HomeMy WebLinkAbout023-07
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date: April 30,2007
To: Parties in Interest and. Others concerned with the Decision of
the BOARD OF APPEALS in the Application of the following: ~
CJ
=
co
:::a
VJ
o
Application No.: 023-07
Owner/Applicant: JANE B. CLOUGH AND DAVID CLOUGH
=g
r,j
0-;
"-D
Enclosed is the Decision of the BOARD OF APPEALS which has this
day been filed with 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 a
complaint in Land 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.
~Y~s~i~
cc: Town Clerk
Planning Board
Building Commissioner/Zoning Enforcement Officer
PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT
AND WILL EXPIRE IF NOT ACTED UPON ACCORDING TO NANTUCKET ZONING
BY-LAW SECTION 139-30 (SPECIAL PERMITS); SECTION 139-32
(VARIANCES). ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD
OF APPEALS OFFICE AT 508-228-7215.
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 56
Parcel 151.1
Residential-2
3 Pond Drive
LC PLN 14870-7
Lot 132, C.O.T. No. 20,876
At a public hearing of the Nantucket Zoning Board of Appeals, continued without
opening from Friday, March 16,2007 and heard on Friday, April 13, 2007 at 12:00 P.M., in the
Conference Room, 2 Fairgrounds Road, Nantucket, Massachusetts, the Board made the
following Decision on the Application of JANE B.CLOUGH and DAVID CLOUGH, c/o
Vaughan, Dale and Hunter, P.C., Whaler's Lane, P.O. Box 659, Nantucket, MA 02554, on Board
of Appeals File No. 023-07:
1. Applicants are seeking a MODIFICATION of previously granted VARIANCE relief in
the Decision in BOA File No. 056-95, later modified in the Decision in BOA File No. 087-03, in
order to remove the remaining single car garage space on the first floor of an existing structure
and convert the entire structure to a secondary dwelling. The first Decision allowed the
conversion of the garage into a garage with an apartment on the second floor. The second
Decision allowed the expansion of living space into the first floor area, while maintaining the
single interior garage space. The structure, sited within the required 30-foot front yard setback
area as close as about 12.8 feet, was constructed in 1980. All required parking spaces would
continue to be provided on site. In all other respects the
The Premises is located at 3 POND ROAD, Assessor's Map 56, Parcel 151.1, Land
Court Plan 14830-7, Lot 132. The property is zoned Residential-2.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented at the Public Hearing. The Planning Board made no
recommendation in this matter finding that there were no issues of planning concern. There were
no letters from abutters either in support or opposition received by the Board regarding this
matter. Applicants were represented at the Public Hearing by legal counsel.
3. Applicants, through counsel, represented that the locus was a portion of a larger parcel
that had been subdivided into two lots in 1984. Prior to the subdivision, frontage for the larger
lot, shown as 10 Hussey Farm Road, had been taken from Hussey Farm Road, with a side yard
setback taken from Pond Road. When constructed in 1980 the garage met thelO-foot side yard
setback requirement. After the larger lot was subdivided, frontage for the locus, now with an
address of 3 Pond Road, had to be taken from Pond Road. The garage became noncomplying as
to the 30-foot front yard setback requirement, being sited as close as about 12.8 feet from the lot
line along Pond Road.
Applicants' counsel represented that in 1995 Applicants' predecessors in interest applied
to the Nantucket Zoning Board of Appeals for variance relief to validate the siting of the
noncomplying garage and for permission to convert the second floor of the garage into a
secondary dwelling. The Board granted the requested relief in the Decision in BOA File No.
056-95. The Board's Decision in BOA File No. 056-95 granted variance relief validating the
front yard setback intrusion and conversion of the second floor garage space into an apartment,
while maintaining the existing garage space on the first floor. The lot also contained a
complying separate primary single-family dwelling located to the rear of the lot.
Applicants' counsel stated that in 2003, Applicants requested a Modification to the
previously granted variance relief to allow conversion of one of the two first floor garage bays
into additional living space for the second floor apartment. The Board modified said relief in the
Decision in BOA File No. 087-03.
4. Applicants' counsel stated that the Applicants are now requesting a modification to the
variance relief granted in the Decision in BOA File No. 056-95, as modified in the Decision in
BOA File No. 087-03. Counsel stated that the planned conversion of that portion ofthe first floor
of the structure now dedicated to garage space would result in the elimination of the garage bay
by its being remodeled and incorporated into first floor living space to be used in conjunction
with the second floor apartment. Counsel also represented that the secondary dwelling as
proposed and so converted would remain a single-bedroom dwelling only and would continue to
meet the 12-foot scalar separation and 20% differential required in the Zoning By-law between
primary and secondary dwellings. There would be no expansion of the footprint of the structure
within the required 30-foot front yard setback area.
5. Therefore, based upon the foregoing, the Board finds that the requested Modification of
the previously granted variance relief to allow the structure to be converted entirely into a
secondary dwelling by removing the remaining garage space on the first floor, without expansion
of the footprint within the required 30-foot front yard setback area, would not create any further
nonconformity and would have minimal impact upon the neighborhood, particularly in light of
the fact that all required parking would continue to be provided on site for both dwelling units.
The use would be in harmony with the general purpose and intent of the Zoning By-law and the
Board further reaffirms the Variance related findings made in the previous Decision in BOA File
No. 056-95, as amended in the Decision in BOA File No. 087-03.
6. Accordingly, by a vote of four in favor (O'Mara, Koseatac, Wiley, Tupper) and one
opposed (Sevrens), the Board GRANTS the requested MODIFICATION of the previously
granted VARIANCE relief in the Decision in BOA File No. 056-95, as modified in the Decision
in BOA File No. 087-03, to allow the elimination ofthe remaining garage space and, thereby, the
conversion ofthe garage/apartment in its entirety into a secondary dwelling subject to the
following conditions, incorporating the conditions from the previous Decisions:
(BOA File No. 023-07)
(a) The secondary dwelling shall be limited to a maximum of one bedroom
without further relief from this Board;
(b) The apartment shall be limited to year-round occupancy; and
(c) The footprint of the garage structure shall remain substantially unchanged,
and any additions to allow for second floor access and dormers shall be made
outside of the 30-foot setback area.
April 3D, 2007
.J
N~~~~
\,~~
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:
JANE B. CLOUGH AND DAVID CLOUGH
BOARD OF APPEALS FILE NO. 023-07
Applicants are seeking a MODIFICA nON of previously granted V ARIANCE relief in the
Decision in BOA File No. 056-95, later modified in the Decision in BOA File No. 087-03, in order
to remove the remaining single car garage space on the first floor of an existing structure and convert
the entire structure to a secondary dwelling. The first Decision allowed the conversion of the garage
into a garage with an apartment on the second floor. The second Decision allowed the expansion of
living space into the fust floor area, while maintaining the single interior garage space. The
structure, sited within the required 30-foot front yard setback area as close as about 12.8 feet, was
constructed in 1980. All required parking spaces would continue to be provided on site. In all other
respects the lot and structures contained thereon, are conforming to the requirements of the Zoning
By-law.
The Premises is located at 3 POND ROAD, Assessor's Map 56, Parcel 151.1 , Land Court
Plan 14830-7, Lot 132. The property is zoned Residential-2.
/l/~.~r~
Nancy J. SevreC rman
PLEASE NOTE THE CHANGE IN TIME FROM 1:00 PM TO 12:00 PM.
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
AL TERNA TIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
"
NANTUCKET ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
NANTUCKET, MASSACHUSETTS 02554
CASE NO. ()~)-6)
FEE: $300.00
APPLICATION FOR RELIEF
Owner's name(s): David Clough and Jane B. Clou~
Mailing address: C/O Vaughan. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
Applicant's name(s): Same
Mailing address: C/O Vaughan. Dale and Hunter. P.C.. POB 659. Nantucket. MA 02554
Locus address: 3 Pond Road Assessor's Map/Parcel: 56/151.1
Land Court PlanIPlan Book & Page/Plan File No.: LCP 14830-7 Lot No.: 132
Date lot acquired: 9/15/03 Deed Ref.: Document No. 103873 Zoning District: R-2
Uses on Lot - Commercial: None X Yes (describe)
Residential: Number of dwellings: ~: Garage/Apartment and Primary Dwelling
Building Date(s): All pre-date 7/72? No or C ofO(s)?
Building Permit Nos:
Previous Zoning Board Application Nos.: 056-95 and 087-03
.
State below or on a separate addendum specific relief sought (Special Permit, V ariance, Ap~eal), &~tion of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing n~nconf01!mities:
- )
"
)
Variance modification pursuant to sec. 139-32 of the Nantucket Zoning By-law from the ~equiren1~nts of
sec. 139-16 A. Intensity regulations- Front yard setback. Please see Addendum, attached hereto. '.j
}
I certify that the ineatiOn contained herein is substantially complete and true to the best of my
knowledge, under t e "ains d penalties of perjury.
f
SIGNATURE: Applicant Attorney'Agent X
(If not owner or owner's tto ey, please enclose proof of agency to bring this ma1;ter before the Board)
f>/Tl Fq~Q~FICE USE I /
Applieatio" ~ived 0": :;, -""-L By: :!: ~ /l{) Complete: V Need copies?:
FiledwithToWllCierk:Z1Z2@P18_' --B 8Id.-,-,_BuildhJgDept.:-' ~pg
Fee deposited with Town Treasurer:l:.J~q By: IQ~JVaiver requested?: Granted:-' -'-
Hearing notice posted with Town Clerk:? P2q;}2Mailed:'2,tZ2(f) I&M:.3LO?&3r~
Hearing(s) held on:-'-'_ Opened on:-'_'_ Continued to:-'-'_ Withdrawn?:_'_/_
DECISION DUE BY:-,-'_ Made:-'_'_ Filed wffown Clerk:_'-'_ Mailed:-'-,_
DECISION APPEALED?:-, -'_ SUPERIOR COURT: LAND COURT Form 4/03/03
.,
ADDENDUM
The Applicants, David Clough and Jane B. Clough, seek a Modification of
previously granted Variance relief pursuant to Section 139-32 from the
requirements of sec. 139-16 A, Intensity regulations (Front yard setback) of the
Nantucket Zoning By-Law. The Applicants wish to convert a garage/apartment to
solely a single-bedroom second dwelling while eliminating the garage use. The
property is located at 3 Pond Road (the "Premises"). The Premises is located in
the Residential-2 District.
The Premises consists of a lot of land approximately 21,143:1: square feet
in size as improved by a single-family dwelling and garage/apartment. The
Premises is conforming as to lot size, ground cover ratio (having a ground cover
ratio of approximately 7.7 % in a zoning district that allows 12.5 %), and frontage
(having frontage of 100' in a zoning district that requires 75').
By way of background, the Premises was a portion of a bigger lot that was
subdivided in 1984, creating the subject Locus as well as the newly abutting
property with frontage on Hussey Farm Road. As a result of the subdivision,
newly created Locus, was now subject to its frontage and front yard setback off of
Pond Road. Accordingly, what had once been a 10' side yard setback off of Pond
Road with a conforming garage at 13 +/- feet became a front yard setback with the
pre-existing garage sited well within the 30' front yard set back required in the R-2
Zoning District.
Applicants' predecessor-in-title applied to the Nantucket Zoning Board of
Appeals for a V ARlANCE to ratify the siting of the pre-existing garage within the
thirty (30) foot front yard setback and for permission to convert the second floor of
the garage into a secondary dwelling. The Board, in its File No. 056-95, granted
the requested relief subject to the apartment being limited to year round occupancy
and the footprint of the garage remained unchanged.
In 2003, Applicants requested a modification to that V ARIANCE to allow,
"...conversion of the second floor garage space as well as a portion ofthe first
floor e:arae:e space into a secondary dwelling." The Board, in its File No. 087-03,
granted the requested relief subject to the same conditions while additionally
limiting the apartment to a single bedroom only.
Owing to the unique location of the structure, conditions especially
affecting the Locus and not affecting generally the zoning district in which the
Locus is situated, a literal enforcement of the provisions of the By-Law would
involve substantial hardship, fmancial and otherwise, and the desirable relief may
be granted without substantial detriment to the public good and without nullifying
or substantially derogating from the intent or purpose of the by-Law.
The Applicants respectfully requests that the Board act in favor of the
requested Modification of Variance.
Town of Nantucket Web GIS - Printable Map
Town of Nantucket Web GIS
p;.f~_~Ewrm-
- ~ m_Y'-~~
)
(0
q
'''''"
"
,//
~
tjo
o
\1]-
-..>", <> \ . I
~: \ tJ ~
"~ ~,,:"r...,:,.. ,
'-. ...., .,.,. .
" ,
f:J )'" .,~~"" :,;:d:
........,.--.;, .
9ft
Prop ID
Address
Owner
56 151.1
3 POND RD
CLOUGH DAVID & JANE B
.
Sale Date
Sale Price
Book/Page
Lot Size
PO BOX 401
WENHAM, MA 01984
09/15/2003
$760,000
C0020876
0.49 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
Disclaimer 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
(;pnnr.::tnhir Tnfnrm.::tt-irm <::;"c:r,:::lm ((;TC;' n.::tt.::th.::tc:p.
Page 1 of2
-~ -
"---...~
-----
~
cr/C
[J
I
~.
~~
C)
~_ ~_t\t,:
~ OV
~
---------
Town of Nantucket, Mass
Map Composed
http://host. appgeo. com/nantucketmalPrintableMap. aspx?Preserve= Width&Map Width=864... 2/22/2007
Town of Nantucket Web GIS - Printable Map
Prop ID
Address
Owner
Sale Date
Sale Price
Book/Page
Lot Size
Page 1 of2
Town of Nantucket Web GIS
56 151.1
3 POND RD
CLOUGH DAVID & JANE B
PO BOX 401
WENHAM, MA 01984
09/15/2003
$760,000
C0020876
0.49 acres
NOT A LEGAL DOCUMENT
For general reference only: Important
caveats which must be considered when
using this data are available from the
Nantucket GIS Coordinator.
DLs\:lglml!L 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
(.;pnnr.:::lnhir Tnfnrm.::\tinn ~\fc::tpm (r:;T~' r1At~h;::llC:jO
~ ~-~~
"Y 0 .(
~
~----
Town of Nantucket, Mass
Map Composed
http://host.appgeo . cornlnantucketmalPrintab leMap.aspx?Preserve= W idth&Map Width=8 64... 2/22/2007
56-149
N/F JOHN f'. TRIf'ERO, ET AL, TRS
DHC8 ',-
!'NO
to-
~
a:
~
22' :!:
z
~
lU
i
~g
>1
8~
::t
e
(Jl
2
~
()1
~
Vi.
'''~~
\ I
30.1'~ ~It
\ i \ ~
\ \
!-
Nom
1,) 1 1/2 STORY DWEWNG DOES NOT CONf'ORM TO
CURRENT ZONING REQUIREMENTS 'MTH RESPECT TO
FRONT YARD SETBACK.
2.) LOT IS SUB.ECT TO NonCE Of' VARIANCE
RECORDED AS loc. DOCUMENT 19205
3.) LOT IS SU8JECT TO VARIANCE AND VARIANCE
IAOOIf'lCAnON RECORDED AS loC. DOCUMENTS
71707 AND 106203, RESPEcnVELY.
CURRENT ZONING: R-2
MINIMUM LOT SIZE: 20,000 SF
MINIMUM FRONTAGE: 75 FT
FRONTYARD SETBACK: 30 FT
SIDE AND REAR SETBACK: 10 FT
ALLOWABLE G.C.R.: 12.5"
EXISnNG G.C.R.: 7.7":!:
f'OR PROPERTY UNE DETERlAlNAnON THIS PLOT PLAN
RaJES ON CURRENT DEEDS AND PLANS Of' RECORD,
VERIf'lED BY f'lELD MEASUREMENTS. THIS PLAN IS NOT
REPRESEN'IED TO BE A nTLE EXAMINAnON OR A
RECORDABLE SURVEY.
N.B. 17/39
96.40'
IP+
r
L-
LOT 132
21,143 :t SF
POND
29.S':!:
--
OHC8
!'NO
-;-
I-{
J) I
I
I
\
\
\
\ \
\ ~ \
\ 1
~ \
\ \
\ \
\ \
\ \
\ \
\ \
J \
\
\
\
\
'\
\
I
I
L
ROAD
\
\
1
\
I
/
103.55'
DHC8
!'NO
~
()1
(;,
'!.
z
~
~
'"
~
lUg
. I
~~
0-
~
'"
~
~
C'l
~
(/)
(/)
to:!
-<
'oj
~
~
~
J~
\ _\ /70.00~.
" OHC8
!'NO
"
PLOT PLAN TO ACCOMPANY
APPLlCA nON TO ZBA IN
NANTUCKET, MASSACHUSETTS
SCALE: 1"20' DATE: OCT 6, 2006
DEED REFERENCE: LC CERT.# 20876
PLAN REFERENCE: LC PL 14830- 7
ASSESSOR'S REFERENCE:
MAP: 56 PARCEL: 151.1
PREPARED FOR: DAVID CLOUGH
and JANE B. CLOUGH
EMACK SURVEYING
2 WASHAMAN AVENUE
NANTUCKET, MA. 02554
(508) 325-0940
J-843
-t
15:/
,f--
l UP Rf:f 0 0
0 0
"
-~. KITCHEN 01
,\LL
OW
I- f
2'-10"~"" ~I
0 0
I
..
0
SINGLE BAY ( . BATH~
GARAGE
0
( ) I I
J
po.
~ I ~ ~
~8
;3 WH
't r
1"-
w
~-
~r
~
CLOUGH RESIDENCE 1/25/07
EXISTING - FIRST FLOOR
3 POND ROAD
NANTUCKET, MA GARAGE
-
I
l
'\
/
i l"'-'r'"
\"';.:.A""
I
I
I
~.\, r--"'I
\\ i . i
/ . I
. : I
i~~:
J. I !
/1, :
. r I 1
/.: I
,. .
r 1..-----'
I ;
BEDROOM
J
o
BATH
.
(
-
CLOUGH RESIDENCE 1I25/07
EXISTING - SECOND FLOOR
3 PON.D ROAD .
NANTUCKET, MA c;ARAGE
-
)
DECK
z
-f
/5:/
--+
'-
. ..----'
J-- UP R~r 0 0
0 0
KITCHEN 0
--
-- OW
-' 0 (
1
., I
I 0
tJ;~;~'~:' ,,~( BATH~
i'~' "~)
1(.
~~. 4,1 n
,,",
','
~t. :)
(~
~S'.. !.?IN~!;: I 1
0 #-- ,II'-f.we'.:_. I )~
@{., J
)
',\",,-
. ~ :~ >-
~
, '~,,::'"
~t:.pf
~8
-, r - n
CLOUGH RES1DENCE 1/25/07
PROPOSED GARAGE MODIFICA TIONS-
FIRST FLOOR
... - ..
3 POND ROAD
NANTUCKET, MA GARAGE
. .
~_..-... -.
\,
-,
~ --n
"_ 0_
~[
J:;:..
3
Town of Nantucket Web GIS - Printable Map
Page 1 of2
:.
Town of Nantucket Web GIS
56
, ..
56 14.4
'i'(:.
'\~".:. ..:J .
.'" .,~. \.
~:t.,,\," .::'\
\ t,
.. ' . ..,-
'~ 50.~ 97 i.
. . ,L ,.;5.
~ .,'.~
~;"1\ '.
,~~~-
!1ft
t~~
f"
_.t~
tIItf~/l! (3
-:6 15~~J' ~
c:
. d~
~ ..... ..,. . ,-
'; .....Ail'.- }i.' ~.'"f'.':.,::\" '-~':,.*. ,-'
.. ~.;~~L:"""':':
... ~ "'" ---I ~ .~.
~. 56~~
· . 'Scft.
~~~'t
,":.>,!,,:~~":;:~~,-r' ,', t-
,1.
c.56"1
Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
56 151.1
3 POND RD
09/15/2003
$760,000
C0020876
0.49 acres
o
Town of Nantucket, Mass
Map Composed
http://host.appgeo.com/nantucketmalPrintableMap.aspx?Preserve= Width&Map Width=864... 1/25/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
,tf
Town of Nantucket Web GIS
56 150
r-ji
I~
ir
~~
r
Jl.
--1D
;!,\
~'-I!..i
;J
it
;M}
;\\,
~o j1
'-";fi ~
1Ct,.o,.-," ,
-~: :
f_
:'1:
I
"1
i
-,f
--~
Prop ID
Address
Sale Date
Sale Price
Book/Page
Lot Size
56151.1
3 POND RD
09/15/2003
$760,000
C0020876
0.49 acres
o
Town of Nantucket, Mass
Map Composed
http://host.appgeo.com/nantucketma/PrintableMap.aspx?Preserve=Width&Map Width=4 3 2... 1/25/2007
.1#
~
~
~
~'""-----
IQ;~L l.~----~~~~-__
~t> ~~1
i/>($ ~
MIZZENMA'!r !
:!l
~(JOOER LN
~
:')
r
n
D
I
6
~
~
~
<l9,
\
-'oPPf. ~
€lo^, "?o C)..
~ fh
en :l> C'l
OJ ,... ~
* 3 ~
'" -
~ :n l>
-<: 0 r-
2
fJ'
Iff
;1;,"*
cP
~""
'~
"0
!f,oo<5>,.
"'Iv
GI?~IV
;:
01'
"'-'~
$~
~
,,~
~
~
,
ffGH BRuSH PA
~~
~'ll
ij>~
1>0
/
A
/ ~
'"
"
'"
-'-Op ffl
~<S
'0,-, .
'1;,
01>
01>
~
<:::.
~
9p
9p
'C
on
on
~<ll
~
~
"1
~
CAro LN
SEA "0
!t c,.f'
~.
Pti m'
Pc"?,,?y LN CASANr OR.~/
essEX ROAD
NlS:R:l~
AUlI~
"1
~
~
'1~
G~
OG<l
~o
Q'~o
,{)'>' ::S"
.FOJ d?~
~ _<)-t
~
I\IoJy
"t
~
;Il
(fJ
:I:
~
'"
r
Z
'.. 'A)
'.,~
',; ~
~
It-. ~\" ttO
, .,!) ~:~,
~ 0
~"t ~
.:
g!
o
o
::E
SOMERSET RD Iii
~
o
;Il
,,11 dlHSON11l:\:1
C /~
'11;0
,/ <1r
&: ~ ~i~
aJ C'l ,m,S::
I!J-----r---~~z
6jg! .:0
mZ l>~
~!Z !Z;:!
Z z
~Q
'f-v.
Il'~
:t! Cow A)
~ ~
"1 (:)
~ ~
k~'-N
,to
~.ji
&#~~
x>'>>~ / ~~-
C) .,.<> '~'lb
~<l'
<',.
/'
~
...",~'\~,
.^~ _,o~. "
~ 'l3.
~ ~
~ <t-
<;.
SURFS/DE RD
pINE GRot,
~<1- ~\>f'/
#1.0~
~ '>>~
II! y,t:>
~ -i~
~ RDOS';v~& ~"'O
~" , ~01>
'I?o ::'
~
,?!
.i7 0'"
of .! ~& LIk!
~~ ~ ~o'
-4t:>~ 't' C5 ~
..f:' itUl.f. ~ C5
-1(, LIV ~
~ &'
,o"y' '%'>-8 p$
,,'i> "'--1;'"
~ ~
NlOl.V::>
Jr"'-~-
!
PAVPAMO WY
I l'~._ ! o13~
~ ''''''''''' / P"'~t.t.! PoluwOGPoHQRD
~, ~~"-~ ~ M/u. HILLLN
C).. 1 ~ g Go
~ to.Lo'J'<> %
~ ~ m
$ ~ f ,:g
~,~l ~ h?;:
V ~ I ~
~ g;
SURf:slO
~"?D
.:
g!
o
o
~
<
ffi
~
o
f'tNUiAM Cl ;U
Ol:l "~-}3SSl'\H
, ~
C'l
:r
m
, '"
, -i
SOME~ET'iJo
Q
::0
o
en
!l/
i;J
....
~
(~
I'"
."
!!l/
'r-
,i~
GATO LN
/
.:? """~u,
""""""AV
~ "
~ <..
~ ~ \ \
1:> ~. ~~
I Cl~ <;:.
~'G>
~ ~"L~
'\, .:'- cl'",
C?e ~... ,I
<:>..... 9,
~'O ,c}.. '~\~ /
1:> ,},'> '11
.:1'<> <It. ~'1j '\ 040
Co <;ls, ~~o ~ ~ ..<1-
'I '\.~ ~ ~
~ 9j>~ ~ ~ 9j>~ 1:-
~ / 1>0
c,~
)'
,,-tfJ
~
4
"
(
"",
~'"
'J-
\~'"
\~
J: \~----- -' -
€ \~
~
J(
J
()
&
....
WlNN sr
1c.
\
1--<)
~
~
.,~
..d}.
"
k' l-
~ '!.
..lo:
.. Qi
\f!
..jf;~#
-t> ~
YSl' '"
,t;:-~"'IlL. s-,- !.
~~
"-
~
e
;'li
~ ~
~ ~
I
~
...."
I'f'-#
~'5
~ NtaL Sf
~
'-,."
./-#
~ ~
~ '\
~ ~ ~ ~
~ \ ,~1
"l ~ ~<).
8~", ~ ~....~ \ \ \
\ ~A~ ~ ~ ~
~ Xt ~
<jl ~~ ~
't. '!~ ~ $' i
\ ~ ~ 'i.
,\ ~ ~\..~
~ '\ '..#
t. \; ~.p
~ \. ~
k "\' \ ~
\ 't ~ 'to_ '.
" ~ <!l. ~ >-
\\"1. ,,.,,~~
~ -:-/,t "}. -I?';/
...,. ....t? ;
,f T.
."
~
~
~ fI
;~;; ./~
~..
\. ~
,~\
~ \'t ~
\\ ,~
~~ '\
<).
\.
UOOOES
103873
~
l'
aJ
~
o
~
.
o
"2:
..-
~
E
~
~~ 0
UJ
C"'J ~~ ~ :;:;)
en
l' S!2
~ '$ a: Wo
M t; E ....J~
~('"I') w!:::z
0 () #~ m~1 (,!)t--
<u...O
~ o..ow
UJEQ
) .J.1 It; l..I? t-a:
.-
. t;l ~ <(0
0 o en
Lu .. a: ~ ci g;~
:z - o () :z
~ LL 9 ~ ~t-a:
A ~~ < 8ffiF-
~ C g '-" CDUO
u: Za:Z
~ i~ ;::: QUJ<r
ex:
~~ ... I--LL
E '-" <en
:z ~z
~ ./l1- 0 a~
0 i
w :t!t-
.... ~
i &
OOOOl)C
103873
MASSACHUSETTS QUITCLAIM DEED
WE, PHILIP M. JEKANOWSKI and ELIZABETH C. JEKANOWSKI, of 694 NE Wax
Myrtle Way, Jensen Beach, Florida 34957
for consideration paid and in full consideration of SEVEN HUNDRED SIXTY
THOUSAND and no/100 ($760,000.00) DOLLARS,
grant to DAVID CLOUGH and JANE B. CLOUGH, of PO Box 401, Wenham,
Massachusetts 01984, as joint tenants with right of survivorship,
with QUITCLAIM COVENANTS,
that certain parcel of land with all improvements thereon situate at 3 POND ROAD in
Nantucket, Nantucket County, Massachusetts, bounded and described as follows:
Lot 132 as shown on plan numbered 14830-7, drawn by Michael S.
Bachman, Surveyor, dated January 23, 1984, and filed with Certificate
of Title No. 12,300 at the Registry District of Nantucket County.
Said lot is subject to rights, easements and restrictions of record as set out on
Certificate of Title No. 15,949 at the Registry District of Nantucket County as same
may be in force and applicable.
Said lot is subject to the following:
New England Tel & Tel Co. Easement dated May 2, 1973, and registered as
Document No. 14502 at said Registry District.
Notice of Variance dated January 24, 1978, and registered as Document No. 19205
at said Registry District.
Nantucket Board of Appeals Variance dated November 2, 1995, and registered as
Document No. 71707 at said Registry District.
C:\Active clieot,IJEKANOWKSI. PHIL.t EUZlSALE - 3 POND ROADldecd.....doc
. ."';
OOOObt
,;+
103873
For Grantors' title see Certificate of Title No. 15949 at said Registry District.
WITNESS our hands and seals as of the d day o~f~
,2003.
~) C~JW08CU
ELI ETH C. J NOWSKI
County of (17/iI<.T/,J
STATE OF FLORI DA
,ss. 5cPTc/11fJil? :<,2003
Then personally appeared the above named PHILIP M. JEKANOWSKI and
ELIZABETH C. JEKANOWSKI and acknowledged the foregoing instrument to be their
free act and deed, before me,
~,cALL
Notary Public: -
My Commission expires:
NANTUC:VE-,.
J=<:EG DEEC';:'i
NANn-UC,<ET
.i...".::.
C0--n. ~e--e-(1
,I""', J)' E J]~~1.
",~~'I Plli~ lane . .uuc.uenek
$ ~""A-';~ COIIUlIiasion f CC 911112
NAN1'ucKET LAND IW<< ~\.~~ ~ires Nov. 12.2004
CERTlFIC.\TE ~P,'f\~'" Boaded ftnl
~Plld' 16'. ~, 'II"'~' AlluJie &1IlfIDB Co., lDc.
.~,a:J
~
O~~
'7' ~5'?i;j'1
u~.
OODODO ~.::;.3~:}
$~il~.;j5. ~';D
C~AS[~:
-$-34..::~~~~~~ _ 6()
C,lAct;ve dienlSIJEKANOWKSI. PIIIL & ELIZlSALE - J POND ROAD\deedwe.doc
".'
......
';11
~:l
~
~
,..
r'-
o
d
z
....
z
w
:E
:::J
U
o
o
I'
~ z ~ ~
J I~
~ er-
r'- \f)
:: ~
f'<al!i I
0 c - &II
d .!l ~ a: 0 ~
Z '- 2' - l'(\ w
l- \- .. ~ a:: 8
z ~ - ~ ~ ~
W it
~ 1~fag fi ~
w
:::> ~ > I 0
(,) ~ ; <'() ~
0 ~ i !
Q
z ~ ....
~
~
071.707
6S? --05--
---." ,..:..-..-"':'" ~",....
. ,}!
",
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
November ;L" 19 95
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
following:
Application No.:
056-95
Owner/Applicant:
D. COLLIER A/.l:.19 ek'."N.r~ c..:J'i!.I::4.uTw~.:
PHILLIP M. JEKANOWSKI AND ELIZABETH
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.
~~
Micha 1
O'Mara 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
ZONING BY-LAW 9139-301 (SPECIAL PERMITS); ~139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
07~707
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Assessor's Map 56
Parcel 151.1
Residential-2
3 Pond Drive
Land Court Plan 14870-7
Lot 132 ,~~9
Cert. of Title ~27e4
At a Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS,
held on FRIDAY, OCTOBER 13, 1995, at 1:00 P.M., in the Selectmen's
Meeting Room, Town and County Building, Broad Street, Nantucket, MA,
on the Application of PHILLIP M. JEKANOWSKI AND ELIZABETH D. COLLIER*
of 3 Pond Drive, Nantucket, MA 02554, Board of Appeals File No. -.r~ __~~.
056-95, the Board made the following Decision: JtNK~ ~A../.if;t.C. J~IV-'---
1. Applicants request a FINDING that a garage structure is
protected from enforcement action pursuant to M.G.L. ch 40A, ~7 and
further seek relief by VARIANCE pursuant to Zoning By-Law'~139-32
from the requirements of Zoning By-Law ~139-16A (Intensity
Regulations - front yard setback). Applicants propose to construct a
secondary single-family dwelling unit within an existing garage
structure that is sited 12~ feet from the front yard lot line in a
district that requires a minimum front yard setback of 30 feet.
The premises is located at 3 POND DRIVE, Assessor's Map 56,
Parcel 151.1, Land Court Plan 14870-7, Lot 132. The property is zoned
Residential-2.
2. The Decision is based upon the Application and materials
submitted with it, and testimony and evidence presented at the
Hearing. The Planning Board made an unfavorable recommendation. There
were two (2) letters and one (1) petition, signed by five (5)
abutters, on file supporting the proposed conversion of the second
floor of the garage into a dwelling unit. The Building Commissioner
alSO spoke in favor of the grant of relief.
3. The Applicants purchased this property in 1986 when there was
on~ (1) structure located on it, the subject garage, which was built
in 1980. At the time of construction of the garage the Locus had been
part of a larger lot and considered a use ancillary to the single
family dwelling and office contained therein. In 1984 the predecessor
in title subdivided the property into Lot 132 (the "Locus") which
contained the garage and Lot 133 which contained the dwelling and
office. Lot 132 then measured its frontage along Pond Drive and Lot
133 maintained Hussey Farm Road as its frontage. When the two (2) lots
had been considered as one (1) the Lot met front yard setback
requirements from Hussey Farm Road and further, met the 10-foot side
yard setback requirement for the garage from Pond Drive. When the Lots
were subdivided, the lot with the garage on it became non-complying as
to front yard setback being sited 12 feet from its front yard lot line
as measured from Pond Drive rather than the required 30 feet.
07~707
,
However, no enforcement action was ever taken and the garage has
remained in the same location from the date of the 1984 sUbdivision
until the present. Applicants subsequently received a Building Permit
and Certificate of Occupancy to construct a single family dwelling at
the rear of the Lot that met all dimensional requirements and in 1990
received a Building Permit to construct a deck onto the house.
Applicants now propose to renovate the two-car garage
structure and convert second floor space into a garage apartment.
There would be no increase in the footprint of the structure and any
additions that will be made to accommodate exterior stairway access
and placement of shed dormers on the structure would be made outside
of the 30-foot setback area. Applicants would be allowed to convert
said space and have a secondary dwelling unit on the premises as a
matter of right were the garage sited outside of the setback area. Any
alteration to a non-complying structure would have to be made by
Variance.
Applicants represent that moving the structure would be
difficult and cause extreme financial difficulty, costing several
thousand dollars. The placement of the existing septic system and
leaching field would severely hamper relocation to a point outside of
the required setbacks while still maintaining the required 12-foot
distance from the principal dwellin~. Applicants stated that the
nearest abutter, at 5 Pond Drive, preferred that the garage remain in
its present location to minimize infringement on his privacy which
would occur should the garage be relocated. The abutter at 10 Hussey
Farm Road also expressed the same concern and preference. However,
both supported the addition of the garage apartment. It was also noted
that Applicants had been before this Board in 1986 (BOA File No.
132-86) asking for similar relief but the Application was withdrawn
without prejudice.
4. The Board finds that the garage structure is protected by the
lO-year curative statute from any enforcement action. The Board
further finds that due to the facts as presented in this case, and the
overwhelming neighborhood support for the proposal, and owing to the
unique location of the structure and difficUlty relocating it,
conditions especially affecting the Locus but not affecting generally
the zoning district in which the Locus is situated, a literal
enforcement of the provisions of the By-Law would involve substantial
hardship, financial and otherwise, to the Applicants (in that they had
purchased a lot in good faith with a non-complying structure on it)
~nd the desirable relief may be granted without substantial detriment
to the public good and without nUllifying or substantially derogating
from the intent or purpose of the By-Law.
5. Accordingly, by a vote of four (4} in favor (O'Mara, Williams,
Leichter and Waine) and one (1) abstaining (Balas), the Board GRANTS
the requested relief by VARIANCE under Zoning By-Law.~139-l6A to
allow conversion of the second floor garage space into a secondary
dwelling unit and further makes the finding that the garage structure
is protected from enforcement action by the curative statute subject
"~".
.4 ~I .. ...
071.707
to the following conditions:
a. The apartment shall be limited to year-round occupancy;
and
b. The footprint of the garage structure shall remain
substantially unchanged, and that any additions to allow for second
floor access and dormers shall be made outside of the 3D-foot setback
area.
Da ted: November d-.-, 1995
MiChJJ~ ~
(j1~/1 MdJ-
Ann G. Balas
TOW RECEIVED
NA N CLERK'S OFFICE
NTlJCKJ::T MA 02554
NOV 02 1995
"/vlt;. ______
---------
." .
CtERK: . ''',
----------.--.._-::,-,~::X~__' .',
'.... ,.:_; 4;,:....,:.... "''; t"
I CERllFY THAT'20i1AYSHAVE~AFT~THE.OECIStO/'. '
:S=.~~~F~..OF.....i.~..~..j.~~__': T~~s
4OA. SII!CTtClM'H'. . .... i"/~ d '>
.... ,.' ... P"foWrT.C K,'
',;_ , ". '., '_' ,.,~ J \"
". '... .....APJkl ~.1396 '
, ,.',,"':-... -~ \. ~~." .~~.~"';
6'
'f.
M
o
~
o
..c
:i
i
~
000221
M :( I ~1
~ 9 'It ~ ~4
~\j\-C~!E
f"4 2 ~ a l:- m~
· <t' - -~ r-1 It
o _ JJ.. JIll m a::
Z ~--~ l&.J 0
%~~La-~~
/<; ~ ~~
T ~ ;~
,~
r fYlmFYm~T20 DAYS HAVlEINIII) API'M
'; ;{L DfX1SJON WAS f1LED IN TIlE 0FftCB CJI 'IHI
'l'~-:w~ a.atK. AJlD TP.AT NO APPEAL HAS B8BN
~1L6D. f\UWttlOG&&ALLAWS4M,SBCUCIC 11
~. -.-/
... -. . - .- .
, -'
. -:.-11.--."
_.~~
106203
FEB 11_.;., ~.:'. .
.. ~ . .!.;.'
ATTEST: A TRUE COpy ..;-.
.,.
^. C- . _ .
~~
- .
NANTUCKET TOWN CLERK''. -
4j:.'
/
TOWN OF NANTUCKET
1062.03
ORIGINAL
000222
BOARD OF APPEALS
NANTUCKET, MASSACHUSElTS 02554
Date:
:1m~~ 2t)
, 2rY:>'f
To: Parties in Interest and,Othersconcer~ed with the
Decision of the BOARD OF APPEALS in the Application of the
fOlloving:
tw?-03
~r~t1 ~(aJjtt Ql"dJ
rlCJtJ~
Application No.:
Owner/Applicant:
:1oo\e~8
Enclosed is the Decision of the BOARD OF APPEALS'yhich has
this day been filed in the office of the Nantucket ~own
Clerk.
~
An Appeal from this Decision may be taken pursua~_to
..... c:;....
Section 17 of Chapter 40A, Massachusetts General __ s. ~
7.. N
Any action appealing the Decision must be brough~ 0
filing an complaint in court within TWENTY (20).~s af~
this day's date. Notice of the action with a cOPY~f theUJ
complaint and certified copy of the Decision must be given
to the Town Clerk so as to be received within such TWENTJD
(20) days.
~~iJ
._,
, I
. .
..._~.
. .
:-i
\)~~~~
~~<J . - ehai-rm.an
J
cc: Town Clerk
Planning Board
BUilding Commissioner
PLEASE NOTE: MOST SPBCIAL PBRMITS AND VARIANCBS HAVB A TIME
LIMIT AND WILL EXPIRB IF NOT AaTED,UPON ACCORDING-TO NANTUCKET
ZONING BY-LAW 1139-301 (SPBCIAL PERMITS), a139-32I (VARIANCES)
ANY QUESTIONS, PLBASB CALL THE NAN'l'UCJtBT ZONING BOARD OP APPEALS.
000223
106203
Zoning Board of Appeals
1 EAST CHESTNUT STREET
Nantucket, Massachusetts 02554
Assessor's Map 56
ParcelISI.1
Residential-2
3 Pond Drive
LC PLN 148J0-7
Lot 132, C.O. T. No. 20,876
At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, December 12,
2003 at 1 :00 P.M., in the Conference Room, in the Town Annex Building, 37 Washington Street,
Nantucket, Massachusetts. the Board made the following Decision on the Application ofDA VID
CLOUGH AND JANE B. CLOUGH, clo Vaughan, Dale and Hunter. P.C., Whaler's Lane, P.O.
Box 659, Nantucket, MA 02554, on Board of Appeals File No. 087-03;
1. Applicants are ilIP.P.Iring a MODIFICATION of previously granted VARIANCE
relief in the Decision in Board of Appeals File No. 056-95 that allowed the constJuction of a
second floor ovea- an existing garage structure to provide a secondary dwelling. The garage was
sited within the required 30-fuot front yard setback area in 1980. Applicants are now proposing
to expand the living space into the first floor area of the ganage space, while maintaining a single
garage space. Entry steps added on the westerly side of the structure within the required 30-foot
setback area would be removed and access would be provided outside of the 30-foot setback
area. The Premises is located at 3 POND ROAD, Assessor's Map 56, Parcell5!.l, Land Court
Plan 14830-7, Lot 132. The property is zone Residentia1-2.
2. The Decision is based upon the Application and materials submitted with it and
testimony and evidence presented at the Public Hearing. The Planning Board made no
recommendation in this matter as the matter was not of planning concern. There was one letter
in support of the Application presented at the Public Hearing.
3. AppIiamts, through counsel, ~ that the Locus was a portion of a bigger
romer lot that had been subdivided into two parcels in 1984. Upon subdivision newly crated
Lot No. 133, abutting the Locus to the east, was benefited by and subject to a front yard setback
taken from Hussey Farm Road and side yard setback from Pond Road. However, upon
subdivision, newly created Lot 132, the Locus. which until then had been subject to a ten-foot
side yard 8etback, now took fi'ontIge off of Pond Road and was therefore benefited by and
OOO%~~ ti
106203
subject to the thirty-foot front yard setback required in the zoning district. CcmsequentJ.y, the
. subdivision left the Locus with a garage, origiDally sited outside of the ten-foot side yard setback
prior to subdivision, now sited within the thirty-foot front yard setback area.
Applicants explained that in 1995 Appliamts' predecessors-in-inta'est applied to
the Nantucket Zoning Board of Appeals for a Variance to ratify the siting of the existing
nonconforming garage within the thirty-foot front yard setback area and for pennission to
convert the second floor of the garage into a secondary dwelling. The Board in the Decision in
BOA File No. 056-95 granted the requested relief provided that there was no expansion of the
footprint within said setback area and that the apartment be limited to year-round occupancy
4. Applicants are now requesting a Modification to that Variance to include the
highlighted portion of the following text: ". ..conversion of the second floor garage space as weD
. . D8I'tieII of tile lint fteor _raft mace into a secoudary dwelling.. AppliC8Dts stated that
the plAnned conversion of a portion of the first floor garage space would include living area as
well as kitchen &cilities. while leaving one conforming parking bay for use as a garage on the'
:first floor. There would be no expansion of the footprint or any further intrusion into the required
30-foot front yard setback area.
5. Therefore, based upon the foregoing, the Board finds that the requested
Modification of the conditions in the Variance granted in the Decision in BOA File No. 056-95
to now allow alteration of the interior first floor space to allow an expansion of the living ~
without expansion of the footprint within the required 30-foot front yard setback area, would not
be IIJbmmrial1y more detrimeota1 to the neighborhood than the existing nonconfonnity and
further reaff'UJbS the Variance related findings made in said Decision.
5. Accordingly, by an UNANIMOUS vote, the Board GRANTS the requested
MODIFICATION of tile VARIANCE granted in the Decision in Zoning Board of Appeals File
No. 056-95, under NA11k1dtet Zoning By-law 139-16A, to allow the conversion of the expansion
of the second floor living space of tile secondary dwelling into a portion of the first floor garage
space. while mqint"'Jling a one-bay garage space for parking, subject to the following conditions
(whk:h inoo.tporates the conditions contained in the previous Decision):
106203
U'002:~5
. I!
<a) The apdilmet4 sball be limited to year-round occupancy;
(b) The fooqRint of the garage structure sball remain substantially unchanged,
and any additions to allow for second floor access and dormers shall be
made outside of the 30-foot setback area; and
(c) The apartment sbalI be limited to a single bedroom.
___n~
. Dale Waine
Edward Murphy
. I .. ~
! :
r
~
BoA Form
2-89
~&OO
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
J '~~'J 2 ;; '1
'~lj. tLi
ASSESSOR'S LIST OF PARTIES IN INTEREST
PROPERTY OWNER:
\X1v\G l' c-\:''ne~~ ~-\l)06~
APPLICANT FOR RELIEF (SAME? ~ ):
ADDRESS OF PROPERTY: -?; ~Of\~ 7~\)
ASSESSOR'S MAP - PARCEL: ~0 \s:\ .\
*
*
LIST OF PARTIES INCLUDING ADDRESSES
*(OR SEE ATTACHED ~):
I certify that the foregoing (or the attached _) lists all persons,
natural or legal, 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 three hundred feet of the
~roperty line of Owner's property, as they (and their address) appear on
the most recent applicable tax list [per M.G.L. c.40A, s11 and Zoning Code
Chapter ;;' ;;79D(2)]. &~ a ~~
~ . , Assessor's Office'
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
relief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
" ,.h I~,..,'O... c! 1".0.-_
Submitted by Vaughan and Dale, P. C.
Da te : \.<2S". ~
Client: r\6-J6H---
"-
N
'"
"-
N
o
o
~~~~~~~1~~~~~~~~~~~~~~~~~~~~~~ ~
ro
WI\)~""I-II-II-II-II-I""'''''I-'''''''''I-I''''''''''''''''''''''''\O\D\O\O\O\O\D\O t"
\O\O-..JO'IO'IO\U1lJ1U1VlUllJllnU1l1ll1l...,........:JO'IO\.WW....O 0
VI .... ~ I\) .... 0 \0 m ....:J 0\ Ul . W W .... 0 \0 ~ ....:J 0\ VI ~
U1
IV
o
-J
~
~ ~ ~ ~ ~ ~ ~ 8 ~ ~
: ~ ~ g g ~ ~ ~ ! ~
~ ~ ~ ~ ~ ~ e ~ ~ e
'"' g ~ H ~ ~ ~ ~ ~ 0
~ ~ ~ ~ m : : ~ ~ ~~
A'I Cot to Itt ~
Joi c.. >' :., lJC
~ ~ ~ ~ ~ ~ ~ ~
~ Q Eli g i ~ ~
~ ~ ~ ~ '"' ~ ~
~ ::l ~ l:I ~ !:! ~
~ ~ '"' ~
~ E:
to "
~.....
H 0
~ ~
~
" ~
~
tl
~
I i ~ ~
~ to II:
· ~ ~ trI
I ! i ~
* .... 1-1 tr.l
tt ~ ~ 8
~ i ~
:0
m
=
H
'"
"
.....
o
~
~
~
g
l<I
t<
to
'" ...
~ ~
:0 ~
o
1: ~
~ gj
:0
to ~
~ ~
tl ~
~ 5 ~
Cot ~ ~
'"'
~ e ~ ~ E ~ ~ ~ ~ ~
~ ~ ~ ~ a ~ !:! z ~ ~
c.. .... H ~ ~ ~ H~ ~
o "" H ~ ~ :0 II:
~ :: @ ~ ~ ~ ~ ~
'" ~ ~ ~ ~ ~ ~ ~ ~
!1 .., = H A" tIl 0
~ "H"
t< i:;~~~
~ Cl a t< i:J
~~~ !:!gj
l<I to
t< t< '"
E
l<I
~
" "
..... .....
o 0
'" a
~ ~
~ ~
~ ~
~ ~
" ~
..... l<I
o m
H
~ tl
:;: ~
~
~
o
"
.....
o
~
~
S
m
~
~
t<
H
H
H
~
~
'"
~ .., w ~ W \D ....:J .... .... ~ N \0 W ~ .... w .., 0\ ~ m N .., ..,
w 0 I\) \0 0\ I\) W .... I\) 0 VI 0 .... 0
"''' '" "VI'" VI ~~~... 0
~ ~ ~ i ~ ~ ~ ! ~ ! : ! ! ~ ! B ~ ~ ~ ~ ~ ~ ~
I\) ~ trI ~ ~ ~ ~ ~ 0 ~ ~: : ~ N ~ \0 W
~ ~ " ~ ~ m ~ ~ t< 8 P '" ~ ~ ~ ~ ~ ~ · ~
~ H~~~a ~ ~ :~~i ~~:>l~ VI
~ :t<~ ~ l<I ~~~~ ~~~~
...
... .
... '"
.
~ e t< ~
'" ;:j a ~
!:! ~ i:! ~
~ ~ ~ ~
ll: ~ e
~
ll: t< '"
~
~
"
.....
o
m
H
t<
'"
!:!
~
~
H
"
)e~Q)~U1-.J ~
~~Ii:: e
;Bi:!~~~ ..
~ a ~ : i i
~ ~ ~ ~ ~ ~
P ~
~
.
tl
~;;!;~;I!;I;i~;~;;;;!;;;;;!ii ~
! ~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ ~ a a ~ a a a a a ~ a a
~ ~ ~ i:!
~
m
~~~~~(i~~~~(i~~~~~~~~~l:~~~~~~~~ ~
000 .... 0 0 0 0 ..... 0 0 0 ..... .... 0 0 0 0 0 0 0 0 0 0 0 0 ..... 0 0 N
N N I\) 0 N 0\ I\) I\) 0 N 0\ N 0 \0 N .... N I\) N I\) ....:J I\) N N N NON N ~
o VI ~ ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ . ~ 0 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 0 ~ ~ ~
~ ~ ~ 0 ~ 0 ~ ~ w ~ w ~ ~ w ~ ~ ~ ~ ~ ~ ~ ~ m ~ ~ ~ w ~ ~
w . . . . w . . w . 0 . ~ ~ . ~ . . . . ~ . . . . . ~ . .
... ...
'" 0
'" "
~ ~
~ ~
i i i i i i i i ; i i i ; ! i i i ! i
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ i:! :c : : : i :c
""""" "'~HHH<<
HHHHH ~!!!!~i
tl tl tl tl
~ ~ :0 :0 :0 ~ ~
'"
ll>
-0
'"
...
a a a
m m "'
"' m m
i:! i:! i:!
~ ~ ~
~ ~ ~
t-"~loOW~W~~ 'tI
t-" td >- ~
I1111 !
m 0
~"'<<< n
!:l i!: H H H ~
"Ii!!! ~
H~~~~ ~
~
~,
..
"
o
~
..
~
I
..
f
..
~
Ztl:l
~~
rl::tl
:>1m
l.>il
>il:"'
, H
m
~~
~
~
..
~.
...
~,
g
i
..
..
..
'"
/
/
/
/
/