HomeMy WebLinkAbout064-07
"
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
~
Date: August
,25007
..:.j
To: Parties in Interest and. Others concerned with th~ DeciQ~on of
,-"
the BOARD OF APPEALS in the Application of the following: C~
,
N
Application No.:
064-07
-0
,>oJ
r',)
....
Owner/Applicant: ROBERT AND MEGAN TURNER
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.
(~ (JfiK
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.
I
NANTUCKET ZONING BOARD OF APPEALS
2 Fairgrounds Road
Nantucket, Massachusetts 02554
Assessor's Map 55, Parcel 4
23 West York Lane
Certificate of Title No. 21,613
Land Court Plan 13302-G
Lot No. 12
Residential -1 (R -1)
DECISION:
1. At a public hearing of the Nantucket Zoning Board of Appeals, on Friday, July 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 ROBERT AND MEGAN TURNER,
(hereinafter the "Applicant"), of 23 West York Street, Nantucket, Massachusetts 02554, owner
of the above-property; BOA Pile No. 064-07:
2. Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming use/structure).
Applicants propose to alter and expand their single-family dwelling by upward expansion of the
structure to create additional interior living space. While the majority of the upward expansion
would take place primarily outside of the required ten-foot front and five-foot side yard setback
areas, a portion of the work would take place within the front yard setback area and would raise
the about 19'4" ridge height to about 22'3". Two new dormers would be added to the new
second floor space within the existing footprint without coming any closer to the northerly or
easterly lot lines than the existing structure. Other alterations would be made outside of the
required setback areas and would not need relief from this Board to complete. The locus is
nonconforming as to lot size with the lot containing about 3,042 square feet of lot area in a
district that requires a minimum lot size of 5,000 square feet; and as to setbacks with the
structure being sited as close as about three feet from the front yard lot line in a district that
requires a minimum front yard setback often feet and sited within one-foot of the northerly side
yard lot line in a district that requires a minimum side yard setback of five feet. See also the
Decisions in BOA File Nos. 026-03 and 078-99.
The Premises is located at 23 WEST YORK LANE, Assessor's Map 55, Parcel 4, Land
Court Plan No. 13302-G, Lot 12. The property is zoned Residential-I.
3. Our decision is based upon the application and accompanying materials, and
representations and testimony by Applicant's legal representative, received at our Public
Hearing. The Planning Board made no recommendation finding that the matter did not present
any issues of planning concern. There was no other support or opposition expressed at the
Hearing or in writing on file.
1
4. The Applicants, through their representative, stated that they had acquired the Locus in
January 2005. The Locus was improved with a single-family dwelling, constructed in 1929, that
was sited as close as about three feet from the front yard lot line along West York Street in a
district that requires a minimum front yard setback of ten feet. The locus is benefited by previous
grants of Special Permit relief in the Decisions in BOA File Nos. 078-99 and 026-03 related to
reconfigurations of common lot lines with the immediately abutting lot to the north. Applicants
state that the siting of the structure is grandfathered as to location and is clearly visible on the
1938 and 1957 aerials in the Town records in its current location and general configuration. As
part of an overall renovation of the dwelling, the Applicants propose to expand the structure in
an upward direction, increasing the roof ridge height from about 19' 4" to about 22' 3" in order
to increase interior living space. The work would include the construction of two new dormers
that would add approximately 113 square feet of second floor interior living space to the
dwelling within the existing footprint of the dwelling. The structure itself is sited as close as
about eight feet from the front yard lot line, with the front porch sited as close as about three feet
and a portion of the increase in height would take place within that area without corning any
closer to the front yard lot line than the existing structure. Parking would continue to be provided
on site. The Board has granted similar relief to expand the structures in a similar manner on the
two abutting properties to the north, built at the same time and similarly sited as the subject
structure. There would be other alterations made to the structure that would not need relief from
this Board. Said work would be done in substantial accordance with Certificate of
Appropriateness No. 50,187, issued by the Nantucket Historic District Commission on March 27,
2007.
5. Based upon the foregoing, the Board finds that the alteration and expansion of the
dwelling as proposed would be an increase of the nonconformity within the required front yard
setback area with the increase in height and construction of a portion of one dormer and further
finds that said increase would not be substantially more detrimental to the neighborhood than the
existing nonconformities and have little impact as most of the upward expansion would take
place outside of the setback area. In addition, the Board finds that a grant of relief would be
consistent with similar relief granted to abutting property owners.
6. Accordingly, by a UNANIMOUS vote, the Board of Appeals GRANTS the requested
reliefby SPECIAL PERMIT pursuant to Nantucket Zoning By-law Section 139-33A(4) to allow
the upward expansion of the pre-existing nonconforming dwelling on the Premises within the
required front yard setback area as proposed, subject to the following conditions:
a. The alterations shall be done substantially in conformance with Certificate of
Appropriateness No. 50,187 issued by the Historic District Commission, as may be
amended from time to time; and
b. There shall be no further expansion of the structure within the required setback
areas without further relief from this Board.
2
(BOA File No. 064-07)
Dated: August R-, 2007
)
~~
3
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
2 FAIRGROUNDS ROAD
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 lli!!!
P.M.. FRIDAY. JULY 13.2007. in the Conference Room, 2 FAIRGROUNDS ROAD, Nantucket,
MA, on the Application of the following:
ROBERT AND MEGAN TURNER
BOARD OF APPEALS FILE NO. 064-07
Applicants are seeking relief by SPECIAL PERMIT pursuant to Nantucket Zoning By-law
Section 139-33A (alteration/expansion of a pre-existing nonconforming use/structure). Applicants
propose to alter and expand their single-family dwelling by upward expansion of the structure to
create additional interior living space. While the majority of the upward expansion would take place
primarily outside of the required ten-foot front and tIve..foot side yard setback areas, a portion of the
work would take place within the front yard setback area and would raise the about 19'4" ridge
height to about 22'3". Two new dormers would be added to the new second floor space within the
existing footprint without coming any closer to the northerly or easterly lot lines than the existing
structure. Other alterations would be made outside of the required setback areas and would not need
relief from this Board to complete. The locus is nonconforming as to lot size with the lot containing
about 3,042 square feet of lot area in a district that requires: a minimum lot size of 5,000 square feet;
and as to setbacks with the structure being sited as close as about three feet from the front yard lot
line in a district that requires a minimmn tront yard setback often feet and sited within one-foot of
the northerly side yard lot line in a district that requires a minimum side yard setback of five feet.
See also the Decisions in BOA File Nos. 026-03 and 078-99.
The Premises is located at 23 WEST YORK LANE, Assessor's Map 55, Parcel 4, Land
Court Plan No. 13302-G, Lot 12. The property is zoned Residential-I.
.()IbJJ~ ~.
Nancy J. Sevre s~hairman
THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER
INFORMATION.
11
NANTUCKET ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MA 02554
APPLICATION FOR RELIEF
CASE NO. acr -07
FEE: $300.00
Owner's name(s):
Mailing address:
Robert and Megan Turner
23 West York Lane, Nantucket, MA 02554
Applicant's name(s):
Mailing address:
Robert and MeQan Turner
Same
Locus address: 23 West York Lane Assessor's MapIParcel: 55/4
Land Court PlanlPlan Book & Page/Plan File No.: L. C. PI. 13302-G Lot No.: 12
Date lot acquired:-LI--.L/ 05 Deed Ref./Cert. of Title: COT 21613 Zoning District: R-1
Uses on Lot-Commercial: None-X. Yes (describe)
Residential: Number of dwellings----1- Duplex
Building Date(s): All pre-date 7/72? Yes or
Apartments
Rental Rooms
C of O(s)? Yes
Building Permit Nos:
Previous Zoning Board Application Nos.: 026-03, 079-99, 078-99
State below or on a separate addendum specific relief sought (Special Permit, Variance, Appeal), Section of
the Zoning By-law, and supporting details, grounds for grant of relief, listing any existing nonconformities:
The Applicant requests a Special Permit pursuant to 139-33(A)( 4), as more fully
set forth in the attached Addendum.
1
,J
<)
.1
)
I
)
LAND COURT
Form 4/03/03
DECISION APPEALED?:-1-1_ SUPERIOR COURT:
II
ADDENDUM TO ZBA APPLICATION
ROBERT and MEGAN TURNER - 23 WEST YORK LANE
The Applicants, Robert and Megan Turner, request Special Permit relief for their
property located at 23 West York Lane (the "Property"), Parcel 4 on Nantucket Town Assessor's
Map 55, shown as Lot 12 on Land Court Plan 13302-G. The Applicants propose to renovate the
existing single family dwelling on the Property and erect two (2) dormers on the second floor of
the structure which will add approximately 113 square feet of interior space to the existing
dwelling within the existing footprint of the dwelling. This work will raise the roof ridge height
from 19' 4" to approximately 22' 3" feet. This work will be conducted in accordance with the
Certificate of Appropriateness No. 50187, issued by the Nantucket Historic District Commission
on March 27, 2007 (copy attached as Exhibit "A"), and also in accordance with the architectural
plans prepared by BPC Architecture (copies attached as Exhibit "B").
The subject property is located in the Residential-1 (R-1) Zoning District. The structures
on the Property were erected around 1929, as demonstrated and documented in Special Permit
Decision No. 026-03, issued by this Board on May 9, 2003, a copy of which is attached as
Exhibit "C". Accordingly, the dwelling is pre-existing, non-conforming as to the current
intensity regulations for the R-1 district. The dwelling is located as close as 3' from the easterly
lot line and within the required 10' front yard setback, as shown on a Plot Plan prepared by
Charles W. Hart & Associates, Inc., dated January 6,2005, a copy of which is attached hereto as
Exhibit "D". The proposed work and specifically the raising of the roof ridge height to 22' 3"
will be done within the required 1 0' front yard setback.
Granting the proposed Special Permit will not be substantially more detrimental to the
neighborhood than the existing, non-conforming dwelling on the Property. The proposed
renovation and addition to the existing dwelling is moderate in size. The renovated dwelling will
be in harmony with other houses in this area of the island. Also, by granting the requested
Special Permit, the Board would be acting in a manner consistent with the spirit and intent of the
Zoning By-Law. The Applicants are not proposing any work or change to the footprint of the
dwelling on the Premises.
Accordingly, the Applicants respectfully request the Board to grant the requested Special
Permit.
1
Town of Nantucket Web GIS - Printable Map
Page 1 ot L.
Town of Nantucket Web GIS
Prop ID
Address
Owner
554
23 W YORK LN
TURNER ROBERT D &
MEGAN S
23 W YORK LN
NANTUCKET, MA 2554
01/07/2005
$615,000
C0021613
0.07 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.
Qis_c1aimeI 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
~p.nnr::tnhir Tnfnrm.:::ltinn c::.\/c;;.tp.m ((:;Tc::.' n;:!t.:::.h.:::l<::p.
Sale Date
Sale Price
Book/Page
Lot Size
o
~~
Town of Nantucket, Mass
Map Composed
http://host.appgeo . comlnantucketmaJPrintableMap.aspx?Preserve= Width&Map Width=864... 6/27/2007
Town of Nantucket Web GIS - Printable Map
Page 1 of2
Town of Nantucket Web GIS
Prop ID
Address
Owner
554
23 W YORK LN
TURNER ROBERT D &
MEGAN S
23 W YORK LN
NANTUCKET, MA 2554
01/07/2005
$615,000
C0021613
0.07 acres
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
(:;lOr'll1r;:::mhir Tnfnrm~tinn c;,\/c:h:::r.m rr::Tc::.' rL=tt::.h;=l<::,::I.
NOT A LEGAL DOCUMENT
Sale Date
Sale Price
Book/Page
Lot Size
a
~~
Town of Nantucket, Mass
Map Composed
http://host. appgeo. com/nantucketmalPrintab leMap. aspx?Preserve= Width&Map Width=4 32... 6/27/2007
ZONING CLASSIFICATION: . r?:..-...t. .
MIN. AREA: . . . , . . . ~;gep.~{.
MIN. FRONTAGE: . . . . . . ....;:>P.~
FRONT YARD S.B.: . . . . . ./.Cl'fl:
RtAR '" SIDE S.B.: . . . . . .6:0/,
GROUND COVER (%): . . . . ::59. r"
J{
EXISTING:
. ;:;5.QYJ?, ~ $,/i'
. .5~ .?t<AIV
. , . . (/. , . .
. . . . 1( . . . .
. . . ,II. -. . . .
55- :5.3~
tV/,&'
L? MA.<77NV
,1?~'" .-
Ity' I
C\l "q\~,
1<\ 'O.vlQ
18.M - _ :...
-00 -?~
V>-:, o~
~ 'e~
,...<::> -<......
.....0 -..:5"'.s-
-LO '..:?
\5",0 s::>
~C'"...>...
1-(0 ~ oS
TO: . ~I'Y"T~CK~r~PA#I{. . . . .
I CfRTlFY. TO THE BEST Of NY KNOWlEDGE, THAT ruE PROIISES
SHOWN ARE LOCA1ED IN flOOD HAZARD ZONE: . .c;... . .,DEUNEA1ED
ON FJ.RJL / COUUUNITY PANEl NUt.lBER: 250230-00 .:.1,,(. J), BY
THE moo flAERGENCY LlANAGEMENT AGENCY. EFFECTIVE DATE
OF !lAPS: JUNE 3, 1986, AND Ki PERIODICAllY REVlsm.
:', ..>.~~
...... f I, ,
Iei'/o
O/f;'
~
~
,
\
I
.1 .sry W'/P"'
.oW,e-.GUkC
G;. C. ::: ~/5~ s.;;:
,
;}=
~
~
/......
~
3
~
-9
!l
'p~//.fc'
,
" ,verT:... .-AlT
1 TA.N' C::>oC' '
,
,
/1;'.:20-00
-s~
~
..>---
MORTGAGE PLOT PLAN
OF LAND IN
NANTUCKET, MASS.
SCALE: 1"= /5' DATE: :r;zf.Iy: '-",.zOO
~~ ;r(,)sKO
Owner. ,f(/~M""'{'J%"'~.$'~ ~ ',,., . . .
.<. C-I/ -:> /,<. of /..:5
Deed: ~~. ;?q~7". Plan:..{'f', !~~q?;G;'fJ(
. . ;:Z.:3
Tax Map: . $..5:- 9: . . . Lacus: 1(.I~$T.Y:O.f?/:(
~.e
CHARLES l'f. HART & ASSOCIATES, Inc.
SANFORD BOAT BUILDING
49 SPARKS AVENUE ")
NANTUCKET, MASS. 02554
(508) 228-8910 H-6'.23f.i
l'
THIS PLOT PLAN WAS PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT
SURVEY. THIS PLAN SHOULD NOT BE USED TO ESTABUSH
PROPERTY UNES, FENCES, .HEDGES OR ANY ANCJLLARY
STRUCTURES ON THE PREMISES. THE PROPERlY UNES SHOWN
RElY ON CURRENT DEEDS AND' PLANS OF RECORD.
THJS PLOT PLAN IS NOT A CERllFlCATION AS TO THE 111lE OR
OWNERSHIP OF THE PROPERTY SHOWN. OWNERS OF ADJOINING
PROPERTlE$ ARE SHOWN ACCORDING TO CURRENT ASSESSOR
RECORDS OF THE TOWN OF tWffilCKET.
NOT TO BE RECORDED.
e:\J09S\CWH\lI'P
\ It
EXHIBIT A
"
CERTIFICATE NO:
~o \'{,'{
! I.
()S "24 l,..r.:r
. I
DATE ISSUED:
Application to the HISTORIC DISTRICT COMI'<IISSION, Nantucket, Massachusetts. for a
CERTIFICATE OF APPROPRIATENESS
for structural work.
All blanks must be filled in using BLUE OR BLACK INK (no pencil) or marked N/A.
NOTE: It is strongly recommended that the applicant be famlller with the HOC guidelines. Building with Nantucket In Mind. prlor to submittal of application.
Please see other side for submittal requirements. Incomplete applications will not bll reviewed by the HOC.
This is a contractual agreement and must be filled out in ink. An application Is hereby made for issuance of a Certifica!e of Appropriat!lness under Chapter 395 of the Acts and
Resolves of Mass., 1970, for proposed work as described herein and on plans. draWIngs and photographs eccompany'ng this applicatIon and made a part hereof by reference"
The certificate is valid for three years from date. of issuance. No structure may differ from the approved application. Violation may impede issuance of Certificate of Occupancy.
PROPERTY DESCRIPTION
TAX MAP NO: C;-.;- PARCEL NO. l/
Street & Number of Proposed Work: ~ <, "u',/t- ~ I '10((>(., LA !J(-'
Owner of record:: IS L~ l;> i t' ,.; t 1'." "I <..; ['- , J,_. R
Mailing Address: :1-~' ."\.' c' So, Y()(?i.o: 5.1
'l-..J(\I..J',1,j ct., E: ,/71-1 0.1 <.; \ "
Telephone: ;):l?t' ;J. 7 J.. -; (on island) .
AGENT INFORMATION (If applicable)
Name: P-, ("":>c 1/
FOR OFFICE USE ONLY
Date application received: . -;/1; /1:> 7
,
Must be acted on by: !I-j / C.
Extended to:
Approved:
Chairman:
Mamber:
Member:
_.~
Fee Paid: $ ~
(off island)
I
Member: \.
Member:
Notes - Comments - ~ strictio;\s - Conditions
"\ I-h.;'.. U "':../.\)1~-F - -\it) \:'- 1-1 Ci", ~.. FAr... (~,...);:.. H""--
" -\--..
Mailing Address: ? r::, p, <) '-' D ~ I
IdA GI....,cL, ~-i ,nL:!. ~)1- <;<"(l
Telephone; J_:t.y. J. f ?7 (on island)
(off island)
'f=.-{ ~)\?-( J)r\1.? r') \T) 4_ I (",\=---f"
1(.;.> l":)~ l.t-\l'-"'~:>{"c:..- 11:
L'.)f-\t..-l. - L~-) I 0 f)i1t.-U':>
I\"~/ , I p) L ~ 7;. /.." ~JfTo~
I
o New Dwelling 0' Addition
o Color Change 0 Fence
o Other (please specify)
Size of Structure or Addition:
o Garage
o Gate
DESCRIPTION OF WORK TO BE PERFORMED
See reverse for required documentaUon.
o Garage/Apartment 0 Commercial 0 Historical Renovation 0 Deck
o Paving 0 Move 8uilding 0 Demolition 0 Revisions to previous Cert. No.
o Steps
o Shed '
Length:!}:;>-' 6 .,
Width: 1(1'-,.; "
5"-(,- Sl:
Decks:
Size: __ 0 1st floor 0 2nd floor
Size: 0 1st floor 0 2nd floor
Sq. Footage 1 st floor:
Sq. footage 2nd floor:
Sq. footage 3rd floor:
Difference between existing grade and proposed finish grade: North
Height of ridge above final finish grade: North
Additional Remarks
South
East
West
South
East
West
Historic Naml!:
Original Date:
~'';':i
i.
REVISIONS'
, (describe)
t, East Elevation
2. SOJ.,llh EIJvation
3. West Elevation
4, North ElevaUon
Original 8uilder:
Is there a~ HOC survey form for this building? 0 Yes'"1B'No
.i
'Cloud on drawings and submit photographs of eXisting elevations.
O 0 DETAIL OF WORK TO BE PERFORMED
Foundation: Height Exposed Block" Block Parged 0 Brick (type) 0 Poured Concrete 0 Piers
Masonry Chimney: 0 810ck parged 0 Brick (type) 0 Other
Roof Pitch: Main Mass __./12_ Secondary Mass _/12_ Dormer ----112_ Other
Roofing material: lBAsphalt Manufacturer Ikr) - '. j An.C , ()~i (>/ ~ ><1<_. 'v G
o Wood (Type: Red Cedar, White Cedar, Shakes, etc.)
D.Other Manufacturer
Skylights (flat only): Manufacturar
Manufacturer
Gutters: 0 Wood (type)
Leaders (material and size):
Sidewall: 0 White cedar shingles
o Other
Trim: A. Wood
Fence: Height:
Type:
Length:
----'
Rough Opening
Rough Opening
D Aluminum
Size
Location
Size
Location
o Copper
o Clapboard (exposure:
inches)
Front 0
SideD
B. Treatment
C. Dimensions:
OPine 0 Redwood -[9""Cedar 0 Other
[l}Palnt D Stain-solid 0 Natural to weather
Fascia
Rake
o Clear oil finish
Soffit (Overhang) Comer boards
Columns/Posts: Round _ Square_
Frieze
Window Casing
Windows': iltOouble Hung 0 Casement
-' [i)'rrue Divided Ughts(muntins)
Doors' (tYpe and material): Front
Garage Door(s): Type
landsCape mlterlals: Diiveways
. Note: Complete door and window schedules are required.
Door Frame
o All Wood 0 Other
o SOL's (Simulated Divided Ughts)
Rear
Side
Material
Walkways
Walls
Sidewall I-J /\ 7 .~ i? '" (
Trim lX...-J- 'I;t.;.
COLORS
Clapboard (II applicable)
Sash "'-.,-1"; (-'
Roof {~I? A 'I - /),1> ((JoI /- AI'. i IV ,-,
Doors
Deck }.J A ; -' C> A ( Foundation
. Attac~ manufacturer's color samples if color is not from HOC approval list.
I hereby authorize the agent named above tp act on my behalf to make changes in the specifications or the plans contained in this application 'In order to bring the i'
application into compliance with the HOC guidelines, I hereby agree to abide by and comply with the terms and conditions of this application. I hereby agree that the
submission of any revisions to. this application will initiate a new sixty~ay review period. /'_
Date ., h '(? Si nature of owner of r -' ,t, _. ..
Fence
Shutters
11'
EXHIBIT B
,
~CJ
~""C
~n
c
~ ~ Vl
--. --I
~
.. ~- II JT1
:~ Sl ~ ""C
Inm g
~ s;:
z
reo
l~
~~ Qo
I~
(Q
-I
c
3
~
-a
CD
""""I
3
;:::::j:
en
CD
r-+
()
o
<
CD
""""I
~()
s: --L
ij~
/
/
L
,
/; ...........
/ .
(_ /// I' <0'..........._
~J / - ;'
\,(J // / (/
'f-Y// / ( /
.;00 ,/ / /'
(J / - /
f)//" /
I')"U 't\) (
(\') / lei:> (,~,
'-tJ / - ~ ;'~~
S / / ,If''''''''
.;0'1 // - //
,Y/) ,/
y 1- ;'
;'
) (
I I
- I I
/ I (
, /
Y
, \
; \
--.. ,- -
\
,
~"'''''
........
'-'--:---
~~
~;g
~C'J
,,~
r--<J)
b.~
d:::-;
c:::f'ri
'i
..... ~ I'll'
:b...... C)
g~<)'i
~~ ~ t:tJ
Cll(.,.,j
~CJ
'lll\)
~
\:>t:tJ
,
l.~.
~;I
:J
~!
"
Qi
<;)
<)
II
62. 65'
WES T YORK LANE
z
,
.
~r
",0
o
C
(J)
'1J
s.u
::J
nnn
G)::a;;a;::a~%
~~SS~m
!l:~)o"'z
O~~6~
g:....i:i!l:
g 0
o \!l
Z ~
Z
Gl
!!l:~~~l2 c
:..:....:.. ~- ~
~
Cl
Z
c
~
~OJ
~CD
~;:+
~S20
s::
CD
-I
c
..,
::J
CD
..,
I
)~
.~
--.I -
GlI"iE
;II ~z
~ !i~
~iH~
2u.6~
~ia~
l!:~~~
~'i'l'
....EN~ ~
0-0 _.
;: ~ ~.. s-
.. i ~ f :;-
~~6 0-
caS!-t .,
Iii/llOi ~
.. >- ,...
::t _.
~ 0
.. ?
tl"~""l!:.!"'!"
S~""o(-8-
io' ~ ~ ~;..
f:: iiI;:~
i+ go
",2!
~~
>E
ao
32
:!!
m
o
"
:ep
~""C
~n
~
c
.
w
z tlllJ
~" <1l
B::+
Jl ~ po
~~~
lO
-I
C
3
!!l
-'"
,,,,
~ 8
~z
""
~
'"
~
~
~
z
"
~
~di
"Ii ~1I
i~ i~
Q
..
IV
- '"
""C ~~
CD it~
....,. g
3 '" ~
-. ~:!l ~ I
r-+ !~ !::
So I
en ~g .il ~ I
I i'l
CD '" ~
r-+ "
~ a
II
o
o
....,.
""C
ll>
::J
en
t-)>
;;;......
t.....
. O' I'l' I'l
lllli!iiUiUI!!I11
. ~~~~~i~z~~~tS~~~
~~~i~~~ ~~~~~i;i~
~II~~~~ I ~ g~ . ~
~::!~a '^ i 0 ~
~!:Io
~
~~ ~i
l!. g"
n e~
~
,~ OJ
IlD
-<;::!.
~~ ll"
p::
t2l
;:i
3
!!!
~
p ~ ~ ~
~
~ 2
~ ~
-0 11 l
"-2%'-)"
CD ~
~
3 I
;:::+ a ~
en
CD
r-+
!!!
CD
<
e
o.
:J
en
~)>
;;1\)
~:......
a t~ ngJ>-~
~ ljlffl Z
~ ;;j~ 8
~ ~5 ~l::~~
~ a;;l 1'i~ 1:;
VI ~.. 00 ="
d dO
~ lili
ljl ~~
Fl i!'i!1!
~ . =<
i!'i ~
o
z
~
"'
I
""
d
<
!a
::!
/=
~
i:l
'"
~
;
~
~
s.~~
o5~
~
~~s:~
~~~~
~~~
nlir
~;a~
~i!i
:CJ
~-c
~n
~
~
~
~qi
i~ -fg
~
Zl:l OJ
h<D
~I ;::\.
~ i' IlO
~i~
co
-l
t:
3
!!l
-0
CD
...,
3
;:+
(j)
CD
r-+
m
CD
<
a.
o
:J
(J)
~)>
;;1\:)
~.
I\:)
"
f~
~
I
I
EXlSBIGIUUlGTOIlflWN
I~
~
~
~
i
~z
'0
~~
q",
'"
~
~
o
z
lr
~
i
p
~
~
~
i
0ZSTlIIG-......;1O....
~~
q",
~
::!
o
z
n~
Iii...
Il;
~ ~
~~~~
~~~~
~h
\l;lll)!
~o
,,;
ECC
= ""C
~n
c
~
~i ~i
.. 8.
ln~
~
li~
~~l/O
~;!:
.CD
1C
--l
c:
3
!!l
:::::I
r+
m
~
f!
o'
:::::I
en
5)>
;;;U')
~ .
......
~u
~~ ~
~:D i
o ~
~ ~
I
~
~
~
I
~
I
i
n n
U ii
U U
~ ~:
J;
00
~~
~:I:
}
~
..
~ OJ
~""O
~n
~
c
~
~qi
iL~
~
ZC al
! ~ III
h::\.
,. ~ I/O
~i !:
CD
CO
-l
~
:l
!!l
- ::;!
~ ~ ~ ~
~~::l~iS8 ~
"I - 51 !:! '"' ~ i=
lil il!. ~!:! n
~~o;~~* ~
~~~li~Ci~
e!
q
5
z
N
f~
~o
z
~
N ~
~~ 'l' " ~air-
-0 lS 0 'I ~ 8
z ~ ~ ! ~ ~
CD (;;~ ~
"""I a. ~ :;' ~ 8
3 z!!, ~ . ~!:la~
~~ ~
a ~ C
;::::+: " Q q
C/) !:I 5
~ z
Z
CD '"
r-+
"
"""I
S>>
3
:J
<0
-0
S>>
:J
$20
C/)
CD
~
o
:J
sC/)
;:........
~:......
~'"
~8
~."
i
Z
C>
"0
S;
Z
':'
...
~
III
~
"
EXHIBIT C
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
;l7~
9
, 2003
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
fol.lowing:
Owner/Applicant:
Ae!JpccD-
()2W~03
!h, 'cl1a el f-erC1.fler oncP
JC) sf 0 .
Application No.:
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.
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 ~139-30I (SPECIAL PERMITS); ~139-32I (VARIANCES)
I
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
Assessors Map 55
Parcel 4
R-l
23 West York Street
LC Plan 13302-G, Lot 12
LC Plan 13302-H, Lot 13
Cert. of Title 20,234
At a Public Hearing of the Nantucket Zoning Board of Appeals, held at 1 :00 P.M.,
Friday, April 11, 2003, in the Conference Room, Town Annex Building, 37 Washington
Street, Nantucket, Massachusetts, on the Application of the MICHAEL PERANER AND
REBECCA JUSKO, of PO Box 2778, Nantucket, MA 02584, Board of Appeals File No.
026-03, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A (alteration/expansion of a pre-existing nonconforming
structure/use). Applicants propose to remove the front entryway with a single set of steps,
and reconstruct a new entryway with friendship steps (two sets). The current front
stoop/steps are sited as close as about two feet from the front yard lot line along West
York Lane in a district that requires a minimum front yard setback of ten feet. The new
stoop and steps would be sited no closer to that front yard lot line and there would be no
increase in ground cover as a result of the alteration. The Locus is nonconforming as to
lot size, having a lot area of about 3,014 square feet in a district that requires a minimum
lot size of 5,000 square feet; as to front yard setback with the main portion of the
dwelling unit sited as close as about seven feet, with the entry steps sited as close as
about two feet from the lot line along West York Street, in a district that requires a
minimum front yard setback of ten feet; and as to side yard setback, with the structure
sited less than one foot from the northerly side yard lot line in a district that requires a
minimum side yard setback of five feet. See also BOA File No. 078-99.
The Premises is located at 23 WEST YORK LANE, Assessor's Map 55, Parcel 4,
and Land Court Plan No. 13302-G, Lot 12, and Land Court Plan No. 13302-H, Lot 13.
The property is zoned Residential-I.
2. The Decision is based upon the Application and the material submitted with it and
the testimony and evidence presented at the Hearing. The Planning Board made no
recommendation finding that the matter did not present any issues of planning concern.
There were no letters on file. The direct abutter to the north spoke in favor of the project
stating that the Applicants had done a "wonderful" job of renovating the structure to date.
3. The Applicants represented that they had acquired the Locus, containing a single-
family dwelling in 2002. They were in the process of an overall renovation of the
structure. Applicants stated that the existing nonconformities were grandfathered,
specifically the placement of the front stoop/steps, sited at a point as close as about two
feet from the front yard lot line along West York Lane in a district that required a
minimum front yard setback of en feet, pre-dated the 1972 enactment of the Zoning By-
minimum front yard setback of en feet, pre-dated the 1972 enactment of the Zoning By-
law, as they were constructed around 1929 and little change had taken place since that
time. Applicants proposed to renovate the front stoop, which currently contained six steps
on the northerly side, by reconfiguring the placement of the steps. The stoop would have
a new set of three steps on the southerly side and three steps on the northerly side.
Neither new set of steps would come any closer to the front yard lot line than the existing
stoop or set of six steps. The Applicants also represented that there may be a necessity to
replace other portions of the front stoop due to the deteriorating state of the wood as they
progressed with the project and were asking for relief by Special Permit to complete the
project as proposed.
4. Based upon the foregoing, the Board found that the renovation and
reconfiguration of the front steps from six on the northerly side to three steps on the
southerly side and three steps on the northerly side of the stoop, including the renovation
and possible replacement of the stoop platform and supports, would not be substantially
more detrimental to the neighborhood than the existing situation. The front yard setback
intrusion would not be increased and the massing within the required setback area would
not be increased.
5. Accordingly, by a UNANIMOUS VOTE, the Board GRANTS the requested
relief by SPECIAL PERMIT under Nantucket Zoning By-law Section 139-33A to allow
the renovation and reconfiguration of the front steps as described above, which
renovation may include the renovation and/or replacement of portions of the front stoop
platform itself, upon the following conditions:
a. The project shall be done in substantial conformance with the Certificate
of Appropriateness No. 41,404 issued by the Nantucket Historic District
Commission, as may be amended; and
b. The renovated/reconfigured front stoop/steps shall come no closer to the
front yard lot line than the existing front stoop/steps, which are sited as
close as two feet.
Dated: May
C. Richard Loftin
TOWN OF NANTUCKET
QY\ f--I<- L.W L'-'V
~
..
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
December /7 ' 19 99
To: Parties in Interest and. Others concerned with the
Decision of the BOARD OF APPEALS in the Application of the
f_ollowing:
Application No.:
078-99
Owner/Applicant: DIANE K. STEELE, SUSAN SANDBACH AND
WILLIAM SANDBACH
Enclo~ed is the Decision of the BOARD OF APPEA~S 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.
Y\If - ~~~
William P. Houriha-n 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 ~139-301 (SPECIAL PERMITS); fi139-321 (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
37 WASHINGTON STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
Assessor's Map 55
Parcel 04
R-1
23 West York Lane
LC Plan l3302-B, Lot B
Cert. of Title No. 18,363
At a Public Hearing of the Nantucket Zoning Board of Appeals held
at 1:00 P.M., Friday, September 17, 1999, in the Conference Room of the
Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on
the Application of DIANE K. STEELE, SUSAN SANDBACH AND WILLIAM SANDBACH,
of.41 Keith Avenue, Cranston, RI 02910, Board of Appeals File No.
-07i-99, the Board made the following Decision:
1. Applicants are seeking relief by SPECIAL PERMIT under Nantucket
Zoning Bylaw ~139-33A(8) to alter and change the boundaries of a said to
be pre-existing lot located at 23 West York Lane (Locus) with a
neighboring pre-existing nonconforming property located at 21 West York
Lane. Presently the single-family dwelling on the Locus encroaches onto
property of 21 West York Lane and the garage on 21 West York Lane
encroaches onto the Locus. Applicants propose to correct said
encroachments by conveying about 240~ square feet of land to the owner
of 21 West York Lane and receiving about 240~ square feet of land from
that owner in return. The Lots would therefore maintain their respective
nonconforming lot sizes. The Locus is nonconforming as to lot size with
the Lot containing less than the required 5,000 square feet of area; as
to front yard setback with the structure being sited closer to the front
yard lot line along West York Lane than the required 10 feet; and as to
side yard setback distance with the dwelling being-sited over the
.northerly side yard lot line in a district that requires a minimum side
yard setback of five (5) feet. See companion case in BOA File No.
079-99.
The Premises is located at 23 WEST YORK LANE, Assessor's Map 5,
Parcel 4, Land Court Plan 13302-B, Lot B. The property is zoned
Residential-l.3.
2. The Decision is based upon the Application and materials
submitted with it and the testimony and evidence presented at the
hearing. The Planning Board made a favorable recommendation. There were
no letters on file and no opposition expressed at the hearing.
3. Applicants propose to cure a pre-existing nonconforming setback
intrusion as described above, by exchanging a 240+ square-foot parcel of
land with the immediate neighbor to the north, which Lot also has an
intrusion onto the Locus as described above. Though the intrusion onto
the Lot to the north would be cured with the swap in parcels, the
single-family dwelling would still encroach into the required five-foot
side yard setback area and be sited less than one (1) foot from the
new norther~y side yard lot line. The other nonconformities would not be
affected by the land transfer.
4. Therefore, the'Board finds that the grant of Special Permit
relief would be in harmony with the general purpose and intent of the
Zoning Bylaw and that the change in the lot lines, with the swap of 240+
square feet of lot area with the Lot to the north, would not be
substantially more detrimental to the neighborhood than the exiting
nonconformity and would have the same lot area as presently existing.
The Board further finds that there would be no new nonconformities
created or increased as both Lots would become less nonconforming as
side yard setback intrusions onto the adjacent Lot would be eliminated,
though.in the case of this particular Lot, not eliminated with the
single~family dwelling continuing to be sited within the required
five-foot side yard setback area.
5. According, by a unanimous vote, the Board GRANTS the requested
SPECIAL PERMIT under Nantucket Zoning Bylaw ~139-33A(8) to allow the
swap of 240~ square feet of lot area with the Lot to the north as shown
on.a plan done by Charles W. Hart & Associatesr Inc., dated July 21,
1999 and revised September 3, 1999, marked as E 'bit A and attached
'hereto.
Dated: December /1 , 1999
RECEIVED
TOWN CLERK'S OFFICE
NANTUCKET. MA 02554
DEe 1 7 1999
TIME: <~ :3J.- pM.
A~~l. . \,. ---I--
CLERK: ~Ll r+~.
Edward Sanfo d
~()'~
i hael J. O'Mara
Nancy Sevrens
.
-"'" - 1
Z'ON1ijG. CLASSlFlCATlON: /Y-: .
.-..' sooa -.s>F.:<
1oUN. AREA: . . . .'; J:-' '.' .,......
WH. FRONTAGE: . . 'Yo' .~'~;:n:". . .
FRONT YARD S.B.: . ../. .'("j; . .
REAR & SlOE S.B.: . ."'6 r:r.. .
GROUND COVER (~): .~ . ~/r . . .
EXlsnHG: ;:'07' C r -!-"189;1;.:JR CO"'19"'1~/ Tr;>t;;.ll)
~07'.a =: ~O /-1-:tr ..s.P. (OriSIM}l Modl-
'. . . . . . . . . {"lea b.::; St.,;jt'~
~~~?~~:. ~\v,'\'1Ht "'9kwayJ.ayout)
"
. . . . . . . . .
. .
J{
,
l(
;)
~
~
.,
~
'(
~ ~
. -l
1'\ \j
\')'l.4
~~
~ ~
I(
~
,j"t5'- 3:3.5'
. 11-/1-"
,{". p~/J,.J,.IPS
.' -
..-
8.9.~3 .
...
.... .,.. .
.w
tit
"it;.-
11\'
t:'
J "'7~ ~/'"
xov~.c
;' G.C;' oS''t'o t:
,o$.F';
~
~
o
/)
~ .sr:.'
w/'"
.$'/04KZ1 ,
C ,.<00/'1. .
cO#J>,ru~'() ,
G.C. & 7'/0 '
~ ..s.1':
,(,oT c:
~Ci/33()~.a
,
. , .
o
o
~
~
i-- ~
'?
~
~
~
~ .
C'~
J::,o or ;?
':' .A.~.e;A."
III ~ ;Z+O:t::,cS.P.
10 ~ C TO JJII!: CoN-
~ \J VE::II:Z1 ~RoJo1,
Iq ';;"0'1" C TO
\9 4-0 r .13 )
t'{
'P
.
. .
......\ '.
..
/~
;,.
It
\S}<.J::-;-CH PJ..,AN OF'
. L,A..N:D IN
.
THIS PLOT pu.N IS NOT A CERllACAnON /oS TO
mu: OR OWNERSHIP OF THE PROPERTY SHOWN.
OWNERS Of' ADJOINING PROPERTIES ARE SHOWN
ACCORDING TO CURRENT ASSESSOR RECORDS. .
~$-.:3~~ (0.)
ASSESSOR t.W:..p-'-r-:~.. PARC~(A).
NANTUCKET) MASS.
,-t<.v. ..9- j - 3!J
sC,lJ,..E: ,. - eo' DATE: 7-;?, /-.~ 9
O JA.N.J::.J.,/.,~. .5/...I.VINSK.E (c)
wnor: i>iA.R.e x: .5+-e,ci,i: ~-t ;;"z' . '~:~.'z,)
oacd:.c(q.e~(r~q". Plan;to~<3. ?l~~q:c:.JS
X;.C......' ,(0 16 ~c:.~ J:,O,:.a]
locus .~~ w~.sL.Y~'RX f~', ~\ . . . .
.' ~~ woes. ~o;q.1G kM. i....J3,J
CHARLES W. HART & ASSOCIATES, Inc.
'. SANFORD BOAT BUILDlliG
'9 BPARKB A.VENUE
NANTt1~,).{ASH. 02M4
(fi08) 228-8910
H-415~
.....,.........~.,.
..
EXHIBIT 0
BoA Form
2-89
NANTUCKET ZONING BOARD OF APPEALS RECEiVED
TOWN AND COUNTY BUILDING BOARD OF ASSESSORS
NANTUCKET, MA 02554
JUN 1 I~ 2007
ASSESSOR'S LIST OF PARTIES IN INTERESTrOWNOF
NANTUCKET MA
PROPERTY OWNER: ~obeyj-- aN:! M€(jo.i\ 1Vrnev '
APPLICANT FOR RELIEF (SAME? ~) :
ADDRESS OF PROPERTY: 23 w~t~ Oy'L ltt Y\e..
ASSESSOR I S MAP - PARCEL: 55 - _Lf-
ff(pI/)6
*
*
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, ~11 and Zoning Code
Chapter 139, ~139-29D(2)]. ~ _. ~
~ 5/-0, ;;LtJO 1 ~o.
ate I Af!sessor's Office
Town of Nantucket
*NOTE: Applicant (Petitioner) should include with the lot for which zoning
~elief is sought, any commonly-owned abutting lots which might become
involved in the zoning matter. List map and parcels for each abutter.
iIlh/~o"..... '\o.r-,~
Submitted by Vaughan and Dale, P. C.
Da te : ---.J V(\e I Lf ;)..00\
Client: lu\'LND'L
-: III
~ M M ("II ~ 0 ~ m ~ ~ ~ M ('ill ~ ~ m m m 0 N M
~ N N N M N M " " " M M M M M M M M N ("II ~
Il
o
...
+J
~ ti
o 1>1
..:l Oo
'"
.... 0
.. 0:
u Oo
H
~
Oo
ti ~ ~ ~ ~
tJ tJ ~ U ~ tJ
~ ~ ~ ~ ~ ~
-: -: 10: -: 10: -:
~ ~ ~
tl tl tl
000
~ ~ ~
10: 10: 10:
.... N
....
~ ~ ~ ~ ~
tJ tJ ~ U tJ tJ
~ ~ ~ ~ ~ ~
-: ~ 10: ~ ~ -:
~ ~
tJ tJ ~ ~ !il Ii!
~ ~ ~ ~ ~ ~
-: ~ ~ ~ ~ ~
-: -: Oo ~
'"
....
~ ~ ~
~ ~ ~ ~
5 ~ ~ ~
!:! -: "I 10:
... . ...
M N ("II M
..
~ ~ ~ ~ ~
~ ~ ~ ~
ti ~ ti ~ ~ ~ ~ ~ ~
~ ~ ~ ~ tl tl tl ~ ~
m ~ 00 0 0 0 0 00 m
o 0 0 0: ~ ~ ~ ~ 0
~ ~ ~ Oo 10: 10: 10: Oo ~
10: III
~ 0 0 M M ~ ~ N
~ ~ ~ ~ M M M ~ ~
.. ~
: ~ ~ ~ 0: Ii! ~ ~
tJ 1>1 1>1
~ tl tl tl ~ IHl =
~ ~ ~ ~ ~ ~ ~ ~
~ 10: 10: 10: a ~ !:! ~
: ::i ~ ~ P: M ~ ~
. . ~ . ~ . . . . . . . . . . . . . . . . . . . . . . 0 ~ . . M . ~ . . m MM. . . .
~ ~ ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ M ~ ~ . ~ m ~ ~ ~ M M ~ ~ ~ ~
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ M ~ ~ ~ ~ ~ M ~ ~ . 0 ~ ~ ~ ~ ~
~ N N ("II N N N ("II ('ill N N N N ("II N N N N N N N N ("II N N ("II ("II N ('ill 0 N N M N N N N N 0 ~ N N ("II N
N 000 0 0 000 0 0 0 0 0 0 0 0 0 0 0 000 000 0 0 0 ~ 0 0 ~ 0 0 0 0 0 MOO 0 0 0
!il ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
~ I I I I I I I I II I I I I I I I I I I I I I I I I I I I I I
.. s .. .. Q .. .. .. ..
~ s ~ B B ~ ~ ~ B S S S
~ ~ : ~ ~ i ~ ~ ~ ~ ~ ~
N
..
..
..
H
'"
~
8'
...
....
...
~
:0:
~ I
10 tJ l' 0
i ~ ~ ~
o co 0 0
l1t .... PI ('ill
..
..
..
~ ..
'" '"
N ti ~
'" .. ..
. Oo Oo
'" '"
~ ~ ~
III Oo Oo
o ... ...
Oo '" '"
~
u
~ ~ ~ ~
~ ~ ~ ~
~~~ .~~ :.
o ~ ~ ~ ~ ~ ~ ~ ~ ~
~ ~ ~ ~.~ ~ ~ ~ ~ ;
III 10: 10: ~ ~
~ M .... .... ~ 0 ~ ~ ~ . ~ M ("II . 0
10 N N N .... l1t .... .... .... M M M M .... M
~ ~ f< ~
..
tJ tJ tJ tJ
1>1
Oo
'"
.. 0
.. 0:
" Oo
H
'"
~
0:
~
Oo
..
..:l
"
~
~
..
I
H
j
Q
~ !:l
.. 1>1
'" 0:
~ H
I I
u III
o 0
..... .....
u u
o
tJ
..
~ s ~
~ .. ~ 10:
.. ..
j ~ ~ i I
1>1 .. ~ g .., .. ..
" Oo
-< ~"H ~
~ ~ ..
.. 8 &l '" '" ~. ~
~ tJg!:l!:iQ~
~ .. .. 0 0 '.
!"l ..,..,:s
~ ~o~e~a~~~~~~
e ~~~g~888~8
o ~ Oo Oo ~ 8 :0: :0: :0: III :0:
-: ~
H
tJ ..
H
~ ~
Oo ..,
+J
...
g
....
....
1""4 N l"'l 'ltt
..
~
r::
~
0:
""
U
~
..
~
~
a
~
.,
r:l
o
.....
u
III
....
..
~
~
..
..
tl
.. .. .. ..
('II : tIl (Jl E-e ~ i.1
:nl "'r::s
~ ~ ~ = 0 :::
aI ~ ~ e: rn ::l
lJ.t p:j ~ an
o r-- r-- r-- \D ..,. ~ M
p. III It) III rt ClO an p:j
III
.,
'"
!il i
Oo
..
'"
~ ~ ~ ~ ~ 11
o ~ llt Pt Pt Pt
N CIl fIl tr.I tIl
o 0 0 0
:J: 111 g: g: g: g:
..
.,
.,
0:
foot E-t E-t E-I f-t
tIJi tIl rn tIl CI]
ti ti
.. ..
Oo Oo
'" '"
o 0
0: 0:
Oo Oo
!:l ~ ~ !il !il !il ~
~ ~ tl ~ ti ti ~
tll!!oo~~~!il
o ~ >t rn rn tIl
>< 0 0 ~
:c ~ ~ ~ g: g: ~
'" ... 0
" 0 an . N \D M ClO rl r-- r-- r-- r--
rl ~ rt ~ ~ \D rt M ClO III III U"l an
..,
..
u
~
~
Q
..:l
.,
H
..
..,
~
'"
~ ~ ~ ~
H H H H
PI p,. Pt Pt
tIJ tIl rn CI]
o 0 0 0
:= := := :=
IlQ rs1 Il4 IlfI
.. """"
!3-:~"~~~~
;;! 000 0
~ 0 tJ tJ tJ U
IlQ Q E-t E-t foot f-t
~ e S S S ~
8 ~ ~ ~ ~ ~
~ 0 rt N M M M rt \D ~ ~ 0 M N ~ MM. an \D N M ..,. III
o N M ..,. . . III \D M M M M M M N N N N M M M M M M M M M M M M M 0
H MlIl\Q\Qr--r--C:OCOCOClOCOO\O\NNNNNNNrfr-ir-frlririMMMMMMMMMMMMM\D\Q\.D1.O 0
N
......
o
~ N
~ an an III U"l an III III U"l III III III III III 'Ill an III U"l III U"l III III III III III III III III III m III In In ,n on In In .n on In .n In In .n
..
~
..
..
.,
~
~
p:j ~ ~
..
!:l !j ~ u ~ Q
; ~ ~ ! ~ ~ ~ ~ ~ ; ., ~ ~
.. ~ ~ ~ ~ ~ ~ ~ a u ~ ~.. -: ~
~ E i ~ ~ ~ i i :: ~: a H ~ ~ s
~ ~ = ~ ~ ~ ~ ~ ~ ~ -: ~ ~ .. .. .. ~ ~ ~
0: 10: Oo Oo ~ ~ ~ e : ~ e e ~ ~ ~ ~ ..:l ~ 1>1 ~ ~ ~ ~
~ ~ = a III ~ III ~ 0: 8 8 ..:l 8 8 8 g ~ ~ :0: ~ ~ s .. ~ 0: ..
o ~ Q ~ H ..:l III H 0 .. i5 Oo -: ~ ~ tl '"
: ~ H ~ 1>1 ~ .. H ~ .. .. ~ .. .. .. t Q H..:l Oo g ~ ~ ~
~ a I I ~ ~ ~ i i ! ! I ! ! ! ! i i I i I I i I ~ i
..:l
~
Q
0: .,
.. ~
.. ..:l
;'l ;'l ~
tJ U ..
H H
0: ~ !:i
~ ~ g
....
.... N
o
.....
u
..
.... N
....
.... N
....
..
IV
In
III
'"
~
M
...
M
...
....
....