HomeMy WebLinkAbout022-07
TOWN "OF NANTUCKET
BO"ARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
J!Ip rl'{ 1;0
, 20 D?
To: Parties ip Interest and" Others concerned with the
m__ ----"-fjecls IOn-Hal the BOARD OFl APPEALS in the Appl"ica tion of the
~ollowing: d
-.J
Application No.: 022 -:07
Owner/Applicant: L-et{'t? -J', 4bm f/Y)-en
"Corr/~ C. I9-hff}~j)
-,;
C)
=
=
::00
"
dncP
---"
('"")
-0
"-~
.5~
o
Enclosed.is the Decision of the BOARD OF APPEALS which has
this day been filed in the office of the Nantucket Town
Clerk.
''L-"
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
corn~laint and certified copy of the Becision must be given
to the Town Clerk so as to be received within such TWENTY
( 2 0) 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 ~139-301 (SPECIAL PERMITS)"; 9139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
10 School Street, Nantucket
Tax Assessor's Map 42.3.2, Parcel 122
Residential Old Historic
Plan Book 13, Page 44
Deed Book 980, Page 81
DECISION:
At a Public Hearing of the Nantucket Zoning Board of Appeals, opened at 12:00 p.m.
on Friday, March 16,2007, in the conference room of the Town Building, 2 Fairgrounds
Road, Nantucket, Massachusetts, on the Application of LEIGH J. ABRAMSON and
CARRIE C. ABRAMSON, of 19 East 80th Street, Apt. 7B, New York, New York 10021, in
connection with property located at 10 School Street (BOA File No. 022-07), the Board made
the following Decision:
1. The Applicants are seeking, to the extent necessary, relief by VARIANCE
pursuant to Nantucket Zoning By-law Section 139-16A (Intensity regulations-
minimum lot size), to validate a lot as separately marketable and buildable from all
adjacent parcels. The lot contains about 4,400 square feet of lot area in a district that
requires a minimum lot size of 5,000 square feet; the lot is conforming to all other
dimensional requirements of the Zoning By-law. In the alternative, Applicants are
asking the Board to find that no relief is necessary, given that there was a new
foundation hole dug on the site and no abandonment of the single-family dwelling use
had taken place. During renovation in January 2007 the Applicants relocated the single-
family dwelling from a nonconforming location to a conforming location over the new
foundation hole when the underlying support for the structure failed and it collapsed
into the foundation hole. Unfortunately, no portion of the structure could be saved. This
involuntary demolition arguably temporarily rendered the lot vacant. Since the owners
of this lot also owned the directly abutting lot to the south that fronted on Charter
Street, improved with a single-family dwelling, in the same name a question of merger
was brought forward.
The Premises is located at 10 SCHOOL STREET, Assessor's Map 42.3.2, Parcel
122, Plan Book 13, Page 44. The property is zoned Residential-Old-Historic.
2. The Board's findings are based upon the application papers and the
representations and testimony received at the hearing on March 16, 2007. The Planning
Board made no recommendation on the Application as there were no issues of planning
concern. Other than the presentation by Applicants' representative, there was no public
comment at the hearing. There was one letter on file in favor from an abutter.
3. Applicants, through counsel, stated that they had purchased the Premises in
September 2005. The Premises is an undersized lot created in 1949, containing about
4,409 square feet of lot area in a zoning district that requires a minimum lot size of 5,000
square feet. The Premises was improved with a single-family dwelling, which was
clearly visible on the 1957 aerial photographs in the Town records and thus was validly
pre-existing, nonconforming as to setbacks, having been located about 3.8 feet from the
rear yard lot line in a district that requires a minimum rear yard setback of five feet. The
Applicants submitted a "Mortgage Inspection Plan" of the Premises, drawn by
Blackwell and Associates, Inc., dated September 28, 2005. According to the Blackwell
plot plan, the lot and dwelling otherwise complied with the dimensional requirements
of the Nantucket Zoning By-law.
4. Applicants, through counsel, represented that they are also the owners of the
immediately adjacent property to the rear located at 3 Charter Street and purchased
separately from the Premises in January 2005. The Applicants submitted a "Mortgage
Inspection Plan" of the property drawn by Emack Surveying, dated January 7, 2005.
According to the Emack plan, the property is a conforming lot with about 7,300 square
feet of lot area, improved with a garage and a pre-existing, nonconforming single-
family dwelling located as close as about 1.6 feet from the rear yard lot line that is
shared by the two lots. The structures on the property otherwise comply with the
dimensional requirements of the Nantucket Zoning By-law.
5. Applicants, through counsel, stated that the Applicants received Building Permit
No. 1303-06 from the Nantucket Building Department to relocate to a conforming
location and renovate the then existing dwelling on the Premises at 10 School Street.
During renovation in January 2007, the underlying support for the structure failed, and
the dwelling collapsed into its new foundation hole. Unfortunately, no portion of the
structure could be saved. For safety reasons, the Applicants have removed the debris
and intend to fill the foundation hole until permits are obtained to reconstruct a
dwelling on the site.
6. Applicants, through counsel, stated that the accidental destruction of the School
Street structure, through no fault of the Applicants, has arguably rendered the Premises
temporarily vacant. As an undersized vacant lot, there is a question as to whether the
undersized lot may have merged with the Applicants' improved adjacent property at 3
Charter Street as both properties are held in the same ownership. Applicants argue that
if the lots are deemed to have merged, they will suffer severe financial hardship in that
what had been two properties would become one, losing all equity in the subject lot.
7. Therefore, based upon the foregoing, the Board finds that given the unintended
possible result of the loss of the grandfathered status of the Applicants' undersized lot,
solely as a consequence of accidental destruction of the dwelling that arguably
protected that grandfathered status, relief could be granted without substantial
detriment to the public good and without nullifying or substantially derogating from
the intent or purpose of the Zoning By-law. In addition the Board finds that a grant of
variance relief could be supported based upon the unique circumstance of the
involuntary change to the topography of the structure on the Premises, not generally
affecting other lots in the zoning district in which it is located, and finds that the
Applicants would suffer substantial financial hardship if the Premises is not blessed as
a separately marketable and buildable lot from all adjacent property, specifically from
the Applicants' property at 3 Charter Street.
8. Accordingly, based on these findings, the Board of Appeals voted
UNANIMOUSLY to GRANT the requested VARIANCE relief pursuant to Nantucket
Zoning By-law Section 139-16A to validate the Premises as a separate marketable and
buildable lot and to reinstate all of the rights that accrued to the Premises as a pre-
existing, nonconforming lot of record. The Board's reinstatement of " grandfathered"
rights includes the right to request Special Permit relief when Special Permit relief
would be available to a lot of record, rather than requiring the owners of the Premises
to request a modification of this Variance in all instances. This Decision shall be
deemed enacted by the Applicants on the date it is recorded at the Nantucket Registry
of Deeds.
Dated:
April /0 , 2007
David Wiley
~;4
,:;Ju-n '
Burr Tupper ~~
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.. FRIDAY. MARCH 16.2007. in the Conference Room, 2 FAIRGROUNDS ROAD,
Nantucket, MA, on the Application of the following:
LEIGH J. ABRAMSON AND CARRIE C. ABRAMSON
BOARD OF APPEALS FILE NO. 022-07
The Applicants are seeking, to the extent necessary, relief by VARIANCE under Nantucket
Zoning By-law Section 139-16A (Intensity regulations - minimum lot size), to validate a lot as
separately marketable and buildable from all adjacent parcels. The lot contains about 4,400 square
feet of lot area in a district that requires a minimum lot size of 5,000 square feet; the lot is
conforming to all other dimensional requirements of the Zoning By-law. In the alternative,
Applicants are asking the Board to deny relief on the grounds that no relief is necess~, given that
there was a new foundation constructed on the site and no abandonment of the single-family
dwelling use had taken place. During renovation in January 2007 the Applicants relocated the single-
family dwelling from a nonconforming location to a conforming location over the new foundation
when the underlying support for the structure failed and it collapsed into the foundation hole.
Unfortunately, no portion of the structure could be saved. This involuntary demolition arguably
temporarily rendered the lot vacant. Since the owners of this lot also owned the directly abutting lot
to the south, improved with a single-family dwelling, in the same name a question of merger was
brought forward.
The Premises is located at 10 SCHOOL STREET, Assessor's Map 42.3.2, Parcel 122, Plan
Book 13, Page 44. The property is zoned Residential-aId-Historic.
---1;( ~ ~ rV.0 t~_____
NancyJ. Sevrens, , ~an
PLEASE NOTE THE CHANGE IN TIME FROM 1:00 PM TO 12:00 PM.
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 NOQZZ-o;
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): Lei2:h J. Abramson and Carrie C. Abramson
Mailing address: 19 East 80th Street. Apt. 7B. New York. New York 10021
Applicant's name(s): same
Mailing address: same
Locus address: 10 School Street
Assessor's Map/Parcel: Map 42.3.2. Parcel 122
Plan Book & Page: Book 13. Pa2:e 44
Date lot acquired: 09/29/2005 Deed Reference: Book 980. Pa2:e 81
Uses on Lot - Commercial: None ---K- Yes (describe)
Residential: Number of dwellings -L Duplex_ Apartments _ RentalRooms
Lot No.: n/a
Zoning District: ROH
Building Date(s): All pre-date 7/72 ? Yes
C ofO(s)? Yes
Building Permit Nos: 1303-06 (relocate 1 du same lot. construct full cellar. second floor ad~nd reno)
..\J
Previous Zoning Board Application Nos.: none ...,..., '1
r-~
.., J
State below or on a separate addendum specific relief sought (Special Permit, Variance, A~eal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconfo~ities:
-J
'. ,)
SEE ADDENDUM ATTACHED
:()
I certify that the information contained herein is substantially complete and true to the best of my
knowledge, under the pains and penalties of perjury.
Leigh J. Abramson and Carrie C. Abramson, by their attorney
Applicant Attorney/Agent X
ase enclose proof of agency to bring this atter before the Board)
FO 0 FICE USE I
Application received on:"2.J7. dJl By: Comple . Need cop~
Filed with Town Clerk:.&:ZZ ~P '. '. I Building Dept.: I I r: /[1ZAu
Fee deposited with Town Treasurer: 7./;t( r57 BY:~Waiver requested?:_Granted: 1_1_
Hearing notice posted with Town Clerk:L 12 Oailed: t--IZ210 I&M:.S./-L-07 & 3 ~
Hearing(s) held on:_/~_ Opened on:~_I_ Continued to:_I_I_ Withdrawn?:_I_I_
DECISION DUE BY: I I Made: I I Filed w/Town Clerk: I I Mailed: I I
--- --- --- ---
DECISION APPEALED?: I I SUPERIOR COURT: LAND COURT Form 4/03/03
---
SIGNATURE:
(If not owner or
ADDENDUM
Application of Leigh J. Abramson and Carrie C. Abramson
10 School Street
Applicants are seeking a variance pursuant to Nantucket Zoning By-law
Section 139-16A (Intensity regulations - minimum lot size) to validate the Premises
located at 10 School Street as a separately marketable and buildable lot from all
adjacent parcels. The Premises are an undersized lot of record, containing about
4,400 square feet of lot area, in Residential Old Historic zoning district that requires a
minimum lot size of 5,000 square feet.
Applicants purchased a separate property located at 3 Charter Street in
January 2005. The Charter Street property is conforming as to lot size and frontage in
the Residential Old Historic District and is improved with a single-family dwelling
and garage. In September 2005, Applicants purchased the Premises at 10 School
Street, which abuts their Charter Street property along the rear property lines of both
lots. The Premises were improved with one pre-existing, nonconforming single-
family dwelling. The lots were held in common ownership but are protected from
merger because they are lots of record improved with a structure before 1972.
During renovation of the School Street dwelling in January 2007, underlying
support for the structure failed, and it collapsed into its new foundation hole.
Unfortunately, no portion of the structure could be saved.
So long as the Premises and the Charter Street lot were improved, there would
be no question that the Applicants' lots would not merge. The accidental destruction
of the School Street structure arguably rendered the Premises temporarily vacant,
leaving a doubt whether the Premises would merge with the Charter Street lot for
zoning purposes. There is no express provision in the Nantucket Zoning By-law to
protect the grandfathered status of an undersized lot of record in the circumstance
where the lot becomes vacant due to accidental loss or involuntary destruction of the
residential structure that protects the lot as separate from abutting parcels.
When the Applicants purchased the Premises, they intended to renovate the
existing dwelling, including relocating it on the lot and constructing a new
foundation under it, as evidenced by the plans submitted to the Nantucket Historic
District Commission and Nantucket Building Department. The accidental loss of the
dwelling during renovation, through no fault of the Applicants, has left the
Applicants with an undersized lot that abuts other land that they own. If the lots are
deemed to have merged, the Applicants will suffer extreme financial hardship.
Owing to the unique circumstance of the unintended change to the
topography of the structure on the Premises, not generally affecting other lots in the
zoning district, Applicants seek relief by variance to bless the Premises as a
marketable and buildable lot, separate from other land of the Applicants at 3 Charter
Street.
In the alternative, the Applicants ask the Board to deny relief on the grounds
that no relief is necessary. The foundation is still on the property, and the entire
structure had been relocated to another conforming site on the lot. The Board could
find that there has been no voluntary abandonment of the single-family use and the
accidental loss of the dwelling would be tantamount to demolition and
reconstruction, which is allowed by a special permit relief in Section 139-33A(9). In
this context, the fact that an undersized lot is temporarily without a structure during
the demolition and reconstruction phase of a project has not been construed to
render the lot vacant in the traditional interpretation of the By-law.
The Premises are located at 10 School Street, Tax Assessor's Map 42.3.2, Parcel
122, Plan Book 13, Page 44. The Premises are located in the Residential Old Historic
zoning district.
Page 1 of2
Town of Nantucket Web GIS - Printable Map
Town of Nantucket Web GIS
\. \
~
'--~-\
.
42.3.2 122
10 SCHOOL ST
ABRAMSON LEIGH J &
CARRIE C
19 EAST 80TH APT 7B
NEW YORK, NY 10021
09/29/2005
$1,654,000
00980/0091
0.1 acres
Prop ID
Address
Owner
NOT A LEGAL DOCUMENT
a
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Discla.imer The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only, The
Town of Nantucket does not guarantee the
accuracy of the data. Users are responsible for
determining the suitability for individuai needs.
All information is from the Town of Nantucket
r:;p,...,.,r~nhir Tnfnrm.::\tinn ~\Il::tpm ((:;yc:., r!;:It;:lh:1C::,:::l
~~;y
~--
Sale Date
Sale Price
Book/Page
Lot Size
Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketmaJPrintableMap. aspx ?Preserve= Width&Map Width=8 64... 2/22/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Sale Date
Sale Price
Book/Page
Lot Size
42.3.2 122
10 SCHOOL ST
ABRAMSON LEIGH J &
CARRIE C
19 EAST 80TH APT 7B
NEW YORK, NY 10021
09/29/2005
$1,654,000
00980/0091
0.1 acres
NOT A LEGAL DOCUMENT
a
Prop ID
Address
Owner
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Qt!2(;[glm~_r The information displayed on this or
any other map produced by The Town of
Nantucket is for reference purposes only. The
Town of Nantucket does not guarantee the
accuracy of the data, Users are responsible for
determining the suitability for individual needs.
All information is from the Town of Nantucket
r:;~iinr~nhir Tnff'rm;::atir'ln c:.\lc:.h:~m r(:;Tc:., rl;::al-;::ah;::ac;p.
~!t, J\ L
~ #\----~~
~, U{
~~--
Town of Nantucket, Mass
Map Composed
http://host.appgeo . com/nantucketma/PrintableMap.aspx?Preserve= Width&Map Width=4 3 2... 2/22/2007
LOCUS PLAN
10 School Street, Abramson
.... ;NORtH ....
~
0
CO 0
~ l:)
~ ~
Er --- ~ ~ a
g.~ M
~ Vi l""-
II ~ ...... ~ ~
()
....l"J
010-:1 li) ~
CI.l ::::l
.... ~ () <: l:::5
~ ~ (;)
;0
N ~
0
Ol ~
~ ~
"tl
~ d
I'Tl
~ c::
~
..
0
:J:: ~
a .
a~~
\) _, I\)
~ ." G,
Ol
"'"
!\)
\)<:~
~'S.I\)
~ .,,!.
I\)
a
=F,8'f
Bl~~~i~~~::J~~~ ~~~: ~- !$
~ s::) ~~V)~ ~"i""Vj jJl!:::Ji!:: !"in
B'l~~~ ;:e~~"":b~~ '. ~~:<')~t:::!.
;,::;;:y>c:l ~os::).Ylt;:;;;::!I\ c;..t:'\;:o:j f'j;;3.
~ .~"e!:5~~;t: ~:;;:<::5~ ~~;.:.: tij~.
<::l~ !::l <":i' "b ~~<":i ...,"'<~. sa .
!::f:;: ~...,~ =< ~~ s..iN!::l~~'
~~ ~~~ .~~ "1~~ ~~~~~~: :6;
5:!-.. ::!::b:!!: tij ~ O)~<:>~~tb. .~
E!l >xl ~ ~ _ \I) ~ s: >xl ~ ~. ~..., m . .::t
l::;j"'l ~:tlVj i5~"'l~ <::5~' Q' . =F 8'f
~15i <')~~ ~~ BtI) )o,.~'-~~~' .)l.. ,
~~ ~=<;: ~~Q5~~ tI)~:-;'>1E!l~' .~!;b
['1..,,;;o~ p:jt: s:i!"i :-tI("). ,...l::;j"o(' .
o !12oQ ",<~l::;j~~ ~~,!::>~~~. .
:::0 ...,~~ 0"'<0[11"'" o~ !I:: ~. (,t)
:z~ ~. ;::j ~tI) <::l<::l ~i21~';:tl~. :0
~ ~i~ E~~)o,.~ 8~~o~ . .<:
o ~lS ~(") ~::Q "'<l'i\""~ ..
d~ ~~~ c:J~~~e ~~~~If'i. .
~ ~ )0,. ===<t"i!i!;:e::Q ;s;~ ;;!: ::;l);,.'
~'"tJ ~tI) !t::ltij:bVj~ laM:! ~ ~~.
~~ ~e~ ~~ ~~ ~~ ~~~~:
8~ m~~ ~~~~~ ~~...,o.
250 ?;;~:::! <::5~ \I)~ ~ .
EJ~ ~:1:Jh; ~~;;:S::~!ll rr; :
"b ~~ ;::gjs..i ~ ~
~ ~~~ Vj~ . !J} .
C3 ~
?' tij
~
0'>
.j>.
~
'-"
C>
~ t:c
[ ~
~~la
.ro-~11:'"i
g:-~ .~
ct:lo-.,!J) ~
~~~t':.
~~~it~
<o~. ~..
~~nI~
Cl)a.S3 s;:
~~ ~
o ~!'J
t\:)
~ ~
tJ:J~ .
p:,
Cll
co
N
Q1 ~
>.; <l>
~ ~
~ ~
~
~ '.
~ ~
~ .~
.1 ~
:~ ~
~ ~
'" ~
~
,~
- ~
:C;)
.!.n
.2 .~
.0
.~ .~
:~ ~
.~ .~
:~ .~
a ~
~ A
~ Ri
'v)
'A
.~
:::x::
'V)
,;:I:::
.~
,~
:~
'A
:::.::j
~ i i~
~ ~ ~~
~ ~~.~~
qj~ ~~
:-i ~ ~
~ ~ S9]lIiJlj
~ ~ ~
~.. ~
-
KIU'M4
G>~
"'"
O:l. !\)
a <:~
~ '$1\)
r;; ." I
-
I\)
47.50'
\)
~
2
~~
~~V)
Ol::::l
al:)<:
I+~(;)
YJp:!-
:-'1 r- '"
~ ~
(;)tI)
;:<
CD
f'
~
Vol.
o
l:)
tI)
'- ,Z9'9 ~ ~
OJ
o.
,9 ~'O~
"'"
I\)
tI) .
rs~t
~.,,!.
I\)
Ol
CI)
tlCJ
~~
o
CD a
b ~
o. 0
."
=F,L'Y t
-'
~~:B~~
a....a_~
<:::: <" ~ 3:: 3::
<::~-jC:<::::
aC3~3::3::
8""~:>1r-
~(J)I:J~~
~~~~~
~~~~~
'. ~()..
'. ?,\
01
C)
0101~010
a 000
~~~~YJ
':'1
-Vltl)tI)-!>.
~~~~~
~"tJ\J"tJ~
~~~YJ
~~~:-'1
.CI)
):.~
~~
~ttj
~ttj
~
"':!'l
SITE PLAN
10 School Street
Abramson
::0(')
<be
!!!::o
0:::0
<br"l
:J Z
g:-;
-N
00
_Z
Q.-
Z
:tG)
~(')
g~
o'~
~S
1~
0-;
:t-
"",0
??
!!:~
....
ci
W
U
::::;
,....<...
~.Id~
I . J:
NVlVl
r<jOt:]
~~J:
Z
o
0::
"
Z
42.3.2-169
N/F EDWIN B. & ELIZABETH M.
MAHONEY
0.0
_z
lL.
.:, ..~
If')...-.._(/)
NUI'10
~~~Ql
............... E
! .......
0.0
_z
....
It I
I~
48.29'(meos.)
48.35'(rec.)
\-
...--
U
Ql
....
.......
in
cD
N
!
4.3' :!:
-1
48.78' held
(plbk 10/137)
0.0
-~
u
~~
_W<
lID>
",!;:5~
~aVl
v....
-.....
z
,.."
(plbk ....13/ 44)
0.0
_z
....
,."
o
..c
U
IV
I-
'--'
l-
I-
<
0::
D.
vi U
:I: Ql
N< ....
NO:: .......
-< in
IVl
::i.ld lXl
r-:
N' lXl
vW
W
~
<
~
"
z
1-lL.
Vl
S+I
o
o
rr)
r--
--
(plbk 13/44)
47.50' held
....\ ...-..
lXl'
10 0
\ . Ql
',to ~
42.3.2-56
N/F JAMES E ,HOOPER, ET AL
(plbk 25/10)
.
Z
I
~o
VlZ
....
...--
00";'
o 0
Q) Q)
E~
.......
Co
U1~
~::
.... ....
....
10
0
0
N
Z
<( Vl ,...:
-J I-
a.. I- Z
W
Z Vl <(
0 ::> '"')
i= ::r: w
u u
<( I-
W Vl <(
a..
VlZ Vl 0
<(
Z- ::::! a
w N
l? ....... II
<( w
l? ~
I- U
0:: ::> W
0 I- -J
::::! Z <(
<( u
Z Vl
...--
ui...--
o .
Ql 0
E ~
..............
N .lXl
,.....,.....
cOcO
1'11'1
!
E-<
~
~
0::
E-<
{f)
0::
~
E-<
0::
<
:::c:
u
IDo
Uz
5"-
l-
lL.
lL. wlO
Vll-Z
0lL.0"1-
o ZQlL.+1
::r:o.~ <(o~
010 ~CDlOo1
O::..wut;j,.tri
..Wl?<(Vl!iN
l?N<(CD .
Z-l-l-o::U .:
_Vlzw<( '0::
t51-0Vlw"<J
NOO::oO::w0
1--JlL.O::oal
z::::!::::!~z<(l?z
W::>::>I-<(~_
O::::::!::::!z 01-
O::--OW-JVl
::>~~o::Q-Jx
U::::!::::!lL.Vl<(W
>-
Z
<(
Z a..
o ::::!
"" OVlZO
0..0.. N::::!OU
....<(Vll-
~,...: ..&5::::!Vl
01.... .. w-J <( <( ::>
00 w a:: 0::
~UU::r:CDI-
~CDZa:: <( <(
CD-Jw<(~ VlO
oo..a::o..wo..~<(
....w -J-J Vl
wwlL. ::><(-
UUW "ul-.
zZa:: ~ Vl~
~~VlNlL.~O~
~~Q:"'!o~~>-
WWONWa::<(Z~
a::a::~v<(u::>w
ozw..o..cl/l"z
W<(Vl~W _
~~~::::!g: 0
....01
....1'1
1'1....
I-
Z
W
0::
0::
::>0
UI-
01-
I-U
W
~o.
o::Vl
OW
lL.0::
~~
u!!i
I-
OVl .
Zl-:<:
Vlt:]U
W~<
OW~
oo::w
<.:>5Vl
zoo
3~~
tii~<':>>-
~o~~
a-ow
Z"':NO::
:i
Z .0
<ow
...0::0::
o.ow
UJ:W
I-w ...
ga::i~
0.lL.0
VlO:I: < .
-VlVlw>-
~ZVlID~
<< 0::
Z'" 8::>
Oo.Vl Vl
~o;ZG}w
z<z!;!l-aj
- ""z<
~VlWWo
O::OO::Vlo::
~wUl~o
wW<o.U
oowwW
wl-~O::O::
~t:]01-<
-'0::-'00::
>-o::!:!:!Zo
1-::>lL.Vl
o::u>--z
lrzIDZQ
ooo:s~
g:Vl!:!:!o.~
w"" ~
0::::::;i'i:!Q<
~~~~~
V
wlO
::>10
ZN
l?Wo
z> . 0
-<(<(v
>- ::::!o1
~z .0
a:: <( I- I
::>::::!WIO
Vl<(~N
IUI'"l
~(f)::>
u<(l-........
<(~ZlXl
::::! <(~
WNZ.......
vi
w
Z
::::;
I-
0::0
0-'
~ .lL.....
j~~o
<::>zz
S1owo
~....~;::
~~~l3
J:I-~g
1-0
<zox
~ 0::G:
ogoo
bl5~1-
guO::G}
UVl~Vl
wl-<:;)
IDt:]VlW
l-~zO::
~~:5~
ZOo.Vl
l3~vi!:!:!
z~w~
<OUw
~~~g;
oo::liig:
O::W~
O~ <.:>
~Sl~~
ll:: 01-
OVl::>
;:;-~~~
w
g 0..>- .
ww~gID>-
;f~;5~N~
~z~lt'lcr~
:<:<jjNN<
>-~Ocill-
~VlVlZ""'t:]
....-<>-o~
o~w!::bl~
liiz~~~<
WON~ll::~
ID;Z ~_~
~~uu:8>-
I-J: ....IU
OVl 07C:;
1-13~~"'~
>-Vl ~..w
!!:~z ~~
~~:tc~j::~ m
Wo.l-o::U< v
U !!iG:~o::
>-w I; LLW lJ")
m~8wwo
~I-~~vi~
~~gz~~ CD
_I-...O~I- Z
10
N
,.....
I
'"')
SITE PLAN
3 Charter Street
Abutting Parcel
Abramson
,r:-- .' _
o
m
~
:;;
(;
~
m
o
"T1
o
o
o
C
."
~
Q
:z
o
-I
:I:
-
en
o
)>
:c
c
3:
c:
en
-I
OJ
m
c
-
en
"'tJ
.-
~
m
c
-
-z
)>
o
o
z
en
"'tJ
-
o
c:
o
c
en
"'tJ
.-
)>
o
m
o
z
-I
:I:
m
\.'J
:IJ
m
5:
-
en
m
en
.
"11,,-1
)llm:I:
JJ:D(ii
)>~"'O
en~m
JJmJJ
mes:
)> -
en:J:-I
o)>en
zen:I:
)>z)>
mOr-
!:(-Ir-
-com
JJom
)>S:O
0S:0
:::!ms:
oZm
)>~-
mez
J;i ~
. 0 ~
. :c c:
-0
en
zO)
Os:
-10
"Z
JJ-I
O:I:
oen
m"11
mJJ
go
Zs:
G)
0-1
0::I:
zm
:::!e
z~
am
Co
en."
!<-
-I en
o~
Om
0-
~."
"-1
I:I:
mm
-I
5:E
ZO
)>JJ
en"
--~..
JJ)>
mo
Om
CJJ
--I
JJ_
m"11
00
z!i
enm
~o
0"11
::10
00
zo
enc
:I:~
~z
mO
m-<
m:E
m-.
z~
enm
5m
z-
men
o~
)>m
ze
Oc
0-"'0
~~
m
o JJ.
mm
-<2
-IJJ
::I:Z
m'o
)>."
"'0-1
":I:
JJ-
oen
""
JJm
-JJ
~s:
m:::t
zO
(l)Z
"'Cr;
m~
0)>
-I"
0-1
:om
. JJ
)>
1
I'
~
-0"11-1
zJJi=:I:
-Iomm
::J:_ ....
mz-v
-I)>zm
OZ-IJJ
:E0::J:~
zmmz
oenm)>
"11JJco
zm_o
)>Ir-m
z~Q-c
-I-Z-l
C:ZG)-
OG) Z
"-loG)
.mom-l
. ~ -c ::J:
>-I)>(j)
z:I:JJ
:om-l~
-IOS:JJ
ffi~~~
s:en-l-t
)>~)>~
~~~~ ~
o :::! -11m
::J: 0 0 0, 0
~..z -t ~o
m s: ::J: "11 .- z
::t)>mo ~
en z -c:c C) ~
en-l:DS: ~
~mO-l ~
~z:so ~ ~
m~~-I ~
OJ 0 0::I:
s:mzm
I)>en-l
gzo~
zO"11S:
G>_ en
oz-t
. (I)::J: 0
g"m"11
mmen-l
......0-t::J:
(X)-I~m
00-1)>
Ozc:"
so-t"'O
?J"11rnC < ~
m 0 6
c:)>~m ~ -1_
- z - 0 "
500z -I ~:J:
- ::I:)>
~~o ~~en
(l)mZ -,
,,-1
m:J: .
JJ Cii.D]
S:"
-m
en
cn:c
O~C:
z-I .
-10 .
<::) 0 m
I JJ
~ ::I
~r-
:I:
~
c
~Z
..'"
Y.-I
."
,,~m
::D
s:
w
......
VI
Om
oC:
1-1
CO
~
Z Z8
s:
C) o~
C .,,~
~
Z~
m :t>i
.... Z ~
3> -I~
c~
:IJ 0 en
-I"
s~
m
z
-I
z
o
.
o
.t:tt
j-ll
o.
o
o
I-+)
9'
o
~
=
..... .
~
.e:
=
crq
H
=
l;I}
~
o
g
o
~
~ ~~
~
IC
>z
<::0
mm-u
>Glm
o(ii::o
-.joiii~
co~::oz
ocnmcn
o~oo
~ooo
~~oz
~I~jj
Glm::o>
r-Gl>o
~~~::J
""'::OOZ
l\>>::oGl
>zcn:E
~o=i
~OI
Cz
Zo
o~
~
tI>
"0
~
"U
tI>
o
~
ci
W 0..0
g -~
~<::i
-~<
~ui1fi
~o~
~~J:
Z
o
a::
~
z
42.3.2-169
N/F EDWIN B. & EUZABETH M.
MAHONEY
:20
tIla:
48.29'(meas.) -."
48.35'(rec.)
o
Q)
'-
'-'"
It)
E-t
0.0 r:z::I '0
r:z::I )
-~ ~ Z .
.....
E-t <( II
CI.l -1 (0,
......... 0.. .........
U
Q) W W
s....
r~ .......... "'" ~ ...J
I . "'" <s::
,- -L --1 L_-, 1-lL. II) . ~ u
o 0 (/)
. I en Q) Q) r:z::I en
E-c I o ~ I g+J E-=- E-t
'-'"
r:z::I 0 Co ~
r:z::I I -r. - I 0 .....It) <Xl
~~~ t") It) . ~
0:: 'v
\}\>g b l'- v....
E-t I ..... .... t)
-0 0 .....
CI.l I lli~ .~
........... I
+
'0 L_~ ~~ -12
0 L _ J' "
~ to
~ m
0
0 CII
C
~ :i
"-
Co) 0
Q,
m
46.81' (calc.) COo
"m <'>z
\ .- 47.15' rec. 00 51.&..
~, r-....
.- -. to.
ll) 0
.Q)
0..0 (plbk 13/44) ',tO~ 42.3.2-56
-(E 47.50' held N/F JAMES E .HOOPER, ET AL
(plbk 25/10)
-:
t'
Cl
~
N
0..0
-~
4.3'1:
r-....
iii"",
o .
Q) 0
E~
'-"-'"
NCo
,.....,.....
tOtO
/0/0
!
0..0
-~
'-
48.78' held -/
(plbk 10/137)
.J
z
-
f-
Melissa D. Philbrick
PHILBRICK AND AVERY LLP
Post Office Box 148
Zero Main Street, Second Floor
Nantucket, Massachusetts 02554
Emily Avery
Tel: (508) 228-5151
Fax: (508) 228-5155
February 2, 2007
BY HAND DELIVERY
Bernie Bartlett, Building Inspector
Town of Nantucket Building Department
Washington Street Extension
Nantucket, Massachusetts 02554
Re: 10 School Street, Map 42.3.2, Parcel 122
Dear Bernie:
I represent Leigh and Carrie Abramson, the owners of property at 10 School
Street. As you know, on January 22, 2007, while the dwelling was resting on cribbing
above a new foundation on the site pursuant to Nantucket Building Permit No. 1303-06,
support for the structure failed and it collapsed into the foundation hole. The cause of
the accident is being investigated but is not yet known. My client has been advised that
no portion of the structure can be saved.
Once the investigation of the accident is complete, Toscana Corporation, under
the supervision of my client's contractor Stephens & Company, Inc., will clear the site of
debris for security and safety. My clients will apply for all appropriate permits before
proceeding with further work on the site.
If you have questions or need further information, please do not hesitate to call.
cc: Mr. and Mrs. Leigh J. Abramson
Will Stephens, Stephens & Company, Inc.
David Bentley and Elizabeth Churchill, Bentley & Churchill
Geoffrey Thayer, Toscana Corporation
~/{) ,(JO
RECEI\/ED
BOADD or: A ~';~:::;~:P;ORS
i'\ ~ M r~"",".''>..l-~''''-_~
...--
JAN 2 4 Z007
TOWN OF
NAMTUCKET, MA
Town of Nantucket
~:.
PHILBRICK AND AVERY LLP
. . P.O. BOX 148 ..OOR
ZERO MAIN STREET, 2ND Fl.; .
NANTUCKET,.~AI02~~4( o"l
6\A1lA1\ '2"\ 'T
'1JJ-A t-i~ 1 rN "
. -
ZONING BOARD OF APPEALS
LIST 0 F PARTIES IN INTEREST IN THE MATTER OF THE PETITION OF
PROPERTY OWNER.Le.~ ..A~~. t-l.. .1. 0P.W~. .M.MJASOU
MAIUNGADDRESS..I ~.. .E-'Psr. .[Q1}(:.. $T...; D..p.r.. 7.~. .l. NY.. .N.'I ,} 0021
PROPERTY LOCATION.... ..fD..~,<:-:-:.. ..~.... ......... .......
ASS ESSORS MAPIP ARCEL...... 4"l: 1?~.~.. /..l}'~. ~..............................
APPLICANT......................... .~.~.. ................................... .........
SEE ATTACHED PAGES
I certi fy 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 139-29D (2)
c:)ur 01/ 1
tIE" J...,25.;.. 2!.... ..
.~...t2~
-
ASSESSOR'S OFFICE
Town of Nantucket
~
o
-M
"
m
o
o E-4 E-4 E-t
~ U U tr.l
.--I 00 00 p::
~ ~ ~ E
m
Po "'....
~
"'
~
u ... ...
tIl tIl
is
~
0: 0:
H H
f;'; f;';
... Z
tIl H
<!> tIl
Z 0:
H "'
H H
~ >1
Q II:
E-i E-t E-t E-i E-t
tI] UJ 00 00 rn E-t E-t
tIl tIl
~ ~ ~ ~ ~ ~ ~
Clt III Pt P4 PI H H
Po Po
~ ~
"' "'
~ ~
U u
is is
~ ~
... ... 1;; 1;; 5
E-t E-t foot tfl tr.l
l'I.I tI! tI1 ~ ~ ~ ~ ~
p:: p:: trl H H H H Ji1
~ ~ ~ ~ ~ ~ ~ ~
rf MOO N
rf r-I N N N Q\ t"'- tn
...
tIl ...
tIl
0:
"' 0:
~ ~
o
rl
... ... ... E-< E-< E-<
00 tr.l 00 tr.l tr.l l'I.I E-t E-t E-t
tIl tIl tIl
H H H H H H
g g g 8 8 8 ~ ~ ~
~ ~ ~ ~ ~ ~ f;'; f;'; f;';
tJ) 00 00 00 tIl Ul
III '" ....
M \0 ~ .... r-I N N
51;;5
rg ~ ~
H H "'
E-< H H
a ~ ~
E-< E-< E-<
tIl tIl tIl
E-< ...
p:: p:: P:: to fI)
"' "' "'
E-< E-< E-< 0: 0:
~ ~ ~ ~ ~
u u u
rl
5
III
tl1
'"
'"
1;; rg
E ~
0\ r-- \0 0
"41 r-I r-I N ....
~ ro rf 0 00 \0 ~ N 0
r-I rf r-I rf rf rf rf rf r-I rf
III
III
....
III
o
~ ~ 0 \0 ~ ~ ~ ~ rf ~ a 0 ~ N ~ \0 N ~ . ~ 0 M 0 ro \0 . rf moo . ~ 0 . . ~ ~ . M N . \0 0 . ~ 0
~ ~ ~ rf ~ ~ rf rf M . M M ~ N ~ ~ rf ~ ~ ~ rf ~ 00 M rf . M t"'- M . tn M M ~ tn ~ ~ ~ M rf ~ M rf ~ ~ N
~ tn ~ 0\ rf m m m m r-- 00 0 moo m \0 0 m m m N ~ m rf rf moo 0 ~ m . 0 m m m m m . 0 m Nom m N
~ N N m N N N 0 0 0 M N \0 mOM 0 r-I N N M rf rf 0 0 N MOt"'- N N N 0\ N N N N N N ~ 0 N . 0\ N N M
N 0 0 rf 0 0 0 rf rf 0\ 0 0 0 0 rf 0 M MOO 0 N rf rI rf 0 0 rf 0 0 0 0 rf 0 0 0 0 0 0 0 rf 0 . rf 0 0 N
1;; ~ ~ ~
E-< E-< E-<
8 a ~ z a
~ ~~ii~
'"
"
"
~
~
'd
~
'"
~
'M
....
.M
m
:E
~
-
E-<
~
l<:
U
l:>
~
"
: ~ ~
~ JQ JQ
'd 0 0
..: Po Po
...
tIl
~
...
><
E-<
~
~ "'
m 0:
z ...
~ 8
~ u
~
! ~
o
u
m ~ ~
Z 0: H
H
Z ~ ~
~ Q H
~ H 0:
H 0
<!> H
"
'M
g
'" ....
~ ~ ~ ~ ~ ~ ~ ~ t
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~
&l ~ ~
g ~ ~
~ g g
tIl
H
o ~
0:
a 6
i ~ ~
~ tJ ~
i ~ ~
"' l<
~ !H!
... ... ... E-< [:l
[:J..: [:J [:J [:J 0
U E-< ~ U U u :E
~ ~ ~ ~ ~ ~ ~
....
o
....
~
H
0:
Q
~ ~ ~ ~ ~ tr.l
"' 0 0
~ 1;; ~ ~ is ~ ~ ~
~ E-< <!> <!> ~ 0: g ~ ~ z
a 8 ~ ~ E-< ~ ~ [:J ~ ~ 1;;
~ u~ ~ ~ ~ ~ ~ a j j ~ ~ ~
; p:: P:: U JQ H
H X m. 0 Pt
o 0 0 0 0 0 rf mO.
M t"'- ~ JQ m m ~ rf . m III rf
'" '"
.... III
o '"
.... ....
U
H
H
E-< ...
~ ~
~ I
H
:E "'
~ a
i:l U
0: II:
"' ...
~ H
~ ~
o 0
'- '-
U tJ
"'
"'
...
tIl
i:>
0:
...
.,
..:
H
0:
o
E-<
tJ
E-< H
:>
...
a ..
H "'
~ fj tIl tIl
~ ~ ~ ~
@ @ 1;; 1;;
...
Po
~ ~ ..:
..: ..: H
H H "'
~ ~ s
00><
U tJ "'
H
iJi Z ...
~ g ~
~ ~ <fJ
000
'- '- '-
tJ U U
II: II:
~ ~ ~
tJ tJ "'
~ ~ ~
Po Po tIl
o 0
tJ tJ
tIl tIl
H H
Po Po
"' "'
~ ~
~ ~
~ ~
H H
01 01
tIl
~
o
tJ
~
..:
H
tJ
~
E-<
Po
"'
Q
a
i
E-<
!i1
<!>
tl
~
tIl
i:>
5l
Po
o
'-
U
...
tIl
i:>
0:
...
"'
~
H
~
Z
E-<
"'
"'
0:
E-<
tIl
[;]
H
Po
0:
E-<
0:
.... E-<
r- \D l' U) co
o r-- r-f r--
co Q'I co P:; N
H
~ ~ ~ f;'; ~
j;Q j;Q j;Q j;Q
o 0 0 M 0 r-I
J:lt Pt AI l""i Pol r-I
~ ~
Z ~
g ~ ~
tl
"'
~
o
0:
..
Q
H
~
Q
.. tIl
'" II:
E-<
~ ~
.~ ~
g 6
H <fJ
"' H
~ l:!
!i! !i!
'"
o
~
~ I ~ ~
~ ~ i I ·
6 I>l H ~
f;; tJ H Po
Q ~ lil '"
<!> ....
'" rl
.... ....
Po
H
II:
tIl
0:
~
~
Po
a
...
H
:E
H
H
Z
..
o
o
>< 0
[:l &l g
g tl tJ
~ ~
~ ~
H H
H
II: <fJ
Po Po
H
H II:
~ tIl
t;1 a
l<
><
~
<fJ
o
tJ
..
:E
H "'
o ~ ~
a ~ ~
H :E
tI] ~ : ~
~ ~ ~ ~
_ ~ rn ~
"' H 0
E-< E-< 0 "'
(I] fn p. 0
~ ~
~ ~ is
o
tJ
<fJ
H
Po
"'
Z
o
E-<
~
~ ~
<fJ
H
~
ill ~
o 0
~ i
~
H
j E-< ~
t;l ~ 8 ~
i ~ ~ ~ ~ ~
E-< E-< E-< E-< E-< E-<
a 8 8 8 8 ~ ~ 8
~ ~ ~ ~ ~ I ~ ~
~
~ ~
! g
....
rl
....
~
...
~
~ '"
E-<
~ U) t;
o "'
~ ~ ~ a
~ r-f ~ ~
'" rl
Po rl ....
~ '"
'"
'"
~
H
0:
H
~ ~ ~
... lil ~
"' "'
0: ..
..
3 ~ ;
~ ~ ~
"' ..
"' <!> ..
tJ 0
~ ~ ~
.. Po <fJ
H
..
II: ..:
o Po
~ ~ ~
0:
"'
Po
o
o
:<:
o
'-
tJ
...
<fJ
0:
...
:E
H
Po "'
~ s
"'
"'
0:
...
tIl
tIl "'
~ "'
o E-<
tJ <fJ
~ ~
E-<
..:
H ~
tJ
~ Q
~ H U) ~
.. ~ 3 :
j:I1 ~ g E-t
o "'
tIl l< Q ~
~ ~ ~ a
0: Z i
ra:1 I'J1 H tI)
~ :;l ~ ~
o 0 "' ..:
II: ~ ~ >< ~
E-< ~
~ ~ ~ ~
6 ~ is "' : ~ E-<
f-t ~ 0 ~ 0 JQ f4
m ra1 Q) QI 0
~ ~ E-< [5 a ~ il
: : a ~ tl ~ ~
o rt O'l U"I co
f"l rI r-I N f"'I Il1
E-<
tIl
'" I>l '" E-< ...
~ ~ ~ In U1 ~
&1 ~ P: H
g CJ ~ E E i
o : 0 N ...
I3t ..-t III N N 10
~ E-< E-<
6 ~ 881
~ ~ ~ ~ :;l
...
<fJ
~
1;; "' E-< E-< ~
~ ~ <fJ tIl ~
o t
~ ~ ~ (:'j l<
:: ~ E"'-
o '" 0
M 0 r-- \0 \0
rI ... rl N rI
E-<
tIl
~
...
"'
[;]
H
~
Z
tIl
0:
"'
...
"'
Po
"'
II:
...
..:
H
0:
o
H
.. :E
., II:
E-<
~ E-t IZI
[:l ~ ~
o 0 H
Q 0: H
o "'
a ><
0: ><
::l [;]
~ ~ 0
!;l Q ~
...
"'
:>
H
[;l a
I ~
:E
>< H ~
"' ..: H
H H H
0: Z H
H H H
II: <!> l<
tIl 0:
H tIl
~ :> Z
E ~ ~
Po H II:
..
tJ
0:
~ .:
H :E
l< H
>< .:
"' i:>
~ ~
a ~
<fJ 0:
....
E-<
tIl
~
...
~
~
0:
~
..:
~
H
0:
~
:E:
'"
....
o
M
....
M
~ M M ~ ~ \0 r-- co ~ 0 r-f N f"'I ... U"I \0 l' ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ ~ ~ ~ ~
~ N M ~ ... Ul \0 U"I to LI'l ll1 U'l III Ul 1ft \0 \0 \0 \0 \0 \0 \D \0 r-t .... rf r-I r-I rI rI rl r-I rl r-I r-I r-I r-f r-t ..... r-t M r-f .... roe r-I rt r-l 0
o
N
----
N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N M N N N N N N N N N N N N N ~
Ot MMMf"'lr'lMMMMMMMMMMr'lMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM N
nJ NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN.........
~ ... ... ... ... ... ... ... ... ... ... -.:It ...,. ... ... ... ... ...,. ... .... .... .... ... .... ... ... ... ... ... ... ... ..,. ..,. ..,. ..,. ... ... ..,. ..,. ..,. ... ... ..,. ..,. ..,. ..,. ... .-l
tIl
0:
"'
H
H
H
:<:
..
tJ
<fJ
~ ~
H II:
~ ~
tJ tJ
0: .. H
.. tJ H
.. .,
E-< ., 0: II: ~ &l
f:i = ~ ~ ~ ~
~ E-t ): ~ H foot
o r:4 H iol H 0'}
0: Po .: Z l< H
~ !: ~ g !j 8
j "' 01 :0; j ~
~ ~ ~ ~ ~ tIl
ill ~ 0: ~ :.: "
Q
"'
tJ
~
0:
tJ
"'
H
0:
6
j
~ ..
Po
.. ~ tJ
H "'
.. H H
l'l tIl S H
<!> : ~ ~ ~ 8 ~ <fJ
H 0 ~ ~ -c: H ~
>< ~ 0: ... a .., :E :;:
~ I=) 1-=1 r:4 Z Ul tIJ
..: ~ ~ ~ g ~ ><
~ ~ tIl~ !iJ <!> ::l ~ gj
H 01 i:> E-< ~ 9
>< H": I>l ~
<fJ Po:> Po tJ
..
tIl tJ
rl
0\ to- M 0 N
N N N ~ to- ~ ~ ~ ~
.-1
~
o
."
"
~
g t;t;~~fj;~~
..:I
0: 0: 0: 0: 0: e e
M HHHHHpp
~ ;:: ;:: ;:: ;:: ;:: ..:I ..:I
H .. ..
~ '"
.. '"
'"
~
E-< E-<
E-< OJ OJ
~ : ~ ~ ~
~ OJ r.1 r.1
r.1 ..:I ..:I
..:I .. ..
OJ ..
OJ
OJ
ctl
P<
E-< E-<
Z OJ OJ
E-< ..:I.
OJ
OJ
0: 0:
~ ~
OJ E-<
E-<
tIl E-t E-t E-t E-t
tIl 1;1) 1;1) E-t 1;1) E-t
~ ~ ~ ~ ;; ~ ~ ~
~ Pt Pt III H ~ H i!i
1;1) II: Pt 1;1)
5 5
OJ OJ
r.1 r.1
..:I ..:I
.. ..
E-<
tI) E-t 1;1) E-t
OJ 0: OJ
0: I>l
~ ~ ~ ~
.. E-< ..
M ~ ~ 0 0 N
N " " " " 0\ ~ "~ "M
...
o '" '"
'" 0 0
... en en
~ 7 7
~ to- to- ~ ~ 0 0 M ~ ~ ~ ~ ~ to- M to- ~ ~ . M ~ 0 0 0 ~ m 0
o M M ~ ~ ~ m 0 ~ 0 ~ 0 0 ~ ~ 0 ~ ~ ~ M . N N M M to- .
Q ~ M M " 0 . M N ~ 0 0 N N ~ ~ 0 ~ ~ ~ m . m m mom m
~ to- N N ~ N ~ ~ M N to- ~ 0 0 N M 0 N N N ~ N ~ ~ ~ ~ ~ ~
N NMMOO'lOr--r-tOOM~.O\"NOOOOOOooooo
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ;:: ~ ~ ~ ~ g ~ ~ ~ t ~ t t t t t t
I>l
..
~ ~ ~ ~ ~
= c1 ~ t: 1;1) 8 8
>. ~U~~fzl~!i
~ ~~:cre~er:l
u ik! Pt PI 1;1) Pl ~ f;
'"
~
~
~
H
'"
'"
-:
'"
~
...
...
...
~
:>:
~
.. ..
0: '" '"
Q
., I>l
!:l E-< E-<
;a OJ OJ
.. 0: 0:
Q Q
OJ
~ 0 0 :il
1:l r.1 r.1 ~
~ &Q ~ ~
j ~~~!
"'... '"
I'( r-- M M ..,.
,
E-t
I'il
:.:
g
~
U
..:I
..:I
i
z
~
I
H
~
~
E-<
OJ OJ
I>l l:>
!< ~
H
U ~
o E-<
gJ ~
-: 0:
-:
H -:
::! ~
Q 0
~~
o
U
OJ
= ~
E-<
I>l OJ -:
:: ~ OJ
~ ~ ~ ~
E-t E-t ~ ~
:>: ~ r:l -: ..
~ -: ~ eJ :>:
H E-<..:I
H P:: tfl H
4) H f4 H II:
S ~~a:
~ ~Qz~
k H ~ g r3
j ~~a~
"
."
g
rl
..:I E-<
..:I OJ
~ I>l I>l ~ 0: ~
~ B ~ ~ ~ U ~ E-<
~ l:> ~ ~ ~ ~ ~ ~
8 5 ~ ~ ~ ~ ~ 1:l
~ z ~ 0: S S ~ ~ ~
E-< E-< E-< 0 ~ 0 ~ ~
B B ~ i ~ ~ ~ i ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ 5 ~
'"
a>
rl
:il :il
~ ~
OJ OJ
H H
~ S
~
o
OJ
E-< ~ ~ ~ E-<
~ ~ ~ ~:il:: ~ ~ ~ ~ :il
~ ~i ~ ~ ~ ~ 3 3 ~ ~ ~ E-< OJ ~ ~ ~ ~
: ~ ~ ~ ~ ~ g g S ~ ~ OJ ~ ~ OJ : ~ ~ ; ;
~ OJ e ~ ~ ;:: ~ ~ ~ ~ ~ rl i ~ ti ~ ~ ~ ~ ~ ::
Pt 0'1 to- M M N ~ E-t ~
o 0 r-- M ~. N N . ~ . 0 N m N NO..,. N M
Pt N ~ M ..,. ..,. M N N N " M 0\ ~ ..,. ~ N MM. M " M
~
..:I I>l
a ~
~ ~
E-<
OJ
l:>
~
I>l
r:l
H
~
E-<
I>l
..
0:
E-<
OJ
z
o
OJ
~
..
U
r:l
H
..
-:
..
~
~
-:
o
-...
U
~
o
is
0:
..
Q
i
U
OJ
o
-...
U
s
o
..
OJ
0:
E-<
..
~
OJ
~ U
.. ~
a U r.l
.. OJ"
0: ~ ~ ~
.., =
= E-< t:
E-< 0: ;a
~ I>l ~
~ i ~
E-< OJ rl
z
-:
OJ
I>l
..
E-<
OJ
l:>
0:
E-<
~
tfl i i :
~
~ ~
"
o OJ
..:I OJ
g !i
..
tIl U
U ~ ~
o OJ
~ a ~ 5
&.lI &.lI ~
.. ..:I
III tfl rz1 &.lI
0: ~ H
OJ = 0 i ..
~ r:l ~ ~ 2
~ i 8 H ..
H C!J H H
..:I Z..:l..:l
r-I 0 H 0
:.: " U ~ E-<
~ ~
.. .. H
~ ~ a
[;l [;l ::1
" " "
.. .. .. 0
U OJ OJ ~
= 0:
~ ~
r:l .. gj
~ H :J: tl'1
0: :.:
~ ~ ~ ~
t ~ ~ I'(
lj E r:l 5
~ ~ 8 ~
H ~ ~ 0
:0: :>: !:! E-<
-: ~ ~
~e PI
~ ~ ~
.. .. H
i i i a
~ lil ~ ~ ~ ~
0:'" I>l E-< ..:I
rz1 tIl tfl Jil
~ P; U) fj H
~ ~ j ..:I Ii: gj
~ g u ~ :i ~
rl
:>:
P<
...
o
M
...
rl
rl
~ riNM""IIl~~M Ul~O\to-
o ~O\O\O'IO'1O'1O\ririNM..~~r-""Q)OriNM""MMr-I~
H Mr-tririr-trir-tNNNNNNNNN~~to-~to-to-to-r-tr-tMr-I
M
N N N N N N N N M M M M M M M M M M M M M M M M M M M
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
::E: ~~~"".""""~~..,.~oql""""""~""~""""""oql""""""""""
o
o
'"
"-
...
'"
"-
...