Loading...
HomeMy WebLinkAbout002-06 TOWN OF NANTUCKET BOARD OF APPEALS WITHDRAWAL FORM NANTUCKET, MASSACHUSETTS 02554 ****************************************************************** Olo ~-O (p Map L(~. 3.( Parcel /s?~ File No. IN RE: THE APPLICATION OF !?ef)f)/hr; ~/ ***********~****************************************************** UPON THE REQUEST OF THE APPLICANT(S) MADE: g prior to -1- O~1~i ::E ..... z:... ::!: :;:!:::o :;:0 r) r PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE Ck9TIONED ""~.1 APPLICATION, WE, THE NANTUCKET ZONING BOARD OF AP~EALS: K after ..... .::::.. \0 .l::::. IJ.1 acknowledge as a matter rIght and without prejudice ~ approve without prejudice approve, but with prejudice THE WITHDRAWAL: ~ in full of the said application of so much of said application as: DATED: J;? J 10 /()0 q\'O ~)( l flrJ:o TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 ****************************************************************** WITHDRAWAL FORM 0'0 ~-O (p Map L(~. 3.( Parcel /s?~ File No. IN RE: THE APPLICATION OF Itcef){) I br; ~ / , ***********~****************************************************** UPON THE REQUEST OF THE APPLICANT(S) MADE: prior to K after PUBLICATION OF NOTICE OF A PUBLIC HEARING ON THE ABOVE CAPTIONED APPLICATION, WE, THE NANTUCKET ZONING BOARD OF APPEALS: acknowledge as a matter right and without prejudice ~ approve without prejudice approve, but with prejudice THE WITHDRAWAL: ~ in full of the said application , of so much of said application as: DATED: /~\ J Ie ~~{LL1-- -c" D ~{VJ;t,/" I / '-, ,,:,.'-) J;? J 10 /()(p q;o ~)( l f(O:O. plo AK tY11 - C. /.//~.,-:;:::.~ 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, JANUARY 6, 2006, IN THE CONFERENCE ROOM, TOWN ANNEX BIDLDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: REUNION LLC BOARD OF APPEALS FILE NO. 002-06 Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By- law Section 139-9B(2)(0) (take-out food service establishment). Applicant proposes to convert a portion of the fIrst floor space already approved for retail use in the southerly part of the building to a take-out food establishment, selling such items as ice cream and coffee shop type products. Access would be from the Union Street front door of the structure. No other changes to the structure or other uses on the site are proposed as part of this Application and only interior renovations are planned. In addition, Applicant is seeking a MODIFICATION of the SPECIAL PERMIT relief granted in the Decisions in BOA File Nos. 115-98,073-00 and 054-03, which allowed various alterations to what had been a guest house, with owner's apartment. The take-out food service establishment requires five additional parking spaces. Therefore Applicant is seeking a modification of the previous Decisions to the extent necessary to waive 23 of the 24 spaces required for the uses in the structure. Alterations in structures or uses that require additional parking triggers the part of the By-law that requires a waiver or provision of parking as if newly constructed arguably regardless of what was previously granted or waived. To the extent necessary, Applicant is seeking validation of the previously granted waiver of the loading zone requirement under Section 139-20 and under Section 139-33A to alter the use. The guesthouse use had been eliminated in its entirety over time and a substantial portion of the first floor of the structure had been converted to commercial retail use with certain restrictions with a dwelling unit located in the rear of the first floor and on the second floor. There is an office on the second floor that is ancillary to the first floor retail use. The Locus is conforming to all dimensional requirements, but is nonconforming as to parking and loading zone requirements. The Premises is located at 6 UNION STREET, Assessor's Map 42.3.1, Parcel 185, Plan 51-K. The property is zoned Resk~-C!);ercial Downtown. ({)~ Dale Waine, Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. FEE: $300.00 NANTUCKET ZONING BOARD OF APPEALS , 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 APPLICATION FOR RELIEF CASE NO. OJ 2 -O~ Owner's name(s): Reunion LLC Mailing address: 6 Union Street, Nantucket, Massachusetts 02554 Applicant's name(s): Same Mailing address: Locus address: 6 Union Street Assessor's Map/Parcel: 42.3.1 - 185 Plan File No.: 51-K Date lot acquired: 03/09/99 Deed Ref.: Book 614, Pa2e 3 Zoning District: RCDT Uses on Lot - Commercial: None_ Yes (describe) retail and ancillary office Residential: Number of dwellings 1 Duplex Building Date(s): All pre-date 7/72? X or Building Permit Nos: 7818-91,390-99, 430-01 Previous Zoning Board Application Nos.: 115-98,073-00,054-03 Apartments Rental Rooms C of O(s)? yes State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Sectiqn of the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities: See attached addendum. : certify that the information contained herein is substantially complete and true to the best of my mowledge, under the pains and penalties of perjury. REUNION LLC, by its attorney 'L-L-(!. IIGNATURE: 4ts Applicant Attorney/Agent_X_ U not owner or 0 er's attorney, please enclose proof of age cy to bring this matter before the Board) .r- FO~A 'OFFICE USE J ~ lpplication received on:~/1. /OJ By: <..f) ?to Com lete: V Need copies?: 'i1ed with Town Clerk: 12;..!$;o~ g oard:_/_/_ Building Dept.:_/_/_ B lee deposited with Town Treasurer: 1~c:>fB;,: ~ ~aiver requested?: Granted:-"_/_ rearing notice posted with Town Clerk:--L4I ~~iled:iY-I\6;O(i&M:1924:?s& /42(/oJ--- [earing(s) held on:_/_/_ Opened on:-"_/_ Continued to:_/_/_ Withdrawn?:_/_/_ IECISION DUE BY:_/_/_ Made:_/_/_ Filed w/Town Clerk:_/_/_ [ailed:_/_/_ ECISION APPEALED?:_/_/_ SUPERIOR COURT: LAND COURT Form 4/03/03 Addendum 6 Union Street Applicant requests a Special Permit to allow a take-out food establishment to be conducted in a portion of the premises pursuant to Section 139-9B(2)(0), a waiver of the parking and any loading zone that would be required in connection with that use pursuant to Section 139-18B and 139-2OC, and a modification of the existing Special Permit to the extent required pursuant to Section 139-33A. The property at 6 Union Street was formerly known as Ayers Guest House and, from prior to 1972 through 1998, the main building was used as a 16-room guest house with a manager's apartment and the separate structure was used as a laundry and storage facility. The lot contains approximately 7,8202:. square feet of area and fronts on Union, Salem and Washington Streets. The existing structure conforms with the setback, ground cover and open space requirements of the Residential Commercial Downtown District. One on-site parking space is provided. A plot plan of the premises is attached. In 1998 a Special Permit was granted to waive parking and loading requirements so as to permit the conversion of the northern portion of the building to retail use with the southern portion of the building remaining as a guest house with manager's apartment (ZBA File No. 115-98). In 2000 a Special Permit was granted and the prior relief modified to permit the conversion of the southern portion of the building to retail use with a single-family dwelling unit in the rear and on the second floor, demolishing the accessory building to create one on-site parking space, all subject to certain conditions (ZBA File No. 073-00). In 2003, the relief granted in 2000 was renewed, and all of the conditions in 073-00 were reaffirmed without modification (ZBA File No. 054- 03). Copies of these three prior decisions are attached. Current uses are a single first floor retail use, office space on the second floor in the northerly portion of the building that is ancillary to the retail use, and a dwelling unit in the second floor and a portion of the first floor in the southerly section of the building. The applicant now proposes to convert a portion of the first floor in the southern part of the building that had been approved for retail use to a take-out food establishment, selling ice cream and coffee shop type products, accessed from the Union Street entrance, as shown on the attached plan. No changes to the other uses on the site are proposed, and only interior renovations are planned. The take-out food establishment use requires a Special Permit in this RCDT zone, and triggers the requirement of five additional parking spaces over and above the 19 spaces previously waived (9 spaces originally grandfathered, 9 new spaces waived in prior decisions, and the one parking space that is provided) for a total of 23 of the 24 required spaces to be waived. More detailed parking calculations are attached. . The green space on this lot is important for the neighborhood's scenic and historic integrity. Given the lot's shape and the surrounding road network, any attempt to provide on-site parking would be impractical and contrary to sound traffic and safety considerations. There are readily accessible public loading zones in the immediate neighborhood that service the premises adequately. It is likely that the type of seasonal take-out food establishment proposed will attract customers who are pedestrians already in the downtown area. To the extent required, the Applicant also requests that the plot plan be approved under the Minor Site Plan Review provisions of Section 139-23. . PARKING REQUIREMENTS CALCULATION 6 UNION STREET EXISTING PRIOR TO ZBA FILE NO. 115-98: Use Manager's Apartment Guest Rooms (16) Grandfathered spaces Parking Required 1 8 9 APPROVED IN ZBA FILE NO. 115-98: Use Manager's Apartment Guest Rooms (8) Retail (approximately 1,400 square feet) Storage (approximately 1,000 square feet) Office (approximately 400 square feet) Max. number of employees on a peak shift for the retail and ancillary office uses (3) Parking Required 1 5 7 1 2 1 17* *MCD Analysis: Nine spaces grandfathered therefore eight spaces count toward MCD trigger APPROVED IN ZBA FILE NO. 073-00 & 054-03: Use Single-family dwelling Southerly portion of building: Retail (approximately 1,275 square feet) Storage ancillary to retail (approx. 400 sq. feet) Max. number of employees on a peak shift for the retail use (3) Northerly portion of building: Retail (approximately 1,400 square feet) Storage (approximately 1,000 square feet) Office (approximately 400 square feet) Max. number of employees on a peak shift for the retail and ancillary office uses (3) Parking Required 1 6 o 1 7 1 2 1 19* *MCD Analysis: Nine spaces grandfathered, eight spaces previously waived, one space provided, and one additional space waived, therefore 10 spaces count toward MCD trigger *' I r-" - - --..-..----......--.-.,....... ALL S'ffiUCTIJRAL D>.MENSlONS ARE TAKEN FROM XXXXX r Burnham Engineering. Inc. , FORCE 5 ICE CREAM I 1.1- Geot4lchnica1 / ctril Ilnatneer I ^ 81 Somerset Roa.d OWNER: BETH .AND ASHLEY BROOKS SC,\LE SHEET NO, , t Nantucket, MA 02554 I' 1--_"':"'-_ I I 1/8" = 'I' I ADDRESS: FORCE 5 BUilDING. NANTUCKET Phone: (508) 228-SSoe i .,- I ,. '\ EmaU: burnham2001.colXlcast.net I ASSESSORS MAP: X QATt:: fiGURE +'., I I i P A.,CEL: X 10.30,05 I L .-----------.--------- -_._-~------,._.. II I, II I I I i i I j I I I I T- ,= iiPj I i i i f a ':m!.lil!!!1 1tE!.! ! , I I , I Ii II ~ llP 'j ~\J-- , ; ~ I' I' I i ! I I I I I -'ll I! Ii I: Ii I: Ii i! II I, II I! I! I! I: ii I'... ! l II II i I i i I! Ii II Ii II 1\ i: II II I I I: I' I! I! II Ii , ! Ii II Ii I I 11 Ii I! Ii 1\ i i Ii I! ---'I ----1 ;1 -,,:! ii 'I Ii I '\ ;i -....--.:[ ,I ii ....;,~:J # \ \N9121 \Z8Atll- 3O~2005)FLX s ~~ ~; ~~ ~ 'r/rIJ..,. ~'\0I ~ a z. ~ \ t1PaE V) ~ l'\ -\ "'" ROBERT a EaELE 42J..1-J15 CURRENT ZONING: RCDT MINIMUM LOT SIZE: 3,750 SF MINIMUM FRONTAGE: 35 FT FRONTYARD SETBACK: NONE SIDE ANO REAR SETBACK: SIDE 0 FT I REAR 5 FT . ALLOWABLE G.C.R.: 75% EXISTING G.C.R.: 42,8% :!: PROPERTY LKS SHOWN ARE TAKEN FROM RECORDED DEED AND PLAN REFERRED TO H::REON. BULDINGS, M<ll'U- l"ENTS, ETC. ARE PLOTTED FROM FELD MEASUREMENTS. N.S, 207-16 PLOT PLAN FOR #6 UNION STREET TO ACCOMPANY Z.S.A. APPLICATION IN NANTUCKET, MASSACHUSETTS SCALE: 1'=20' DATE: NOV, 30, 2005 DEED REFERENCE: DD.BK.614,PG.3 PLAN REFERENCE: PL FILE 51-K ASSESSOR'S REFERENCE: MAP: 42.3.1 PARCEL: 185 PREPARED FOR: REUNION, LLC. NANTUCKET SURVEYORS INC, 5 WINDY WAY NANTUCKET. MA. 02554 N- 9121 ,BOOK 869PAGE0262 ~ 3305 TOWN OF NANTUCKET . BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Da te : JkARrn fx;e- It , 20 0,3 To: Parties in Interest and, Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Owner/Applicant: a hd ;:lJ s/oJ/) OS'L/-() 3 RR. un I (;1( L/, c. 1 &7), AJ, ~t?:::JcJJ:J:; 8fCbt.&. ~I~~ f Application No.: Enclosed is the Decision of the BOARD OF APPEALS'which has this day been filed in the office of the Nantucket ~own 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. ~~..r~ ;PO (HI J JT . [J'()OQ. Cha irman 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 ti139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. BOOK 869PAGE0263 NANTUCKET ZONING BOARD OF APPEALS 1 East Chestnut Street Nantucket, MA 02554 o I"..) :;4) Assessor's Map 42.3.1 Parcel 185 Residential-Commercial ~nS~t Deed Bo~t!14, Page 3 _.!:!::u ....:., '. .....~~ DEOSION: C)",- 1W-'" .. ':'~ ,; .~-. ~ ... ,",:,:.; ~ ~ .,......' --" -.1 -0 l......J J:;;. o The Board of Appeals at a Public Hearing held on Friday, November 14, 2003, originally noticed for July 12, 2003 and continued without opening, then amended and re-noticed for hearing on September 14 2003 and continued without opening to October 17, 2003 and then again to November without opening, at 1:00 p.m. in the Conference Room of the Town Annex Building, 37 Washington Street Nantucket, Massachusetts, made the follOwing Decision on Application (054-03) of REUNION LLC, BETH N. BROOKS and JOSIAH BROOKS, TRUSTEES, of 6 Union Street, Nantucket, MA 02554. 1. Applicant is seeking a MODIFICATION of the SPECIAL PERMIT relief granted in the Decision in BOA File No. 115-98, which allowed various alterations to what had been a guesthouse, with owner's aparbnent The subsequent Decision in BOA File No. O~O allowed further changes to uses in the structure, which included the elimination of the guesthouse use in its entirety and conversion of the northerly portion of the first floor of the structure to commercialj retail use with certain reshictions, one of which prohibited display of merchandize in the yard area. That condition was also contained in the Decision in File No. 115-98 and Carried over to the newer Decision. Applicant now proposes to display such merchandize as kayaks in the yard as they have recently been prohibited from doing so on the porch area by a Town Code provision, which only allows displays in yard areas and not attached to the structures. The status of the Decision in File No. 073-00 has been questioned by the Building Department as no change of use permit had also been applied for separately from the BOA Decision, to change the uses in the structure, even though relief had been granted by the Board of Appeals for such changes and the changes are said to have already been done in reliance on said Decisions. As Special Permit relief runs for a two-year period after filing of the Decision with the Town Oerk, it is arguable that the relief granted in the Decision in File No. 073-00 has lapsed without the Applicant also filing for a change of use permit through the Building Department within that time period, now requiring a new Application for the same relief. ~~,.) BOO K 8 6 9 PAGE 0 2 6 4 Applicant is hereby seeking such relief again under Nantucket Zoning By-law Sections 139-18B, waiving the one additional parking Space required, 139-20C (loading zone requirements) and 139-33A (alteration/ expansion of a pre-existing nonconforming structure/use) to validate the elimination of the guesthouse use in its entirety, creation of the owners dwelling unit on the second floor, creation of a separate second retail space in the southerly portion of the first-floor area, and allow demolition of the rear nonconforming utility shed to create a parking space. No change in the conditions imposed in the Decision in File No. 073-00 is asked for, with the exception of the condition specified above related to outdoor display of merchandise in the yard area. No further alterations in the uses or structure are proposed as part of this Application. The Locus is conforming to all dimensional zoning requirements, but is nonconforming as to parking and loading zone requirements. The Premises is located at 6 UNION STREET, Assessor's Map 42.3.1, Parcel 185, Pian File 51-K. The property is zoned Residential- Commercial. The property is zoned RESIDENTIAL - COMMERCIAL. 2. The Board's Decision is based upon the Application and materials submitted with it, plans, and representations and testimony received at the public hearing November 14, 2003. No letters from abutters were received. The Planning Board recommended that the 2000 Special Permit be renewed with its original conditions. 3. The Applicant, through counsel, reviewed for the Board the efforts to implement the Board's Decision in 073-00 (which Special Permit is duly recorded in Book 679, page 167 at the Nantucket Registry of Deeds) and convert the remaining guest rooms to retail space and a single-family dwelling unit. Recently, the Building Deparbnent had taken the position that notwithstanding some work on the Premises having been commenced pursuant to 073-00, since no separate building department application to change the use had been filed, the zoning relief granted in 073-00 had lapsed. The Applicant now seeks to renew the 2000 relief exactly as written, and specified above, with one modification with respect to the exterior display of merchandise. No change as to the interior uses, or to the parking and loading requirements was contemplated. The same annotated copy of the plan prepared by Nantucket Surveyors and dated July 27, 2000, showing the proposed demolition of the accessory building and the creation of a parking area that was submitted by the Applicant and approved by the Board pursuant to the Minor Site Plan Review requirements of Section 139-23 in 073-00 was presented to this Board as it related to the renewal of relief as requested. A reduced copy of the UPlot Plan to Accompany ZBA Application", done by Nantucket Surveyors, Inc., dated July 27, 2000 is attached hereto as Exhibit A. BOOK 869 PAGE02G5 4. All of the findings and discussion in the Decision in BOA File No. 073-00 as recorded in Book 679, page 167 at the Nantucket Registry are reiterated by the Applicant as follows: No structural expansion of the building was proposed, and therefore none of the pre-existing dimensional non-conformities would be impacted. Interior renovations were planned to effectuate the change of uses. The existing open area on the lot was in excess of the 20% required in Section 139-16E and was found by the Board to be valuable as green space given the density of the buildings in the surrounding area. The BOA found in File 115-98 that the use of the Premises as a sixteen room guest house with a manager's apartment without the provision of on-site parking or loading facilities pre-dated 1972 and was validly grandfathered as to the nine parking spaces that would be required by Section 139-18 for such uses. The uses approved in that prior Decision, together with the remaining eight guest rooms and manager's apartment required a total of seventeen parking spaces to comply with Section 139-18. The proposed change of use brought the required number of parking spaces to nineteen according to Section 139-18. The parking area shown on the site plan, which was accessed from Washington Street via the existing curb cut, provided one new conforming parking space on the property. The Applicant accordingly needed a waiver of the one additional parking space required as a result of the change of use. The Applicant maintained that the use of the existing open space near Salem Street for parking would have a significant and adverse effect on the scenic and historic integrity of the neighborhood and was contrary to sound traffic and safety considerations. The Applicant proposed to limit the number of retail tenants in the building to a maximum of two in the building as a whole. The Applicant was relying on the general availability of loading areas in the downtown commercial area as eliminating the need for an on-site loading zone. In response to neighbor concerns, the parking area was enlarged to provide some on-site space for small delivery vehicles to pull off the street during the peak season if needed. The Board noted at the time that there was no parking permitted on Union Street in front of this building and delivery service would take advantage of the public loading zones established for other commercial uses in the area. Both the proposed retail and residential uses were permitted uses in this R-C zone. 5. With respect to the new request to modify the Board's condition imposed by its original Decision in File No. 115-98 and reiterated in File No. 073- 00 that there be no exterior displays of merchandise in the yard area, Applicant represented that the condition in the Decision in File No. 073-00 not allowing displays in the yard area, was in conflict with a local provision of the Town Code that did not prohibit displays of merchandise in the yard areas but prohibited displays on porches and hung on the buildings. Applicant cited several other businesses both in town and out of town that were allowed to display such merchandise in the yard areas without restriction. Applicant was required to remove the items from their porch area this past summer and were now asking to be allowed to display such large items as kayaks in the yard. Applicant also represented that they were negatively impacted by the existence of the NRT A shuttle buses surrounding the northerly and easterly sides of the property during the summer months that blocked the visibility of their retail establishment It was hard to see the type of bUSiness with all of the items removed from the most visible area of the buiIdingi the raised porch. Displaying of the kayaks in the yard area would help to mitigate the negative impact BOO K 8 6 9 PAGE 0 2 6 6 However, a majority of Board members expressed concerns about the appearance of such displays being unsightly in the histOric downtown area and felt that there should be no modification of said condition. As a result, the Board did not allow the requested modification. The Board further affirms that based upon the existing uses and the proposed changes, which trigger one additional parking space, the project would not create a Major Commercial Development No new commercial space is being created and less than 20 new parking spaces are required for this project 6. As to the renewal of the previously granted relief in the Decision in File No. 073-00, the Board reaffirms those findings that it is impossible to provide parking spaces or a loading zone on the site other than the parking area shown on the attached site plan given the configuration of the streets surrounding the Premises in a manner that would be consistent with sound traffic and safety considerations; that the uses proposed are consistent with the commercial downtown area, and that the waiver of the additional required parking space and the loading zone would not be substantially more detrimental to the neighborhood than the existing drcumstances and would be in harmony with the general purpose and intent of the Zoning By-law. In addition, the Board finds that the alteration of the uses in the Structure, including the demolition of the shed, would not be substantially more detrimental to the neighborhood than the existing uses, providing a benefit to the residential neighborhood to the south on Union Street with the elimination of the guesthouse use, which traditionally entered from the Union Street side. 7. Accordingly, by a UNANIMOUS vote, the Board hereby GRANTS SPECIAL PERMIT relief to: (a) waive the additional one parking space required by Section 139-18 and the loading zone required by Section 139-20 for the conversion of the remainder of the first floor to a separate second retail use; (b) alter the pre-existing nonconforming structure/use by validating the elimination of the guesthouse use in its entirety, creation of the owners dwelling unit on the BOOK 86 9 PAGEO 2 67 second floor, creation of a separate second retail space in the southerly portion of the first-floor area, and allowing demolition of the rear nonconforming utility shed to create a parking space; and (c) modify the Special Permit granted in the Decision in BOA File No. 115-98 to the extent necessary, based upon the following conditions, (a reiteration of the conditions without modification contained in the Decision in File No. 073-00): a) that there will be no more than two (2) tenants for the retail space in the building as a whole, and any retail use shall be limited to the first floor; b) that there will be no alteration to the fenestration of the southerly portion of the building's Union Street fa<;ade or to the entrance to the building facing Union Street so as to preserve a less commercial appearance of that portion of the building; c) that the second floor office and storage space in the northerly portion of the building approved in BOA File No. 115-98 shall be ancillary to the retail uses; . d) that the use of those portions of the southerly portion of the building not converted to the first floor retail use approved hereby shall be limited to single-family dwelling use and use as a guest house shall cease; e) that the parking area will be accessed from Washington Street not from Union Street, substantially as shown on the reduced site plan attached hereto as Exhibit A; and f) that any exterior displays of merchandise will not be in any yard area or on the Union Street entrance stairs. 8. The Board, by a UNANIMOUS vote, approves the site plan under Nantucket Zoning By-law Section 139-23, attached hereto as Exhibit . Dated: December n 2003 _.~ <,;<:~"':::" ,;..~, :i, ,: :.: ' .. . \ r.~ -: ~.~ ,',,", .. ,...-' . " ~ -~ " ; .~ ~:!' lo.', , ~:-' ,.'~ ," '".- ',.. --' David Wiley' ! ~',: <\:,H'.{,,""ir h'i;<;'~~\.,'~ 'i~~i . ".-" ':, '~L~..,.,,:,~,); r J!rl-:~'~'~:J,. ..'~'~;:\,t.~t..~.,:~~,,>\: ~ rr '~"'I'(')~::::.:~': ..~_. -- .-.. '. ~ -.. .- , '.' ~ ." .': , ,j . ,~''.;';, ',~~-f.:..~;J ~)"'1. .~~~: .~/::-~t;.::'~.(~ : '~~~-'M':: ,.:. ",~ ~: (~,j'r;..;':--- "..-; "~' . ',~ '/, " .;.,;; ,."., ""I~ .~~'i $,~ ,',;.'r_',;' ,.",~.'..t-\ _~"'/--,l., " . . ... . , ". i'\ y,y~t,. TOWN OF NANTUCKET . _ ::'",... .... I~ i ::- ," ......\'\ '~;-"','\ ....,..... ,-'./ " ,. I q II i"", '.1,'- BOARD OF APPEAL~~,::-j/U:~:/ U1 , NANTUCKET, MASSACHUSETTS 02554 Receiv~ Sntered ,=>,;2. t ",.., e: DEe 1 I 2000 Time:'::; !... r" I 1 Na9tuxket pounty DeElds / / "'2 )k:.v. ) q Page: LP _ Joanne L. Ketley Register of beeds To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Date: November 1(" , 20 00 . Application No.: 073-00 Owner/Applicant: . REUNION LLC, BETH N. BROOKS, AND JOSIAHBBOOKS EnClosed is the Decisionof'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,MassachusettsGeneralLawsw 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~opy 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'; .~\ . .O'\J Micha, J. O'Hara, '. 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 ZONINd BY-LAW ~139-30I (SPECIAL PERMITS); fi139-32I (VARIANCES) ANX QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. Map 42.3.1 Parcel 185 6 Union Street Deed Book 614, Page 3 NANTUCKET ZONING BOARD OF APPEALS DECISION: The Board of Appeals,at a Public Hearing held on Friday, September 8, 2000, and Friday October 12,2000, both at 1:00 p.m. in the Conference Room of the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, made the following Decision on the application (073-00) of REUNION LLC, BETH N. BROOKS and JOSIAH BROOKS, of 79 Union Street, Nantucket, MA 02554; 1., Applicant ISseeking relief by SPECIAL PERMIT under'Nantucket Zonig By-law Sections 139-18B (parking requirements); 139-20C (loading zone requirements); 139..;33A (alteration/ expansion of a pre-existing nonconforming structure/use); and to the extent necessary, Modification of the Special Permit granted In tJ:le Dedsion in BOA File No~n5-98. In BOZ File No. 115-98 conversion of the northern portion of the 16-room guest house to retail use was allowed as well as a waiver of additional parking and loading zone requirements. Applicant _now propos~s to convert a portion of t4e southern part of the main building from use as a guest house and manager's ,quarters to use as retail on the first floor and a single-family dwelling on the upper floor. Applicant also proposes to demolish the existing accessory building which}s nonconforniing as to setbacl.< and which contains the lau~dry Ci!1dstorage facilities for the guest house, and create a parking space in that location. The eight (8) -remaining guest rooms would be eliminated as a result of this conversion. A waiver of the one (1) additional parking space required abqve the nine (9) spaces previously grandfathered, and .eight (8) waived, and one being provided on site, is being sought. The Premises is located at 6 UNION STREET, Nantucket, Massachusetts, Assessor's Map 42.3.1, Parcel 185 and shown on plan recorded in Plan File 51K at the Nantuck~t Registry of Deeds. The property is zoned RESIDENTIAL - COMMERCIAL. , . 2. The Board's decision is based upon the application and materials, submitted with it, plans, and representations and testimony received at the hearings on September 8,2000, and October 12, 2000. Several neighbors attended the hearing, and expressed concerns about loading activity in connection with the proposed change in use. Applicant presented a revised site plan with an expanded parking area which, will not conforming to loading space size requirements under the By-law due to a large tree, could accommodate small delivery vans, if required, in response to these concerns. The Planning Board recommended that the requested relief be granted, waiving all parking requirements under the By-law. 3.. Based on the existing uses and the proposed changes which trigger one (1) additional parking space, the Board finds that the project does not create a Major Commercial Development. No new commercial space is being created and less than 20 new parki:q.g spaces are required for this project. . An annotated copy of the plan prepared by Nantucket Surveyors and dated July 27, 2000, showing the proposed demolition of the accessory building and the creation of a parking area was submitted by the Applicant and approved by the Board pursuant to the Minor Site Plan Review requirements of Section 139-23. A reduced copy of the approved site plan is attached hereto as Exhibit A. 4. No structural expansion of the building is proposed, and therefore none of the pre-existing dimensional non-confonnities will be impacted. . Interior renovations are planned to effectuate the change of uses. The eXIsting open area on the lot is in excess of the 20% required in Section 139-16E and is found by the Board to be valuable as green space given the density of the buildfugs in the surrounding area. , 5. The BOA found in Fil~ 115-98 that_the use of the Prentises, as a sixtee~ room guest house with a manager' s apartment without the provision of on-site, parking or loading facilitiespre..;dates 1972 and is validlygrandfathered as to the nine parking spaces that would be required by Section 139-18 for such uses. The uses approved in that prior det:ision, together wit};t the remaining eight guest ' rooms and ~anager' s 'apartment, required a total of seventeen 'parking spaces to comply with Section 139':'18. The proposed change of use brings the required number of parking spaces to nineteen according to Section 139-18. The parking area shown ort the site plan, which is accessed from Washington Street vIa the existing curb cut, provides one new conforming parking space on the property. . The Applicant accordingly needs a waiver of the one additional pa,rking space required as a resuit of the change of use. The Applicant maintains that the use of the existing open space near Salem Street for parking would have a significant and adverse effect on the scenic and historic integrity of the neighborhood and be contrary to sound traffic and safety considerations. The Applicant proposes to limit the number of retail tenants in the building to a maximum of two in the building as a whole. 6. The Applicantis relying on the general availability of loading areas in the downtown commercial area as eliminating the need for an on-site loading zone. In response to neighbor concerns, the parking area was enlarged to provide some on-site space for small delivery vehicles to pull off the street during the peak season if needed. The Board notes that there is no parking permitted on Union Street in front of this building and delivery service will take advantage of the public loading zones established for other commercial uses in the area. Both the proposed retail and residential uses are permitted uses in this R-C zone. . 7. The Board finds that it is impossible to provide parking spaces or a loadi;ng zone on the site other than the parking area shown on the attached site plan given the configuration of the streets surrounding the premises in a manner that would be consistent with sound traffic and safety considerations, that the uses proposed are cOI)Sistent with the commercial downtown area, and that the waiver of the additional parking space and the loading space required is not substantially more detrimental to the neighborhood than the existing " ~ircumstances and will be in harmony with the intent and purpose of the Zoning , By-law. ' , 8. Accordingly, bya unanimous vote, the Board hereby GRANTS a SPECIAL PERMIT (i) to waive the additionalone (1) parking space required by Section 139-18 and the loading zone required- by Section 139-20 for the conversion of the remainder of the first floor of the retail use (b) to alter the pre- existing nonconforming structure/use and (c) to modify the Special Permit granted in the becision in BOZ File No. 115-98, all on the following conditions: a) thaHhere willoe no more than two (2) tenants for the retail space in the building as a whole, and any retaihise shall be limited to the first floo~ . b)- that there will be no alteration-to the fenestration of the southerly portion of the building's Union Street fa<;ade or to the entrance to the building facing Union Street so as to preserve a less commercial ,. appearance of thafportion of the building; c) that the second floor office and storage space in the northerly portion of the building approved in BOA FileNo. 115-98 shall be ancillary to the retail uses; - '- . d) that the use of those portions of the southerly portion of the building not converted to the first floor retail use approved hereby shall be Dated: limih:!dto single-family dwelling use and use as a guest house shall cease; , e) that the parking area will be accessed from Washington Street, not from Union Street, substantially as shown on the site plan attached hereto as Exhibit A; and f) that any exterior displays of merchandise will not be in any yard area or :O:::b:~ :cr::::ncrance starrs. ~ C1iJuJ~~ Dale Waine ;;:,~ f: C f: ~ .~~t}~ 0 TOVvlJ C;lJ::R;~'S OFFICE NAt\lTUCKET, M/\ 02554 NO\j 1 6 2000 f'ii\tk: I' -35" f '^ ,/ .... '. ,...!,-- 1-\<;.. t . CLEHK:__X.L~ (j} ~ ~ jd^L<~ j Neil D. arent .. --> . I a:.RTIFYnIAT20 DAYS HAVE Ei.APsED ~ THEDEOSION W.A.5 FiLED IN THE arn~ OF THE TQ'''''''-T ('l ~,n.v ANb 17.AT NO APPEAL HAS BEEN Wr~ ........\A"-"".. " . ON FD..ID, P'v'RSUt-\l'IT TOQENF.RAt LA \VS 4OA, SECTI 11 .~ 'i'OWN <Un . , . . . n~r 11. 2000 Nancy Severns , U.I'a.E tf) ~ '" '" -\ , a-rrruY, .h~b( --f-y-.u... ~bl--1v.].J-- A- ~ff'W' F",,.b"j C.ftc... iRENT ZONING: RES.-COMMI IMUM LOT SIZE: 5.000 S.F. [MUM FRONTAGE: 40 FT. INlYARD SE1l3ACK:' NONE ~ AND 'REAR SETBACK: 5 FT. OWABLE G.C.R.: 507- J'TlNG G.C.R.: 46.27.:1: lPOSED G.C.R.: 42.87.:1: ?ER1Y UNES SHO\\N ARE TAKEN FROM RECORDED I ANO PLAN REFERRED to HEREON. BUILDINGS. ),IONU- rs. m. ME: P\.CllTED FROM F1EUl MEASURE>.lE:N'TS. RES'\' CERllFY TO 'l}{E BEST Of' /./'1' KNO'M.ECClE r 'lHE PREMISES SHCI'iN ON 'lHIS PLAN ARE ~TIC 't\l'liiIN 'lH1: g ZCNi: All DWNtATli:D lrlE "ARM. loiN' OF COMMUNI1Y NO. 2.(\0230; S. EFF'ECTI'& 7-2-92 BY iHE FEDERAL ~GelC'1" MANACEMNT AGOlCY. ' :, 207"':16 PLOT PLAN TO ACCOMPANY Z.B.A. APPUCAllON IN NANTUCKET. MASSACHUSETTS SCALE: 1'..20' DATE: JULY 27, 2000 DEED REFERENCE: DD.8K.601,PG.2.14- PLAN REFERENCE: PL FILE 51-K ASSESSOR'S REFERENCE: MAP: +2.3.1 PARCEL: 185 PREPAREO FOR: BElli N. 'BROOKS &: JOSIAH BROOKS NAN1\JCKET SVRYE:YORS INC. 5 WlNDY WAY NANi\JCKET, MA. 02554 "'~~An,., TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December IV , 19 98 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 115-98 Owner/ApPlicant: LESTER C. AYERS ET AL, FOR THEMSELVES AS OWNERS AND FOR BETH N. BROOKS AND JOSIAH BROOKS, CONTRACT PURCHASERS 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. ~~~n/1)c~~ 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' TO NANTUCKET ZONING BY-LAW ~139-30I (SPECIAL PERMITS); @139-32I (VARIANCES) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. I~-~~-I~~b ~:~b~M r KUi"l i"lt:.L 1 ~~A ~M 1 LbK 1 '-'I'-.. :J~O,':::O:J I :J:J ~. I Map 42.3.1 Pal'cel185 6 Union Street Deed Book 463, Page 56 NANTUCKET ZONING BOARD OF APPEALS DECISION: The Board of Appeals at a Public Hearing held on Friday, November 20, 1998, at 1:00 p.m. in the Conference Room of the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, made the following Decision on the application (115-98) of BETH N. BROOKS and JOSIAH BROOKS, of 79 Union Street, Nantucket, MA 02554as contract purchasers of property owned by LESTER. C. AYERS,et aI, of Post Office Box 1087, Nant"..lcket,MA 02554 situated at 6 Union Street, Nantucket, Massachusetts 02554. 1. Applicants (Brooks) are seeking relief by SPECIAL PERMIT under Nantucket Zonig By-law Section 139-33A (alteration/expansion of a pre-existing nonconforming structure/ use). Applicants propose to convert a portion of an existing guest house (known as Ayers Guest House) to a retail use, by converting eight (8) of the existing 16 guest rooms to use as a retail space on the first floor and as an office and storage area, ancillary to the retail space, on the second and third floors. No expansion of the building is planned, but interior renovations are contemplated. Nine (9) parking spaces are required for the current use, with . the proposed uses requiring 17 parking spaces. Applicants are therefore seeking relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-18B waiving the additional eight (8) spaces as well as relief under Zoning By-law Section 19-2OC, waiving the loading zone requirement. The uses in the building would be one (1) manager's apartment, eight (8) guest rooms, 1,400+ square feet of retail space, 1,OOO~ square feet of storage space, and 4OOj: square feet of office space with the maximum number of employees on site at peak shift for the retail and office use to be three (3). There is a separate structure on the Premises that is used as a laundry and storage facility. The Premises is located at 6 UNION STREET, Nantucket, Massachusetts, Assessor's Map 42.3.1, Parcel 185. The Locus is zoned RESIDENTIAL - COMMERCIAL. 2. The Board's decision is based upon the application and materials submitted with it, plans, and representations and testimony received at the heanng on November 20, 1998. Several neighbors attended the hearing, and expressed no concern about the proposed relief and the Planning Board recommended that the reque$ted relief 00 granted subject to Site Plan Review comments. 3. Based on the existing uses and the proposed changes which trigger eight (8) additional parking spaces, the Board finds that the project does not create a Major Commercial Development. No new commercial space is being created and less than 20 new parking spaces are required for this project. A plan showing the proposed reconfiguration of the entrance stairway discussed at the hearing and complying with the Minor Site Plan Review requirements of Section 139-23 must be submitted by the Applicants to the Board for approval. 4. No structural expansion of the building is proposed, and therefore none of the pre-existing dimensional non-conformities will be impacted. Interior renovations are planned to effectuate the change of uses. Plans showing a new entrance stair facing Salem Street, and proposed changes to the doors into the retail space and the windows facing Salem and Washington Streets that are pending before the Historic Districts Commission were reviewed at t.,he hearing. The existing open area on the lot is in excess of the 20 % required in Section 139- 16E and is found by the Board to be valuable as green space given the density of the buildings in the surrounding area. The proposed renovations, including the new entrance stair, will comply with the 20% open space requirement. 5. The use of the Premises as sixteen room guest house with a manager's apartment without the provision of on-site parking or loading facilities pre-dates 1972 and is validly grandfathered as to the nine parking spaces that would be required by Section 139-18 for such uses. Eight guest rooms will be eliminated by the interior renovations that are planned to accommodate the change in use. The Applicant proposes to use the first floor for a single-tenant retail use. The second floor is proposed as office and storage ancillary to the remaining guest . house and retail uses. These new uses, together with the remaining eight guest rooms and manager's apartment, required a total of 17 parking spaces to comply with Section 139-18. The Applicant maintains that the use of the existing open space near Salem Street for parking would have a significant and adverse effect on the scenic and historic integrity of the neighborhood and be contrary to sound traffic and safety considerations. The Applicant is relying on the general availability of loading areas in the downtown commercial area as eliminating the need for an on-site loading zone. 6. Therefore, the Board finds that it is impossible to provide parking on the site given the configuration of the streets surrounding the premises in a manner that would be consistent with sound traffic and safety considerations, that the uses proposed are consistent with the commercial downtown area, and that the waiver of the additional parking spaces and the loading space required is not substantially more detrimental to the neighborhood than the existing circumstances and will be in harmony with the intent and purpose of the Zoning By-law. , , ~~ I ..::::-~~- I ~';:)o ,,::J I t"'"'lvl r- t'\UI~1 !VIc"L- J. ~.::J""'" ,...-n.L LDt"\..L \....-r...... ::Jt:..lU'::::"':=:"U:-J I"-..J~ rp. ~ 7. Accordingly, by a unanimous vote, the Board hereby GRANTS a SPECIAL PERMIT to waive the additional eight (8) parking spaces required by Section 139-18 and the loading zone required by Section 139-20 for the conversion of a portion of the existing building to retail and office use on the. following conditions: a) that there will be a single tenant for the first floor retail space and the second floor office and storage space shall be ancillary to the retail and guest house use; and b) that any exterior displays of merchandise will not be in the yard area. Dated: -0) Linda F. Williams ~Lt~c; ~YL~~ Nancy Severns Edward Murphy " '\ f~/l ~ l~i~ Town of Nantucket . RECEIVED SOARD OF ASSESSORS NOV 1 0 2005 TOWN OF NANTUCKET, MA ZONING BOARD OFAPPEALS LIST OF PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF PROPERTY OWNER.. .~~.I...k.~............. .............. ~.. ~ MAILrNG.ADDRESS... .\.P........;. ....,.................~~.....~ PROP ERTY LOCATION... \9....~.. .~~~T......... ASSESSORS MAP/PARCEL...+2:-:,:,.~..~ .l..:~. ...l~.~... ................ ..... APPLICANT.,. ~.~l.....kkL................... ... ......... ...... '" 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 abutters of the abutters and all other land owners within 300 feet of the property line of owner's property, all as they appear on the most recent applicable tax list (M.G.L. c. 40A, Section 11 Zoning Code Chapter 139. Section 139.290 (2) m~../~..gtJtJS /).. /J~ .l!!~t/.~.. DATE - ASSESSOR'S OFFICE Town of Nantucket t!l Z ~~ 00 H , ..:lE-< l'z1 0010<: ll:U l'z1l:> ~~ ~ .. .. J:l t:l tf.l: CI) o '" ~ r4 ~ ~ '" ...:I E-4 E-t 'g :S ~ ~ H 3: H H 0: 0: ~ ~ ~ ~ ~ lIS 0 M .... &ll r-t ("of N .. .. '" fI1 .. .. E-t fc E-e rn to r:.1 I1l tI) rn f:c1 ..:l ~ ~ g ~ ~ ~ ! ~ ~ ~ Ol 0 0 ~ o r-I ~ ~ N r1 r4 rl .... .... ("of .. '" .. .. .. ~ ~ E-t H CI1 tf.l: H H '" ~ ~ .. ~ ~ ~ ~ ~ ~ ! I '" Q) III r-I N N rot .. '" .. '" ~ 2 .. ~ ~ H H 0: :z: '" '" ~ ~ 0< " ... .. .. .. '" '" '" .. '" 2 .. 2 .. ~ .. ~ ~ 2 ~ : ~ : ~ ~ ~ ~ : ~ ~ ~ ~ t ~ ~ E ~ ~ g g ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 8 ~ p.~ ~ ~ 0 ~ ~ ~ ~ <;> a ~ ~ III ~ 0 III III 0 r-t ~ rt ~ Q) ~ r-t Q) M M ("of rot ~ .... .. .. '" .. '" '" = ~ o .. g ~ H :z: 0: '" '" :$ ~ ~ .. .. .. '" : ~ ~ : s ~ ~ ~ ~ H fl O! ~ '" 0 N 0< M Q) r-- ri \D M M .. '" " 01 III "" .. .. .. ..:I tn fIJ tf.l: Z a ~ ~ ~ ~ ~ ~ ~ ~ 0 .. .. f'- \Q N f:c1 ri rl .... ~ N .. = '" 0 .. .. ~ '" H ;ll 0: .. '" ... ~ ;;l = = o 0 ~ ~ ~ r:! t t t t ~ t ~ t t t = ~ ~ ~ ~ .. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ III ~ III 0 III 00 r-t ~ III III III III III III III ~ Q) III 0 0 ~ III III ~ . III III ~ . ..,. III III III III . III III ~ III III 0 III . . III ~ r-t ("of N ("of 0 N ~ ("of 0 N ("of N .... .... .... ("of ("of \D ("of 0 0 0 N ("of N ~ N ("of N N N ("of N ("of N M N N N N N 0 ("of ("of N N ~ 0 0 0 0 N 0 0 0 Q) 0 0 0 0 0 0 0 0 0 0 ("of N .... 0 0 0 MOO 0 0 000 0 0 ~ 0 0 0 0 0 r1 0 0 0 0 g .. .. .. o r4 raI ll4 ~ ~ ~ ~ >< III ~ l:> l:> ~ i~ii N ~ ~ " ~ 'tl 'tl 0< tll .:: 'rl .... ... III ;ll ~ H .. '" 0: U ~ a ~ '" " .. ~ .. 'tl 'tl III 0< N .... III .... III '" III .... N .... ~ ~ ~ III III III 000 '" '" '" ~ ~~~~ .. .. .. .. '" '" '" 0 ~ ~ Pl " .. 0 ~ ~ .. ~ = ~ r:! ~ ~ Ci ~ ~ ~ g: ~ H ~ g: E-t ~ o ... .. 0' >< u u Z !XI ~ ~ .. U H tJ ~ ~ ~ H E-t E-t H t III ~ III !l! 9 ~~~~: ; B i:i ~ i:i a ~ l:> ~ H '" >< ~ imi~~ g ~ ~ ~ ~ 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ = ~ !;i !'.i ~ g i ~ i ~ ~ ~ g ~ ~ ~ ~ ~ ~ '" '" '" r: r: r: u u '" '" ~ ~ ~ ~ .. .. !:l !:l ~ ~ t ~ ~ ~ t; i:i ~ ~ ~ 0 ~ ~ ~ ~ ~ ~ ~ 01 III !;i ~ ~ !;i 8" ..: 0 ..: <;>.. u ~ ~ ~ ~ ~ N .. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ " ~ ~ ~ .. N '" N '" ... .. .. .. :<: ~ ~ 0\ \D III \0 fa In NON &l M 0'\ ... 0\ ~ ~ ~ ~ ~ u j:Q III lQ III '" o 0 00..,. C1t Pi p., Pot ri r-- ..: ~ ~ >< III o '" '" '" .. .. .. .. r: r: r:! r:! r:! 000 ~ .. I ~ '" l:> '" o , u u .. .. ::l >< III i g Ikl ~ .. ... r:l ill ~ ., ~ .. E-4 ~ rn ~ 5 CJl ri ~ en .... " .. ~ ~ ~ ~ o M 0 o III '" III '" ~ M ~ ~ o '" ~ ... 0: ~ '" i u ~ $ H U U .. 0< o t:: '" ~ ~ ~ >< U Ikl ~ ~ ; ~ ill g 8 ~ '" H fI1 '" 0: ~ >t H CJl ~ ~ ~ ~ u .. ~ ~ !i! .. .. .. ..: .. .. Ol ..: ..: o U = = U >< l:> 0 0 l:> ~ i i i i ~ ~ '" '" '"'II m 00 Ul N H H M .. .. ~ r: r: ~ III III o r:! r:! 0 III 0 0 III '" .. .. 0< H U U U 0 .. .. '" .. .. '" 0< .. .. H H ~ is is ., ., .. .. III '" Ol .. .. H H 0: = :z; '" 000 " , U U U U .. .. .. .. ~ OJ ~ ~ ~ ~ ~ ~ ~ ~ l:> .. Ikl .. .. f-I I-J .., ral ..: g ~ ~ U 01 .. .. ~ .. ~ ~ :z; &l~~~ ~ .. ., !:l .. ~ j ~ ~ !il ~ !i ~ o .u OOr-lNt"'l~M.qtIl'lOf""lNNPl.\Dr--(X).COO\OrotNl""'I N o ~ ~ 0 ri t"'l ~ ~ ~ r-- r-- ~ 0 ri N Pl ~ Il'l ~ ~ co ~ 0 000 0 0 Pl M M ~ ~ ~ ~ ~ ~ ~ ~ .qt r-- ~ r-- 00 00 00 00 ..:I ,.., M ~ .... '<tl .qt '<tl .... 'ltI co 00 ~ O'lo O'lo 0\ 0\ 0\ 0\ 0\ 0\ 0'1 .... .... .... r-I r-l .... .... M r-f ri M rl rot rl rl rot rl rot M rl r-I .... rl .... r-I 0 lil ~ ~ .. .. '" .. o H III '" .. .. .. B B a ~ ~ ~ lilli! ~ ~ o .. .. A:: P:: rn rn .. ~ E ~ ~ ~ .... ~ ~ ~ ~ g ~ ~ ~ a ~ ~ ~ ~ = tJ tJ ~ j:Q Ikt CQ ~ \0 m M M o 0'1 .. r-- r-- \D III ri N N N r-t ~ '" III ~ ~ ~ ~ t1 g .. '" .. ~ ~ ; ~ E-t r:i = Vl {IJ E-t l!r4 Il'l H N P: LO N "" E-t rl .... l"'l r-t .. '" ~ .. :0: ~ tJ t) tJ E-t M M ..:I f1 H H ...1 0 M M H P H H H ~ is is is ., ., ., .. .. Ol '" P; P:i l:ll; 0 H H H P::: = = = ~ o 0 0 ~ .................... H U U U :<: '" I III .. '" >< Ol !l: i re ~ ~ ~ ~ M ~ ~ .... ri r-f r-f r-I r-I ri r-f r-l r-f r-I r-f r-I r-I r-f r-I r-I r-I r-I r-I r-I ri ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ iil .. .. H 0: ~ o Ol '" III ~ ~ .. '" Ikl ~ .. '" 0< .. 8 i '" ~ ... " .... N .... " .. .. .. '" .. H .. ~ rn ~ ~ 0 M H U 0 ~ ~ ~ , U " '" III 0\ 0\ 0\ \D III U'l III '" '" '" ~ ~ ~ H H H .. .. Ol '" '" '" o ~ ~ ~ a a a ~ rn {J] CI1 0 PQ rtI rz1 ~ .. .. Ol III ~ ~ ~ III III III 000 '" '" '" III Ltl U'l \0 N N N rt N '" .. .. .. '" '" '" l:> l:> .. .. .. .. .. .. '" ~ ~ ~ ~ !::! .. .. .. ~ !:l !:l !:l ~ i ~ ~ ~ ~ ~ i!i Pt ~ J1. ~ :!! 0< 0 0 000 ; ~ ~ ~ ~ ~ g: ~ ~ ........ H H H ~ ..: '" U :<: :<: :<: U '" '" .. .. H H .. .. .. .. .. '" '" '" o 0 .. Ol '" '" o 0 , , U U .. .. .. '" '" '" '" .. .. '" '" '" III '" '" .. .. .. .ce tI) rn tI.I ~ : ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ E-t g W W W U t) U .. '" .. ~ ~.. ~ ~ ~ U U U 0 5 ~ Ol ~ ~ ~ ~ ~ ~ ~ ~ ~ s ~ ; ~ ~ ~ : ~ : ~ ~ E-4 ~ ~ ~ W W ~ rtI ~ ~ ~ &l ~ ~ ~ ~ ~ g ~ ~ ~ I ~ ~ ~ i ~ i I U .. .. .. '" = ~ ~ ... .. 0: .. '" l:J ~ ~ ~ o .., o U .. '" l:> .. .. .. ~ gJ o .. .. .. " .. ~ i '" = H .. >< .. ., .. o III , H U '" t:: ~ .. .. .. .. .. ~ .. .. .. '" ~ .. .. ~. ~ ~IQ !;l III Ill!l! ~.. g ! ~ ~ ~ ~ ~ g: ~ i = = ~ !il ~ ~ ~ a a ~ ~ rn H H >t)1 .ce ~ ~ ~ ~ a ~ a .. ... N '" '" '" ... Ol '" 0< Ol H .. = a i H .. > ~ E .. Ol ~ ~ M rl rl o N , lil ~ o ... +> .. ....J E-1 8 E-4 o CI1 tf.l CI] o-l ~ t t IJ ~ tI) Ul en tI] tIJ f-t ~ ~ ~ ~ ~ ~ ~ ~ m ~ ~ ~ ~ = ~ = ~ tf.l : ; ~ : : : ~ ~ ~ ~ ~ i ~ ~ ~ ~ ~ ~ o ~ U Q ~ ~ ~ w en ~ M ~ M ~ M " " M ~ ~ N M N n :0: lz: lz: .-! rzl 0 0 ~ ~ ~ ~ .. '" .-f '" ~ ~ m m '" lz: ~ 1,; 1,; 1,; 1,; ~ 1,; ~ i z e; ~ ~ ~ ~ .1'i lz: ~ ~ ~ ~ ~ ~ li!; ~ r-f 0 N ..,. 8 M ('II M 'M M CI] ~ m :<i H tl ~ I m 0< 10 "' 1< 00 1< ~ tI] tIJ ~ ~ 8 8 f-t f-t ~ f-t ~ m tI) tf.l tI] tf.l tf.l tIl CI1 ., ., ., ~ ~ ~ ~ S ~ o 0 ~ 1'i 8 \Den.......,. U"I\DCO ,.., n n rl ~ ~ \D r-f M rl lz: lz: lz: lz: lz: H H 000 rc. !k. H H H 8 8 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I i I I I I I I I I I I I = g >< ~ 0., ~ ~ o-l lz: 0 o [fJ 0 III ~ ~ ~ j; fi1 fi1 !i! g '" ~ ..,. ..,. ~ ..,. ..,. \D ~ ..,. ~ ..,. M ..,. ..,. ..,. ..,. ~ ~ ~ ..,. ~ ~ ..,. ..,. N r-f \D 0 ..,. ..,. co co ..,. ~ 0 ~ ~ U"I rl ~ ~ ('II N ~ ~ U"I 0 U"I U"I U"I ~ U"I U"I U"I U"I U"I U"I U"I U"I en co 0 ~ U"I U"I \D \D U"I ~ ~ ~ Q ~ U"I 0 U"I U"I ~ ~ ~ ..,. U"I r-f U"I U"I U"I U"I ..,. ..,. ..,. U"I r-f ..,. U"I U"I U"I ..,. 0 00 U"I U"I ~ ~ U"I ..,. 0 co ~ N N U"I N N \D \D N N NOON N N N N N N N N N ('II N r-f N ~ \D N N M M N M M r-f N 0 0 ~ 0 0 N N 0 0 0 MOO 0 0 0 0 000 0 0 0 0 0 ~ 0 0 0 0 0 0 ~ M 0 1,; ~ ~ 1< ~ ., ., 1:; 1:; g j j " " Ql ~ '" '" 0< Il1 ~ '" .-f ... )J .-f ..l ~ ~ \D ~ .-f '" ~ 0 "' ., .-f .-f " '" " 00 >< Ql ., 0 ~ > .. '" '" 0 0 0< '" '" ~ tl 10 ~ 0 ~ '" >< !3 >< ~.~ g o 0 '" .-f '" ;.. %1 .: 'J J ,. ~ ::; 00 ., tl H ~ ., 00 ., M .-f M ~ A o-l i 8 lz: '" " .. I '" j ~ o o ..... U tl :0: ~ ~ '" ., A a .. 1< ~ ., '" o ~ '" 0< :z: ~ ;:'i ~ = tl ~ ~ E ~ ., 0< ~ '" ~ ~ ~ ~ ~ '" ; j~~~eJ13 :z: r:l~~~i~ " CJ r:! !:l ~ = ~ !5 g 0< ~:z: 41 /II t ~ ::l ~ g IZ1 :c ~ :> &! E-t g ~ :z: r:l ~ fi1 ~ :5 .-f '" ~ ~ ;j ~ ~ ~ ~ ~ .. ~ ., ., ~ ~ ~ II ~ ~ ., ., m m >< >< ., ., ~ ~ ~ ~ ., ., ~ ~ tl :z: tl ~ i ~ '" ., ., .-f >< o .. o '" ., ~ o 1< 00 '" o '" >< ~ ~ tl ;j ~ i i ~ ~ ~ ~ ., tl ~ j ~ 0< : g ~ ~ ~ u ~ foot p:; " C'I.l ::l ~ ~ ::l tiJ 0 ~ fi1 :;: ~ !:l M .-t r-f 0 ~ ~ tl ~ o-l o-l f:: ,., o-l H ;.1 is ~ ., ~ :z: H ei ~ lz: ~ ~~ 00 ., ~ ., ~ ~ 00 ~ ~ ., :0: m .., 0< " ~ ~ ~ " ~ ~ !2i ~ ~ ~ : lz: ~ Ol H o r-1 f:c1 tJ ~ ~ ,., ~ ~ '" ~ '" ... 1< ., ., ~ ~ m ., " ;;l i ~ I m m o-l ,., ,., ,., fi1 fi1 ~ ~ 1< ~ ~ ., ., ., 1:; l:l l:l ~ ~ ~ ~ ~ ~ i ~ 0 ., ~ H 0 ~ ~ ~ CJ is ~ ~ A ;~ ~ :z: S ~ Q 000 r.. ~ ~ II) ~ ~ 0 ~ ~ p:; ..,. ~ \D ~ ~ ~ ~ ~ ~ ~ ~ ~ ~o ~ N n M M ~ i ~ ~ ~ >< M ~ ~ ~ = ~ ~ ~ ~ ~ ~ tnUlt-- 00 o 0 U) . ~ ~ 0 ~ 0 ~ ~ N N n . ~ n ~ ~ ~ s s s >< r- Ii:1 C/]: en en a\ 10:1 ~ H ~ \D 1:; ,., ,., ,., :z: fi1 ~ ~ ~ H .. ill ~ ~ ~ 0 o 0 0 Ill- ~ ~ ., ., r- ., '" '" ~ ., : ~ : fi; g ~ g ~ 0 000 ........ lJ.. N ~ to- U ~ ~ ~ ~ m gl fil ~ ~ ~ ~ f:l >< f:: CJ ;;l :<i ~ ~ : j o-l r:l lol ill .. '" .. ~ ~ 8 tl Ol ~ tl o-l ,., ~ ~ ~ A ~ 00 tl ., 0 H 00 !-< tIl ~ 0< .. '" ~ o ., ~ ~ '" ~ o ..... 0 tl 00 >< ,., ~ ~ ~ H CJ ~ H >< A = ::l ., A ., S S ~ ;.1 .-f ;;l o ~ ., .-f m ., '" M ., r- i ~ 00 t> ~ ~ ~ ., ~ ,., r:l 00 '" ~ ~ J :0: :0: " H H ~ ~ ~ ! I >t ~ H =< ~ ~ ~ ~ 000 0 .............................. CJ U U tJ tIl 8 H III o ..... tl tl tl tl o-l ,., ,., ,., ,., ,., ,., ,., ,., H H H is is is ., ., ., .. .. .. ~ ~ ~ H H H :z: :z: :z: 000 ............... tl tl tl tl H ,., H ,., '" ,., H H is is ., ., .. .. ~ ~ H H :z: ;., o 0 ..... ..... tl tl 1< H A ., ~ ~ :0: ~ ., tIl ':l" ,., ~ ta m ~ 0 :3 ~ 15 .., ., 0 ., o:i '" .. ~ ~ is ~ ~ ~ < : ~ ,., > ill o-l '" 00 ~ ~ eJ 8 ~ ~ i ~ ~ I ~ ~ I ~ m ~ ~ " ~ ~ " m ~ '" tl ,., ~ ~ ,., t t ~ ~ ~ ~ jji~!1 ~ ~ : ~ r;; ~ tl tl fi1 ,., ., CJ 0< " 0 " III H #Q ~ en E-t r4 ,:Q .&J ",,\0 t--oo C:OCOQ)COO'\On oQfC'llM.. ""''''''Lnt--CDCOO\oo o co 00 co OJ co co 00 00 00 0'\ 0'\ 0'\ n n " M n n M n M N N M ~ ~ tn ~ t-- 00 0'\ n N M . 10:1 " " rl n n " " M M M " M N C'II N N N N N C'II N N N N N " n M " n n N t-- t-- r-- .-f H ~ m ~ >< tf.I en [II E-t tl'] ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ :z: ., = ~ ~ :<i g ~ ~ ~ o E-t .... f-I ~ N E-t fI] (I) 0 i ~ ~ ~ : ~ ~ ~ ~ ~ 5 5 ~ ~ ~ i ~ ~ ~ ~ ~ : I ~ ~ ~ ~ : s i ~ : ~ ~ ~ ~ ~ ~ i i i N g :3 ;;l ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ m m ~ r-f C'II M ~ 01 ;;:~~~~~:!:!~~~~ M r-f r-f n r-f r-f M r-f ~ ~ ~ ~ ~ _. __ '" <lJ 01 <1l 0.. ~ o N o lI) .-f rl o N :;:-