a main single-family dwelling
and separate small cottage, both of which pre-existed zoning and
are clearly visible on a 1957 aerial photograph in the Town
records. Applicant proposes to alter said structures by building
an addition that would connect the two dwellings. The small
cottage would be converted into an accessory apartment, contained
within the exterior walls of the primary structure and would then
meet all of the requirements of an accessory apartment contained
in Zoning By-law Section 139-7C. As required by the By-law, the
Applicants would also place a covenant on the accessory
apartment, limiting its use to year-round occupancy. Applicants
state that the cottage is very small, essentially one large room,
currently used for year-round occupancy by the Applicant' s son.
While there is room to expand the cottage into the front yard,
such forward expansion would require that a large tree be
removed, would negatively impact the historical layout of the
Premises relative to adjacent properties in the neighborhood, and
would negatively impact its neighbors' views. Instead, by using
the connecting addition, the current cottage living area could be
comfortably expanded, but with the advantages that it would not
come any closer to neighboring properties, the changes in roof
lines would still maintain a ridge height well below those of
adj acent properties, and a small portion of the existing rear
yard setback encroachment would be eliminated. The new addition
would be conforming as to all setback requirements. However, the
ground cover ratio would be increased from about 28.6% to about
32.1%. Applicant has also requested that prior Variance relief
granted in the Decision in BOA File No. 100-85 that allowed a
reconfiguration of lot lines with the immediately adjacent
property to the west be vacated specifically as to the Premises,
and that Special Permit relief for such reconfiguration, now
available pursuant to Section 139-33A(8), be substituted in its
place.
5. Therefore, based upon the foregoing, the Board notes
that Applicants' existing dwellings are old, unobtrusive low
cottages, in a neighborhood where newer homes being constructed
have larger footprints and higher ridge heights. The immediate
area is also comprised of similarly sized small lots with ground
cover ratios in excess of the 30% maximum permitted for
undersized lots in this zoning district and the Board also finds
that an expansion of the ground cover ratio for this lot would be
in keeping with the neighborhood context. Further, the Board
finds that the proposed work would eliminate a portion of an
existing setback encroachment, thus reducing the nonconforming
nature of the Premises. The Board notes that the imposition of a
covenant limiting use of the accessory apartment to year-round
occupancy would have a posi ti ve impact on the neighborhood and
the community at large. The Board finds that the proposed
changes to the Premises, including the increase in ground cover,
are in harmony with the general purpose and intent of the Zoning
By-law, and would not be substantially more detrimental to the
the neighborhood than the existing nonconformities, nor would it
or increase any existing
parcels of land having been
create any new nonconformities,
nonconformities, with two equal
exchanged between the two lots.
6. Accordingly, by a vote of four in favor (Waine, O'Mara,
Loftin, Toole) and one opposed (Sevrens), the Board GRANTS the
requested relief by SPECIAL PERMIT under Nantucket Zoning By-law
Section 139-33A to alter and extend a pre-existing nonconforming
structure within the required setback areas as proposed,
including changing the use of the small cottage to an accessory
apartment; relief by SPECIAL PERMIT under Zoning By-law Section
139-33E(2) (a) to increase ground cover ration from about 28.6% to
about 32.1% to construct a new addition to connect the two
structures, that would be conforming as to setback; and relief by
SPECIAL PERMIT under Zoning By-law Section 139-33A(8), to
validate the prior lot line reconfiguration by Special Permit,
and thus vacating the original relief granted in the Decision in
BOA File No. 100-85. The foregoing relief is subj ect to the
following conditions:
a. The proposed work shall be completed substantially
in accordance with ~The Plan", done by Charles W.
Hart, licensed surveyor, dated January 31. 2006, a
reduced copy of which is attached hereto as
Exhibit A;
b. The proposed work shall be completed in
substantial accordance with the Certificate of
Appropriateness No. 47,497, as approved by the
Nantucket Historic District Commission, as the
same may be modified from time to time;
c. There shall be no further expansion of the
structure within the required setback areas
without further relief from this Board; and
d. Applicant shall cause to be recorded a covenant
restricting the accessory apartment to year-round
occupancy as required in Zoning By-law Section
139-7C.
Dated: March 3q 2006
~\;
, ZONING CLASSIFICATION: r6 ..../?9f(
MIN. AREA: . . . . . . . ?:9~9..~Sj7
MIN. FRONTAGE: . . . . . . .~. V. ,t:7;
FRONT YARD S.B.: . . . AQ/YI::' I'"r.
REAR & SIDE S.B.: . . . . . . ..6. .
GROUND COVER (r.): . . . . $0. %
73-3,/ - 5(.
/v/F
/1-(. & c. -rr:J~~c.:;-
/ .5 iY w If'" .5 J(,e::f)
tm B~/('A~)
7.3.3,/ - ,2..:3
k/F
.:r;,<..,.g v:8.
,eN'~S
\)..
\)...
'.)
'0{
/ 't: "
-- - --I
~opose:P
( '/a,"+,- APPI170N,..
/51/" '<I/,t: (;,.C ,=;t.Z:.s..
0- cotrAr:.G (,POt.JH'l'II..:n()h')
O. a.c.:;Z~ ~S.ff
~ VO(,w,OA.nQ/l()
'"
-<:;0. .
POCJ(/ CI<
G /<O(....y" 0 CO V...€'~
ftA/I'V COT774c..E:. :: /OEY/ J: $./:'
CClTT4 ~" -<,c:- ,2 :;t S,;:;"
/3~~ -t:: SJ::::'
/'A'O/OS-€O -+ / ~ Z ;#' 3_;::;
/508.:t5,;::
c,\JoeS\CWtl\!lP
/-0/ Afi..€A :: -'(~9~:t: S,;:;
73,3,/-5S'
N/r
g,,R, C;;R/C; c;S
I~l
I~
-- ,1-
'r'8.08
1'1-1
I'
I~
~I
~.
-1-1
'~"
63,'11" --"
J'/7".c..<..A. TMCK
5rl<~.Er
-~fr
N
"
,
I
73_3.1-;20
N/r'
7:8. kAIOE:S
A::-r A'-
~g/k
I
I
"
~c:,9~:i:.S.FX Z;Ooh::-
/7'0? ::t: S,r,:"
Z"OIV/Na BOA./if:.O
OF ,..-<(,P'p~
;P,.G.(K
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"-"zo' DATE: J:A/v':' 31,; ;ZOO(.,
Owner: .S".f'/;f~Y 7: $./'..€T.$9N. . .
Deed:/K';':7.J (7<;;..,<;1-:8. Plan0.-~q-~.47r~
Locus. .:;3. N.O?Ck "..{~/' .:3C9Y...$.!?::r
CHARLES W. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SF ARKS AVENUE
NANTUCKET. MASS. 02564
(508) 228-8910 H /0;::>/1
NOT TO BE RECORDED. --(pO/-'o./
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 12:00 P.M.~ FRIDA Y~ MARH 10~ 2006, IN THE CONFERENCE ROOM,
TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the
Application of the following:
DAMON M. STETSON AND SmRLEY J. STETSON
BOARD OF APPEALS FILE NO. 024-06
Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to construct an addition of about 162 square feet in
order to connect the two separate structures. The secondary dwelling would then be
converted into an accessory apartment contained within the body of the primary structure
as required under the Zoning By-law. Applicants are also seeking relief by SPECIAL
PERMIT under By-law Section 139-33E in order to increase the ground cover ratio from
about 28.6% (about 1,346 square feet) to about 32.1% (1,508 square feet). In addition/to
the extent necessary, the Applicants are asking the Board to vacate that portion of its
grant of Variance relief in the Decision in BOA File No. 100-85 that affected this lot and
grant new relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-
33A(8) to validate a reconfiguration oflot lines with an abutting property. The lot is
nonconforming as lot area with the lot containing about 4,696 square feet of lot area in a
district that requires a minimum lot size of 5,000 square feet; as to the 12-foot scalar
separation between primary and secondary dwellings; and as to side and rear yard
setback, with the primary dwelling being sited as close as about four feet from the
northerly rear yard lot line and with the secondary dwelling being sited as close as about
two feet from the rear yard lot line and as close as about one foot from the westerly side
yard lot line in a district that requires a minimum side and rear yard setback of five feet.
The lot otherwise complies with ground cover and front yard setback requirements of the
Nantucket Zoning By-law.
The Premises is located at 3 POCHICK STREET~ SIASCONSET, Assessor's
Map 73.3.1, Parcel 21, Plan File 20-B, Lot 2. The property is zoned Sconset-Residential-
Old-Historic. ~. W
OL~A Q
Dale Waine, Chairman
THIS 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 NOU 2*'"Q0
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Damon M. Stetson and Shirley J. Stetson
Mailing address:_c/o Reade, Gullicksen, Hanley & Gifford, LLP, PO Box 2669, Nantucket, MA 02584
Applicant's name(s):_same
Mailingaddress: same
Locus address:_3 Pochick Street, Siasconset_ Assessor's Map/Parcel:_7331-021_
Land Court Plan/Plan Book & Page/Plan File No.:_Plan File 20-B_ Lot No.:_2
Date lot acquired:__1968_ Deed Ref./Cert. of Title: _Book 974, Page 18_Zoning District:,,:SROH_
Uses on Lot - Commercial: None_x_ Yes( describe)_
Residential: Number of dwellings_2_ Duplex_ Apartments
Building Date(s): All pre-date 7/72? or_C ofO(s)?
Building Permit Nos:_260-73
Previous Zoning Board Application Nos.:_100-85
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:
Rental Rooms
Applicants request a Special Permit under ~139-33.A. and E. of the by-law in order to alter and extend pre-
exisitng non-conforming structures and increase ground cover. Applicants propose to construct an
addition in order to convert the two existing dwelling structures on their lot to one structure, containing a
primary dwelling and accessory apartment. The existing structures are non-conforming as to side and rear
yard setbacks, being about one foot from the lot line at the closest point. A portion of one of the existing
structures will be extended upward within the existing setback; removal of part of one structure will result
in a lessening of the rear yard setback nonconformity. The structures are situated on a lot with 4696
square feet of lot area in a district with a 5,000 square foot minimum lot area requirement. Existing
ground cover on the lot is 1346 square feet, or 28.6%; proposed ground cover is 1508 square feet, or
32.1 %, which is allowable by Special Permit.
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, un de the pains and pe alties of perjury.
SIGNATURE: Attorney/Agent_x_
(If not owner or owner's attorne , please enc atter before the Board)
Application received on:~ t5.JJ By: FO Need copies?: ~
Filed with Town Clerk:J,J~ ~p;--%t Hoard: I, I Bdikliag Dept. I t=;:::By: 1fOvu'Ul
Fee deposited with Town Treasnrer: _ ~ By: ~Wai~r.[,eqncstcd?: Granted: '-'- ,
Hearing notice posted with Town ClerkB ,cGMailed:2i~cU7I&M: c;<i23,00JZ-1 ~
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:
---
6160&68 S1I
'l~l9lUll6101" tlot
tlU Il 0l69191999W>9t9 9
6' O~ I~ t~ t~ K ~~ ~ l~ K" 19
l'9'~'" ~ . I'~ 6C It t9t st
.t ~t K'l Ill: It U tt
:.,lr., I I
I
t
.~ !B
nONI HillS
, I'~'~
.l3"3lS.1S
II
ell
z;~r7'-~~_ ~i
! ' ; !' n
, j .~;
1 .H
, " ;1
~ ) ~~ ...... ..... f
~. "" ---'--- ~",.)"
i
I
I
I
I
I
!
i
I
I
I
I
I
I
I"
I "
i-f>- - I
I V!J
I .s--
I
I
I
~
I'
ss
1:
~3^"
t < (
r
.
c:
:a
'"
r
T,.,
,."
.
a ""
-;rl-r
a>
,-
/
/
I
, .
4
I ':l"~'
/
i
.f
;
/"
O(I-llU.
....
-------- .
~
,'Ct
!
,.CI
.- .....
II"
~
l
~
'"
'"
~
_ i"I
'" ::t
.... C
~"''''
Z-<...
0"''''
......
...'"
oln
Z 0
... 0
,.
o
Z
~
...
~
,.
... ~C .. 1-.'#1
n
IV
..
1I
IlL ~ 001 101 SOl SOl ~ 101
Z
c:
'"
...
Of '11 ...
~N3^\f
-'1/ 3f)\f .1lO:>
""If:' .. ,.
I. " ,
Ll
1'1:10
'1:1$
II
,
01
.J
-J.-
IS
18
)lOIH:>od
II
II
Q
IS
IS
\fl1ON9\f1'l
s
18
CI
.J
"
"
~
-
It
,!:
'"
.z
c;
'"
ell;
V. I ~Vf ,,,,,,-1 V
.LU~'10
I'I\A i,)I)Q~':;"i,)O"l)
l\[,^UC "'ll!;.~ll,l\~l::.
10l)l)J.
1/,0,
Town of Nantucket
REceIVED
SOARD OF ASaes8QRs
JAN 1 9 2006
NA'~~F
- - .". U\iIU:T, IdA
.ZONING BOARn OF APPEAj&
LIST on AATIlS IN IM"EIlESTIN ~ />fA'lTEJ>. OF ~ prmrlON OF '
PROPERTY OWNER, '~~:'c,~..",~":~,~;,, ~..,~,M., 'lo
M A IlINa A OORESS.. ,~!,~, ,~~~~ ,.. ,~~~~,~S!<!;~~,' ..~~~,~l. "&,, G,~~ r. ~.~~, lLP
PROPER TY l~A TlON",,,,,,,,,, ,", ,~.... ,'P.'?, .~b,~" ,~,
A,S S mORS MAPIPA ReEL,.".", 7.? ,:?,' I, ::::." ~,?:.!.."""",,...,.,''',.,
^ P P LIe ^ NT. . ~~M ~, ,~~.U~S~~~~ /, ff"~,~~L ~ ,Rif,! ~:.d!" ,l.!:~,,, "....... "
SEE ATTACHED PAGES
I "n i fy 'hll the f o".oin. il · Ii" of penon, lobo' aro Owno" of .b. nlnU"opcny, owo." of .
land di "otly oPpo,ho on any publio Or P"'''e 'or", or wlY;..,,' lbu.." of 'ho .bu.e" an" ""
o'h" I,," DWncr, wi thin 100 roo, of tho propo..,. Ii" of Owner', propo..,., ." .. they Ippe,," on
'~c moS! "''''' Ipplicable "" liS! (l\ot,a,L, e, 'OA, Soc'ion II Zonin. Code ChlplO' lJ~
SeClioll ] )9.29D (2)
~., Q?3,...~~.~
O^~ .
....
";g. ~
",~..c2..
ASSESSOR'S QFFIC~
TOwn ofNantUd:el
t:l
o
oM
~ ~~~~~~~~>~~~~~~
~ ~~~~~~~~O<~~~~~~
Q) UUUOIllUUU~E-tE-tUUUU
0000 OOOUOOOOOO
~ \D\D\D~l!iO\DOOUUr-ir-r-iM
p, NNNN..:INr-ir-iOlMNr-ir-iNN
E-t E-t
E-t E-t E-t tIl tIl
tIl tIl tIl
tl tl tl
H H H
000
000
p, p, P,
r-i III 01
rl
<1)
01
III
0..
~ ~ ~ ~ ~ ~
~ .0: .0: .0: .0: ~ ~ ~ ~
H H H H..:I IZl IZl
g g g g ~ ~ ~ ~
t!) t!l t!l t!l .0: f::! 1>0: E-t
~ ~ ~ ~ ;& f,.i i! 8
r-illllllrl r-i 0 ON" 0 01 r-
r-i ri r-i ri 01 ri "I .. \D ~ ri "I .. ~ M III 01 ri ri ri ri ~ III ri .. ri ri ri
> ~ ~
0< ~ .0: ~
~ ; ~ !a
~ ~ ~ B
8 0 ~ ;&
~ ~
~ ~
1>0: 1>0: IZl IZl
~ ~ !a ~ ~ ~
o 0 H e:; ~
o 0 ~ 0 E-t
p, p, ... U 0 t!l
U
"I
o
\D
"I
I
.. .. .. .. .. M .. .. 0 0 .. .. .. \D ri ri 0 ri .. 0 ri ~ ~ ~ ..
~ ~ ~ ~ ~ ~ ~ ~ M ~ ~ ~ ~ M m 0 ~ 0 ~ ~ 0 ~ ~ ~ ~
Q ~ ~ ~ ~ ~ ~ ~ ~ N ~ ~ ~ ~ 0 ~ ~ m ~ ~ ~ M m ~ m ~
"ri NNNNNONNMMNNNOllll"\Dt'NCOM\O\D\DN
N OOOOOriOONOOOONr-oooooooooo
III
ri
ri
\D
I
ri 00"
CD 1""'1 l" 0
~ 0 l" 0\
NOM M
o \D 0 0
E-t
tIl
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ g ~ ~ ~ ~ ~ ~
E-t E-t E-t E-t E-t
IZl IZl IZl IZl IZl
1>0: 1>0: 1>0: 1>0: 1>0:
€~~~~~
tl ~ E-t IZl ~ ~ ~ ~
~ tIl IZl ~ tIl tIl tIl E-t
o ~ tl ~ oZ ~ ~ ~ ~
~ U ~ H U U U H
o tIl E-t E-t tIl tIl tIl ~
.0: :;i!..:I.o:.o:.o: tIl
a ~ Z III g ~ ~ ~ ~
~
U
H
tIl E-t ~ E-t
:j H &l H
:;i! ! tl !
Q tIl t!l tIl
"I
III
III
Q)
H
'tl
~
OJ
t:l
OM
rl
OM
III
;&
C>
Z
~~
tIl
H ..
..:IE-i
IZ1
tIl~
A:::U
IZ1P
~~
j:Q
oeC
~
H
~
Q
Z
~ ~ ~
o tIl H
~ 0
III III III
III
"I "I "I "I "100
"I "I "I "I "I ri P,
E-t E-t
IZl IZl
IZl IZl
PI ~
E-t E-t E-t E-t
tIl tIl tIl tIl
~ ~ ~ ~ ~
Q) ~PIPIPI
H III III III III
'tl
'tl
.0:
Q)
m
Z
III
I
H
~
E-t
tIl
P
PI
E-t
IZl
~
H
;&
~
I I
E I
o tIl
~~
o
U
IZl
I~~~~~~
U
~
'" ... !;:!
E-t
1il ~
~ ~ ~
U U 0
tIl Z U
~ ~ ~
tIl P, U
~
~
IZl ~
~ Z
H
E-t ..:I
tIl PI
~ ~ ~ ~ ~
III III III
000
p, p, p,
~
IZl 8 IZl
..:I tIl ..:I
~ IZl ~ ~ E-t
H ..:I H H IZl
~ U U U ..:I IZl
Z ~ PI
~ ~ tl tl tl tl ~
~ ~ Q ~ .. ~ ..:I
~ :;;: ~ g ~ ~ ~ g
~ H H ~ H H g: El
o g g; ~ g; g III tIl
o ~ .. III
"I 0 ~ 00.. ri
.. P, ri "I ri P, .. ri
"I
o
o
ri
,.,
000
~ ~ ~
~ ~ ~
o
o 01
ri III
ri M
IZl IZl IZl
tIl tIl tIl
P P P
~ ~ ~
I I I
tIl tIl tIl
000
-.... -....-....
U U U
t!l
U
H
o
-....
U
'" '" '"
IZl tIl
l'I1 ~
E-t
tIl
!;l
E-t
IZl
~
H
~
P,
o
E-t
Z
H
~
'"
~ ~
E-t E-t
U U
~ ~ ~
IZl IZl IZl
Q Q Q
H H H
tIl tIl tIl
~ ~ PI
~ ~ ~
H H H
PI ~ PI
Z
E-t ~ 0
tl ~ ~ ~ ~
U tIl Z 0 PI
~ IZl H III IZl
..:I ~ PI E-t
..:I ~ r:l E-t
:z: ~ III tIl t;l
~
PI
~
Q
~
~ E-t
~ ~ ~ E-t ~
~ ~ ~ ~ ~ : ~ I i ~
l!i l!i l!i > ~ IZl 0< S III
~ ~ ~ ~ f::! ~ E ~ 8 ~
~ ~ ~ a ~ ~ ~ ~ ; :
.. .... 0 0 ri ~ ~ 0
III III III "I "I "I ri ri PI ..
E-t
tIl :z:
~ e
~ ~
IZl
tIl
P
o
~ ~ :z:
E-t E-t
E-t
t:: t:: tIl
~ ~ g
~ ~ PI
~ ~ ~
E-t E-t
o 0
U U
:z:
tIl
..c
III
p,
H
..:I
H
:z:
p,
o
-....
U
WI WI
E-t I'J
~ tIl
H :j
..:I t!l
..:I P
H 0
~ Q
~ ~
g ~
o 0
-.... -....
U U
IZl
rz.
.0:
~ ~ ~
t!l t!l U
.0:
H
U ~
H
~ ~ ~
gJ ~ III
~ ~ ~
~ ~ ~ ~ ~ ~
E-t
.0: .0: .0: tIl IZl IZl IZl
H H H t!l t!l t!l
S S S ~ ~ ~ ~
ES ES ES ..:I E-t E-t E-t
~ ~ ~ ~ 888
:::; ...
> ... :<
0< IZl
~ ~ ~
t!l U
o
o
"I
III
I
o .. .. 0 .. .. 0 ri .. .. 0 III .. .. .. ri
n III 1" M \0 M co 0 1" \0 rot M \0 \0 \0 N
o ~ \0 co III 0 co ~ III III rot rot III III III 0
o N III rI N \0 \0 0\ N N N N N N N 0
\0 0 0 0 0 0 0 N 0 0 0 0 0 0 0 rot
~ fll
~ ~ ~ ~ ~
E-t E-t U
U U tIl
~ ~ ~ ~ ~ ~ ~ ~
~
1>0:
"I
~ ~ E-t
III E-t IZl
t!l 1>0: PI
~ ~ ~ ~ ~
~ ~ ~ ~ ~
Z Z ~
i ~ ~ ~ ~ i ~ ~ i i i ~
~ ~ i ~ i ~ i 5 ~ ~ ~ i
.0:
H
E-t
o
U
tIl
~
~
~
tIl
H
&
~
~
E::
o
tIl
E-t
= ~
PI 0
E-t .0: ~
tIl \D
r- Z
~ 0
H H tIl
=: g a
\D 0
"I P, "I
~
o
PI
..:I E-t
..:I tIl
H
~ U \D
H ~ ~
H H a ~ ~ :
g g ~ ~ III g
o
o 0 Ill" 0
P, P, .. ri P, P,
I
:;i! ~
H
U E-t
I ~ ~
U
o
p,
.. "I
o ri
"I M
E-t
tIl
!;l ..:I
E-t
.0:
E-t H
E-t II;
IZl H
1>0: t!l
U PI
o H
..:I >
E-t ~
IZl ~
~ H
t!l
~~
tIl
H
b
o
..:I
~
tIl
tIl
S! ~
III H 0
E-t U
IZl tIl H
~ ~
E-t
tIl
is
~ III
0\ 0 0 \0
M ~ ~
~ ~ E-t
tIl
f;'j
III
~ M
\D ..
H H
o 0
III III
r-
o 0 III
P, P, ri
~
III
tIl
E-t ~
tIl H
!;l ~
E-t tIl
t:: ~
..:I rz.
f;'j tIl
~
IZl
f;'j ~
p, 0
IZl
E-t P,
IZl
~~
tIl U
IZl IZl
'" '" ~
g g IZl
~ ~ !a
H
I I ~
tIl tIl ~
o 0
-.... -....
U U
~
E-t
E-t
tIl PI
PI IZl
PI ~
N
Q)
01
III
0.
d
.~ E-< E-< ~
+l tIl tIl E-<
g ~~:~~~ti
..:l H H U !iil
.-t OOH t;l
Q) 000 f.!
t) l't l't 0 ...
I-< l't
III
l't
~ ~ ~
~ e ~
U 0 U
o 0
~ ~
~ ~
a a
~ ~ ~
U U U
000
... 1'1
.-I .-I
I
0\ Q) 1'1 Q) .-I .-I PI
m ('Ill ('II M n M M M ~ ~
.-I .-I .-I .-I ... ... .-I .-I .-I 0 ... ~
o 0 0 N ~ ~ 0 ('II ('Ill ~ ~ 0
Q, 0\0\.-1 0 ltlltl.-lO OQ) ltl.-l
.M t't'NONNNOO\DN\O
t-lOON.-IOON.-I.-IOOO
&; lili~~~~~~~t~t
~ ~ ~ ~ ~ ~ E ~
E-< E-< ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ II~~~~~~~~~~
t!)
z
~~
m
H ..
...:I~
IZ1
m!:o::
~t>
IZ1P
~~
I!l
~
1'1
III
III
Q)
I-<
'tl
'tl
..:
tll
d
'.-i
.-t
..-i
~
~
Il<l P:
..:l 0 ~ ol:l
~ fil Z 0<
~ Il<l fil E-< E-< E-< P:
~ ~ a ~ ~ E-< ~ I ; ~ ~
~ E-< tIl ..: tIl tIl ..:..: ~ ... P:
~ a~~~~~~~~~:~
Q) P: l'tP:P: l'tl'ttllOtll
I-< f&o 1'1 III III .-I III
'tl .-IOltl Oltl"'Q) 0
'tl ONNO\NNo\o\Q).-IOO\
..: .-I.-I~Q)NNPlQ)~~l't.-l
tIl
H
P:
P:
Il<l
f&o
Q)
m
Z
III
I
I-<
~
~
..:l
H
~
~
o
U
I'l
C!l
P:
o
I'l
C!l
III 0<
E-<
j 5 ~
E-<
tIl
b
P:
E-<
I'l
f;l
H
~
><
..:l
H
..:l
E-<
tIl
~
E-<
Il<l
f;l
H
:fl
~
~
~
a
ltl
~ ~
m m
~
H
:.: P:
~ .d! g
~ e
tIl tIl
P: ~
"" ...
ZONillG CLASSIFICATION: r5 -./?9tr.
MIN. AREA: . . . . . . . ~9$<J.::f: .$,,q:-
MIN. FRONTAGE: . . . . . . . ~ V. ,.t::7;"
FRONT YARD S.8.: . . . /l("Q/Y ~
REAR & SIDE S.8.: . . . . . . ..:S,n:-
GROUND COVER (r.): . . . . :-$0. %
",(..0"/ ~ :: ~ti;9~ :CS,~ N
73,3,/ - 5G.
k /.;C"
/~. & c. n:?~~/VC€"
73,3,/-5S
k#:
5,1<. C;/?/G (;.5
"/8.08 - ..
"
\
I
l,)...
I).. 73.3'/-,20
" IY#
7..3',3,/ -23 ~
/V/F 7:8. k"AM"S
.:r;~, g ~8_ / ';[ " ~-rA1...
----,
~ N' ~,<'C..(..s / '/0,4,1" ~ 8//V
I . .;
/ s7}' 'N'/;: G.c .=/t,R-s..
0 C:OTTAc.E '(~PA.7"I(JNj
0 a.c. =;<~ -t"S,;f'
~ VOUNLJ..J..ncvv)
~, ..., I I
\ "
, N' " I I
, ~ -I
\ e::;, 'It' -~/
- ...
~";o. . . .....
J" ff,e-,(,<., 'T~CK
pock/e)( . ST~..€E/
(l;/<OUNO CO V"C/'('
#4//1/ c.OT771c;.~ =: /089.:i" S,,.&(
C<:JTr4 ~ :;._.__-.t?~g~_~5',~
/ 3Y <0 -r s.r:-
,?.lfo,.Pb&.6'o -+ / ~ ~ ;:k 8. h
"--"..~---
/508.:1:5,;:(
~ ~9~ ~S,F...-( 30 % =-
/7"0? :r $,;::"
ZOA//N~ BO~o
OP" ..4.PP~
P,.G.(A""
nJ:" I At\ln It\I