HomeMy WebLinkAbout016-05
I'
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSETTS 02554
Date:
7.U3~ t7, 2[}0;5
To: Parties in Interest and Others concerned with the
Decision of the BOARD OF APPEALS in the Application of t~?
following:
Application No.: 0 ((0/0 S-'
, '
Owner/Applicant, ~<J\Yle, it. U)Clffp. ,Qs"iVvr~,
C)~ \f(bnPF~ AJdml/)e~ ~T,'~
,<)
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.
/f;o~~ l~vr
I0cJ..M.. ~ J. treOl<i 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); S139-32I (VARIANCES)
ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS.
NANTUCKET ZONING BOARD OF APPEALS
1 East Chestnut Street
Nantucket, Massachusetts 02554
Assessor's Map 42.2.3, ParcellS
68 Washington Street
R-C
Plan Book 13, Page 43
Deed Book 447, Page 290
DECISION:
1. At a public hearing of the Nantucket Zoning Board of
Appeals, on Friday, February 10, 2005, at 1:00 P.M., in the
Selectmen's Meeting Room, in the Town Annex Building, 37
Washington Street, Nantucket, Massachusetts, the Board made the
following decision on the application of LYNNE Y. WOLFE, as
Trustee of PIONEERS NOMINEE TRUST, c/o Reade, Gullicksen, Hanley
& Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
02584, File No. 016-05:
2. Applicant is seeking relief by SPECIAL PERMIT under
Nantucket Zoning By-law Section 139-33A(8). Applicant proposes to
alter common lot lines with immediately abutting property to the
northwest shown as 66 Washington Street, Assessor's Map 42.2.3,
Parcels 13 and 14 (the subject of the Application in BOA File No.
015-05), by moving the lot line in a northerly direction and
receiving about 1,807 square feet of lot area, containing an
ancillary structure currently located on the subj ect property,
from the owner of the abutting property. The Locus, currently
containing a single-family dwelling, is nonconforming as to side
yard setback with the dwelling being sited as close as about one
foot to the northerly side yard lot line and as close as about
0.5 feet from the southeasterly side yard lot line in a district
that requires a minimum side yard setback of five feet; as to lot
size with the Lot currently containing about 3,541 square feet of
lot area in a district that requires a minimum lot size of 5,000
square feet; and as to frontage with the Lot having about 31.03
feet of frontage along Washington Street in a district that
requires a minimum frontage of 40 feet. After reconfiguration,
the cottage would then be sited wi thin the lot lines of the
property with a new northwesterly side yard setback of about 2.4
feet at its closest point, and the Lot would meet minimum lot
size requirements, increasing lot size to about 5,348 square
feet, and would increase the frontage to about 47.8, thus
reducing three nonconformities on the Locus. In the alternative,
Applicant is seeking relief by VARIANCE under Nantucket Zoning
By-law Section 139-16A (Intensity Regulations) to accomplish the
boundary line change as proposed. See also File No. 054-00 that
asked for the same relief, but which expired, as it was not
exercised in a timely fashion. The Premises is located at 68
1
WASHINGTON STREET, Assessor's Map 42.2.3, Parcel 15, Plan Book
13, Page 43. The property is zoned Residential-Commercial.
3. Our decision is based upon the application and
accompanying materials, and representations and testimony
recei ved at our public hearing. There were no letters on file
and no other public comment at the hearing.
4. The Applicant, through counsel, represented that the
locus, as shown upon the sketch plan by Blackwell & Associates,
Inc., revised through May 30, 2000, a reduced copy of which is
attached hereto as Exhibit A, contained a single-family dwelling.
The Locus was nonconforming as to lot area and frontage as well
as side yard setbacks on both its northwesterly and southeasterly
boundaries. The owner of the Locus and the 66 Washington Street
property have agreed, subject to approval by the Board of Appeals
in this case and in the companion case for 66 Washington Street,
File No. 015-05, to relocate the boundary between these lots in
order to render both lots conforming as to lot area and frontage,
by conveying a strip of land containing the "cottage" from the 66
Washington Street property to be merged with the Locus. It is
not possible to accomplish this lot line change without resulting
in a nonconforming side yard setback in each lot along the new
proposed boundary line; however, this setback nonconformity would
be less than that now existing along the present boundary, which
was currently about one foot on the northwesterly side, and would
be increased to about 2.4 feet once the lot line is altered,
decreasing the nonconformity. All of these structures pre-existed
the adoption of the Nantucket Zoning By-law and were clearly
visible on a 1957 aerial in the town records in substantially the
same locations. Under By-law ~139-33.A(8), pre-existing,
nonconforming lots may be changed in size, shape, boundaries or
frontage pursuant to a Special Permit based upon a finding that
the change will not be substantially more detrimental than the
existing nonconformity, provided that no new nonconformity will
be created and no existing nonconformity will be increased. The
side yard setback nonconformity upon the southeasterly boundary
of the Locus would not be affected by the proposed change.
Similar relief was granted in 2000, but was not timely exercised.
5. Therefore, based upon the applicant's presentation, the
Board finds that the effect of the proposed lot line change would
be to render the Locus conforming as to both lot area and
frontage, while leaving the 66 Washington Street property
conforming as to both. The existing side yard setback
nonconformity along the boundary between the Locus and 66
Washington Street would be reduced, by increasing the setback
from about one foot to about 2.4 feet. In addition, the Board of
Appeals finds that the change would not be substantially more
detrimental to the neighborhood than the existing nonconformity,
2
, ,
and that no new nonconformity would be created and no existing
nonconformity would be increased.
6. Accordingly, by UNANIMOUS vote, the Board of Appeals
GRANTS the requested relief by SPECIAL PERMIT under Zoning By-law
~139-33. A (8), to authorize the reconfiguration of the boundary
between the Locus and the 66 Washington Street property in
accordance with the "Proposed Property Line" as shown upon
Exhibit A, subject to the following conditions:
a) There shall be no human habitation in the "cottage"
without further relief from the Board. The foregoing shall
not act to prohibit future habitation in the "cottage" if it
were lawfully physically connected to the existing dwelling
on the Locus.
b) Reconfiguration
substantial conformance
Exhibit A.
of the
wi th the
lot lines shall be
plan attached hereto
in
as
Dated: FebruaryJ[L, 2005
C.
Edward C. Murphy
3
~
ZONING ClASSIFICATION: J( - C
MIN, AREA: ,50q0 ,S.' F,
MIN. FRONTAGE ..4Q . FT,
FRONT YARD SB . iJO!:lE .
REAR Ii SIDE S.B. .5. F.r . ,
GROUND COVER (7.) .5,0 j" ,
.
.:0
t8
,t~------
: . hi
!""
I~
I ~
I
I
I
I/n
~-
EXISTING: SEE 'PLAN
\
42,2,3 - 13 75'r --'' \~
~~ r~
R IGiARD C W'OL'rc (' ~
LOT 6 l.C. I0450-A CE'~T. "3Z1l ~\~
~\i.
AREA.; 50J8~S,F. ~~
\~
+~
"{
ft:~ 0 ?
-l lu gs tJ
-20 1'1 \!i
! ~::1. II: "
I (jll..:r-,.k:
:J ~ q rs 1,~ PRoPOSED
'~~^' ~I 1/78G:tS,F,
N "'< ~ ).i" PROPOS'z
'?' ~ >< !:xi /2 G,C, " IG % %
V tlf ICJ /I
~~ W .q:
_ CL! q i1 P1<OFEY:rr LiNE
'<( \PROPOSW
5348:tS,F.
f'RCPOSED (;,C : 13,%:t
l-
W
\JJ
\l::
f-
(j)
.\<
,
\
,
'z
~ +1
('J -\0 '.
':z I'-'~
- '1"-
I '"
0
<f) ;;j
1 \,
"
(""/"",,,~
113';;
4l,Z,3- 15
fJ/F"
VICTORIA Y. WEB8, TR.
PLAJ.J BCOK 13 PG, 43
DEED 8OOK447 R;i,290
AREA t 354/ ., !i),F. : G,c' - 13 t.:t
G4,12 ,,'
115'%
4z, z. 3- IZ, 38
1111"
ALMA I-fOLDGAIT
110' '"
77'''' .
110'r
D'w"E:LL1 ~G
42.2,'3- /G
iI/P
GA.l L. CI{I?18TMAH
(" 1/'1L -LL
,~\, ~.
DiU ORIGII~ALLi STAMPED AJi~
ENDORSED COPIES OF THIS PLAN
SHALL BE ACKNOWLEDGED BY
THE CERTIFYING LAND SURVEYOR.
~
~
c::
-j
~
~
r
)>
"l:-
--1
C
()
^
rr1
1'1
-1
I
I
I
I
VISIBLE FtlRTION of IZ"
DRAINAGE OlJTFALL PIPE, i
PI FE APPARENTLY C1?OSSE.S
BE:I-lEAT~ PROPER'1Y AND
COf.JI-lECTS TO DRA/NAG E
,SY5TEM IN wAS", 6T.
1:.
:P-
?J
~
?0
1:..
~
m
ro
M@~lf@&@@
~~~~~~lf~@~ ~[!,,&[KB
~1Ji)
1KJJ&1KJJ'if'1!:D~~~'iI D ~&~@u
RFYISE:O: 5-30 -ZOOQ
SCALE: r = 25' DATE: tv1A Y 31, 1'794
REVISi:D; 5-1" -zOoO
Owner: , ,~19l;{~,Rp, C;:" 'v-/Q I,. fE; , a. YI~TO!CI.A. .
y: W'E:I013 T'i::\JSTI<:E PJOI-lE:ERS
, , , , , , .>, , , , . , 'NDMiIJEE' TRuiT '
DeedjCert,: ,s~~ ,r::LA':4 " Plan: "? EE F'LAJ-I ,
.. " "
Map: ~ c', 2: ~ - ,13~ 14: 15 Locus: ~ ,J~, I G~ hlAs':</1:Ji!T:Ol-/
sr.
TO: ,lC!C,J.{,A,k?~, ,c: ~p~r:~ AtJ.~ , . , , . . , . , ,
YI~-r:O,R,IA Y" v.;:E,B.8. . , , . . AND NO OTHERS,
I CERTIFY, TO THE BEST OF MY KNOWLEDGE, THAT THE
PREWSES SHOWN ARE LOCATED IN FLOOD HAZARD ZONE:
. ,.A. '{, , , DELINEATED ON F,LR,M, / COMMUNITY PANa
NUMBER: 250230-00 ,II, , , , ,0, BY THE FEDERAL
EMERGENCY MANAGEMENT AGENCY, EFFECTNE DATE OF
MAPS: JUNE 3, 1986 AND AS PERIODICAllY REVISED,
THIS INSPECTION PLAN WA5 PREPARED FOR MORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT SURVEY,
THIS PlAN SHOULD NOT BE USED TO ESTABLISH PROPERlY LINES.
FENCES, HEDGES OR ANY ANCIL.lARY STRUCTURES ON THE PREMISES, Tax
THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PlANS
OF RECORD,
THIS INSPECTION PlAN IS NOT A CERTIFlCATION PS TO THE TITLE OR
OWNERSHIP OF THE PROPERTY SHOWN, OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET PSSESSOR
RECORDS.
THIS PlAN SHAll NOT BE USED FOR AIfY OTHER PURPOSE OTHER TI-Wl
ITS INTENDED USE STATED ABOVE.
@Blackwell I< Associates Inc.
C:\JOilS\HB\Jll'P
INOT TO BE RECORDED I
FBK,:
BLACKWELL &: ASSOCIATES, Inc,
PTo!essicnal Land, Surveyors
6 Young's Way
Nantucket, Massachusetts 02554
, (508) 228-9026 B-4143
TOWN OF NANTUCKET
ZONING BOARD OF APPEALS
1 EAST CHESTNUT STREET
NANTUCKET, MASSACHUSETTS 02554
PHONE 508-228-7215
FAX 508-228-7205
NOTICE
~~
-~
A Public Hearing of the NANTUCKET ZONING BOARD OF APPEALS~will
be held at 1:00 P.M., FRIDAY, FEBRUARY 11, 2005, IN THE CONFERE~CE
ROOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket,
Massachusetts, on the Application of the following:
LYNNE Y. WOLFE, TRUSTEE OF PIONEERS NOMINEE TRUST
BOARD OF APPEALS FILE NO. 016-05
Applicant is seeking reliefby SPECIAL PERMIT under Nantucket Zoning By-
law Section 139-33A(8). Applicant proposes to alter common lot lines with immediately
abutting property to the northwest shown as 66 Washington Street, Assessor's Map
42.2.3, Parcels 13 and 14 (the subject ofthe Application in BOA File No. 015-05), by
moving the lot line in a northerly direction and receiving about 1,807 square feet of lot
area, containing an ancillary structure currently located on the subject property, from the
owner of the abutting property. The Locus, currently containing a single-family dwelling,
is nonconforming as to side yard setback with the dwelling being sited as close as about
one foot to the northerly side yard lot line and as close as about 0.5 feet from the
southeasterly side yard lot line in a district that requires a minimum side yard setback of
five feet; as to lot size with the Lot currently containing about 3,541 square feet of lot
area in a district that requires a minimum lot size of 5,000 square feet; and as to frontage
with the Lot having about 31.03 feet of frontage along Washington Street in a district that
requires a minimum frontage of 40 feet. After reconfiguration, the cottage would then be
sited within the lot lines ofthe property with a new northwesterly side yard setback of
about 2.4 feet at its closest point, and the Lot would meet minimum lot size requirements,
increasing lot size to about 5,348 square feet, and would increase the frontage to about
47.8, thus reducing three nonconformities on the Locus. In the alternative, Applicant is
seeking reliefby VARIANCE under Nantucket Zoning By-law Section 139-16A
(Intensity Regulations) to accomplish the boundary line change as proposed. See also File
No. 054-00 that asked for the same relief, but which expired, as it was not exercised in a
timely fashion.
The Premises is located at 68 WASHINGTON STREET, Assessor's Map
42.2.3, ParcellS, Plan Book 13, Page 43. The property is zoned Residential-Commercial.
(l1CW~%d' r;;g~
Nancy J. Sevrens, man
THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER
ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR
FURTHER INFORMATION.
'.~~,r.~":":.:~'2
:"~";;_.",~,,,'J/'
~- '.~.'..'L.~,.._:~:'~
'~'*'~~
BOA Form 1-89
NANTUCKET ZONING BOARD OF APPEALS
TOWN AND COUNTY BUILDING
NANTUCKET, MA 02554
Date
CASE No. orCo Q "...--
APPLICATION FOR RELIEF
owner's name(s):
Mailing address:
L nne Y. wolfe, Trustee of pioneers Nominee Trust
c/o Reade, Gullicksen, Hanle & Gifford, LLP, Post
9ffice BoX 2669, Nantucket, Massachusetts 02584
Applicant's name: same
Mailing address: same
Location of lot: Assessor's map and parcel number 42.2.3-15
Street address: 68 Washington street
Registry plan Bk 13, Pg 43
Date lot acquired: ~/31/94 Deed Ref 447/290 zoning district
Residential-commercial
Uses on lot _ commercial: None X or MCD?
_ number of: dwellings~ duplex__ apartments__ rental rooms
Building date(s) all pre-8/72? __ or renovations C of O?
Building permit appl'n NoS. 8576-92
Case Nos. all BoA applications, lawsuits: 054-00
State fully all zoning relief sought and respective Code sections
and subsections, specifically what you propose compared to present
and what grounds you urge for BoA to make each finding per section
139-32A if Variance, 139-30A ~ if a Special permit (and 139-33A
X if to alter or extend a nonconforming use), If appeal per 139-31A
& B ,attach decision or order' appealed. OK to attach addendum'
See attached addendum.
ItemS enclosed as part of this Application, order' addendum' X
LocuS map X site plan X showing present X + planned structures
Floor plans present __-proposed __ elevations __(HDc-approved? --I
Listing lot area ~ frontage ~ setbacks ~ GCR ~ parking data --
Assessor-certified addressee list 4 sets X mailing labels 2 sets X
$200 fee payable to Town of Nantucket X proof' 'cap' covenant -
'(If an appeal, ask Town Clerk to send Bldg comr's record to Bo~1
I certify t at the requested information submitted is substantially
complete an true to the best of my knowledge, under the pains and
penalties 0 erjury.
3(If not own r or owner'
Applicant __ Attorney/agent X
SIGNATURE:
enclose proof of authority)
FOR BoA OFFICE USE
APplication,copie~ rec'd, 4~ ___ for BoA on ~I ~~bY~)
One copy hIed wlth Town Clerk on ..Jje;]jOS;:; L~ (l,wmplete? .....----
One copy each tO,Planning Bd and Building De~-:=~ by ~
$200 fee check glven Town Treasurer on I ~~ by --- waived?
Hearing notice posted l/li7;dJ--;;'ailed -iJ ?YfeJ I & M 11 2-7,:J~ 11 ,j/r:!,f--'
Hearing (s) on .__1 _I __ cont'd to __I _I _I __I - withdrawn? _/_1__
Decision due by _I _I _ made __I _I __ filed TC 1 _I - mailed _/ _/-
See related cases lawsuits other
ADDENDUM TO APPLICATION
(Pioneers Nominee Trust, 68 Washington Street)
Applicant requests a Special Permit pursuant to the provisions of
~139-33.A. (8) to change the boundary lines of a preexisting
nonconforming lot. The Premises presently is nonconforming as to
frontage, area, and sideyard setback requirements, having
frontage of 31.03 feet, area of 3,541 square feet, and sideyard
setback of less than 1.0 feet from the sideyard linei required
frontage in this district is 40 feet, lot area is 5,000 square
feet, and sideyard setback is 5.0 feet. As reconfigured, the
Premises would have 47.8 feet of frontage, lot area of 5,348
square feet, and no structure would come closer than 2.4 feet
from the sideyard line. In the alternative, applicant requests
Variance relief from the requirements of ~139-16 (Intensity
Regulations) to accomplish the proposed boundary lines changes.
See also BOA File No. 054-00 where foregoing Special Permit
relief granted, which has since expired.
The Premises is located at 68 Washington Street, Map 42.2.3
Parcel 15, shown in Plan Book 13, Page 43, and is zoned
RESIDENTIAL-COMMERCIAL.
j
I
i
I
+
+
~
'?f?
~
~
~
o
+
~
~
I
\
+
~
''':-
21
2'
O...'E
INFORMATION
COMPILED FROM SHOWN HEREON
AND PlA AERIAL PHOTOG WAS
NS OF ~EC RAPHS'
CONSTRliED AS HA~RO AND IS NOT TOOEfDS,
ACY FOP. CONVf ING SUffICIENT ae
VANce, "'CCUIl-
~...
,.,;..~ .......-..." ,"
I I .--
II.:..~
~
rl' ) rl'
)P 0"'1
NAN1
Jlas
96
.1
... .
~ .
,..,..:------
VVA.5HINGTON
z
:>
z
C! I~ :z:,
n:J c::
z ^~ G')
~:~8 co
0>
cz
ZO (Q
~,., ~
. o~ CD
~ m,.,
G1 8~~
, (1)0 ~
l;, ctl ~ ~
~~~ ~
I ~ ~
~
STREET
:3 1.03
o
Gl ~
, .
o
(jl
.
1)
1"1
~
n
.(
E)\
oF
.
-
~
."'1
11\
0
- ~
~ ~
C\f ill
0
.~
~b)
~ ;1
.
}> .-{
ii)
fJI -
)J n
rt
DQ
~ II
~
00
0
\4-
~
-0
..
'T\
~
:>
z
o of
-
.
JT1
-i
I
m
r-
3
.
]
o
;a
1"1
1:
o
c
(fl
f'1
-0
~ -
\t-?
..J
-1
H-
~OQ~\1ti
n J. .... " N
J...;3>'~
Pb
?
'.. ..... ~
.. . > of
..~~! -"-j
ZONING ClASSIFICATION: R - C
~IN. AREA: , . ,S,OQO ,s.. f. ,
~IN. FRONTAGE . .4.0 . FT.
FRONT YARD S.8.: . iJ~i:<~.
REAR Ii SIDE S.B.: . .5, Fr: . ,
GROUND COVER (7.): . .5.0, "/" ,
EXISTING: SEE 'PLAN
,
I~
t' 8 \
..:.... 110':
<i\ ---------'-42,Z,3 - 13 75'r --,' \1:.
I "" ~/F h\~
: RtCI-(ARD C. YlOL'FT ' :
. 0 O\~
i ~ LOT 8 L.C, 10450 ,A CE~T. ,G;3z.8 ~ 0-
~\!.
. '< AK'EA= 5018" S.F. ~z:.
\~
\-
W
\-L!
Di
}----
Cf)
"
__ -,'::'L?ROPOSE~
"'~TT7--r1-::;
-:z I" ~(~!?~~Z~I'1.~
~ ',.~LL LLr. r "l
~ -~t;W~4'
I 0
(j/
1
;;j
,
\'.
, r'~~~
~
'/
"{
f:!~ 0 ~
--i,. ~ V
0'" '1.5
! :}~O!!"
, 0 I\.: f'.. k:
tr?~ q rs ~ j
l'< ~ ^' '!-'>
N "< ~ ).i" . PROPOSZ
'r ~ ~ ro ~ G,C, : IG I. ~
V ICl /I
~ '"":<<(
_ ~ ~ fj PRoPEUY' WIT<-
'" \PT<OPOSW
5348:tS.F.
PRoPOSED (;,C: 1.3,4:t
4z,z, 3 - 12,38
II/F
ALMA HOLDGAT'E
77't;
110'r
DWUl.Jt-JG
ONLY ORIGINALlY STAMPED AND
ENDORSED COPIES OF THIS PLAN
SHAlL BE ACKNOWLEDGED BY
THE CERTIFYING lAND SURVEYOR.
o oo~
....
~
&
c:
-oj
o
~
-", ~
7:..
}>
z:.
-1
C.
()
^
fT1
--1
'"
1::
f>
x.
VISIBLE R:lRTION of i'Z"
DRAl/oJ.A!!.t: OUTFALL PIPE,
PI PC AP'PARE:NTL Y C1?OSSl:S
8ENEATJ-( ~ROPE'RTY AND
CONNECTS TO DRAINAG E:
~Y.sTEM IN W'ASi-l. ST,
I.
P.
;N
~
?V
1/3'r
4Z,Z,3 - 15' .
1-1 IF
VICTORIA 1': WE88, TR.
PLAfJ BOOK 13 FG, 43
DEED 8OOK447 ~,290
AREA- 354/.S,F.; G,C.-13i'.:t
G{,IZ ..'
115':1:
4z, 2. '3 - It;,
!l1F"
GAIL.. CI-{!i?/STMAJ.I
l:..
~
m
7'J
~@~IJ@&@~
~!M~~[g~IJ~@!M ~[1,,&~
O~
~~'iil\:!J@~~'iJ D ~~~~.
Rf:Y/~EO: S-3O -,looo
SCALE: 1" = 25' DATE: MA Y 31, 1'794
REVIS~D; 5-/'}-ZOOO
Owner: , ,~J9J:<Af::P. C;:'o \191,.F:~ 0 ~ ,V,I<;r,o!C,IA, .
1-, ~~~~ oJ T~~srrp:: 0 ,fIPI:I,'F!;:~'2., , , , .
NOMI...EE TRlJST
DeedjCert.: .S~F; . ~L~':i., Pion: ~ E;E, ,Pl,.~f.i , , ,
T ox Mop: ~Z'.?: ~ - ,13,,.4:'5 Locus: ~,J~)~~ \.(-\SI;<I",G1:0l.l
sr.
TO: ,KICKA':'D. C: WOL~E: .A:N.'~ 0 , , . , , ; , , .
,V,I~~O,RIA Y" rI.E.B,8, , , , . , AND NO OTHERS,
I CERTIFY, TO THE 8EST OF f,lY KNOWLEDGE, THAT THE
PRE~ISES SHOWN ARE LOCATED IN FLOOD HAZARD ZONE:
. ..A.?, . , DELINEATED ON F.l.R,t.1, I COf,lMUNITY PANEL
NUf,l8ER: 2502JO-OO ,II, , . , ,0, BY THE FEDERAL
EMERGENCY f.lANAGEt.1ENT AGENCY. EFFECTNE DATE OF
MAPS: JUNE J, 1986 AND AS PERIODICALLY Rt.V1SED,
THIS INSPECTION PLAN WAS PREPARED FOR f,lORTGAGE PURPOSES
ONLY AND IS NOT TO BE CONSIDERED A FULL INSTRUMENT SURVEY,
THIS PlNJ SHOULD NOT BE USED TO ESTABLISH PROPERTY LINES
FENCES, HEDGES OR ANY ANCILlARY STRUCTURES ON THE PREl.fISES,
THE PROPERTY LINES SHOWN RELY ON CURRENT DEEDS AND PlANS
DF RECORD,
THIS INSPECTION PlNJ IS NOT A CERTIFlCATlON AS TO THE TITlE OR
OWNERSHIP OF THE PROPERTY SHOWN, OWNERS OF ADJOINING PROPERTIES
ARE SHOWN ACCORDING TO CURRENT TOWN OF NANTUCKET ASSESSOR
RECORDS.
THIS PlNJ SHAU NOr BE USED FOR mY OTHER PURPOSE OTHER lrWl
rrs INTENDED USE STATED ABOVE
:f)8lockwell & Associates Ine,
)DB:f\ HB\llPP
INOT TO BE RECORDED I
FBK,:
BLACKWELL &: ASSOCIATES, Inc,
Professional Land Surveyors
6 YOting's Way
NCLntucket, Massachusetts 02554
(508) 228-9026 B- 4143
.
;;O.ob'70~'\Cl2S9
TOWN OF NANTUCKET
BOARD OF APPEALS
NANTUCKET, MASSACHUSBTrS 02554
Datel August 2g'
, 2000
TOI Parties in InterelJt and. Others concerned with the
Deci8ion of the BOARD OF APPEALS in the Application of the
fOllowing.
Application No..
Owner/Applicant.
NOMINEE TRUST
054-00
VIctORIA ~. WEBB, AS TRUSTEE OF PIONEERS
Encl08ed i. the Decision of the BOARD OF APPEALS wh1ch ha.
this day been filed in the office of the Nantucket Town
Clerk.
An Appeal trom this Decision may be taken pursuant to .
Section 17 ot Chapter 40A. MassaChusetts General Laws.
Any action appealing the Decision must be brought by
til1ng an complaint in court within TWENTY (20) days after
this daY'8 da~e. Notice of the action with a copy of the
complaint and certified copy ot the Decision must be given
to the Town Clerk 80 ae to be receivfd within such TWENTY
(20) daY8. .(
UJ\<w-!
ra'.
Chair.an
cc. Town Clerk
Planning Board
Building Commie.ioner
,
PLEASE NOTE. HOST SPECIAL PERHITS AND VARIANCES HAVI A TIME
LIHIT AND WILL IXPIR. Ir NOT ACTED UPON.ACCORDING.TO NANTUCKET
ZQNING BY-LAW 1139-301 (SPICIAL PIRNITS), '139-321 (VARIANCES)
ANY QUISTIONS. PLUS. CALL 'rill NAN'l'UCIUI'r. ZONING lOUD or APPEALS.
"',
\"
.oa.06?OmI290
HUI'l'OCItB'1' ZONING BOARD or UPDLS
37 Washington Str..t
Nantucket, Massachus.tts 02554
Assessor's Map 42.2.3, Parcel 15
68 Washington Street
R-C
Plan Book 13, 'age 43
Deed Book U7, 'age 290
DECISION:
1. At a public hearing of the Nantucket. ZOning Board of
Appeals, on Friday, July 14, 2000, at 1100 P.M., in the
Selectmen'. Meeting Room, in the Town Anne~ Building, 37
Washington Street, Nantucket, Massachusetts, the Board _de the
'following decision on the application of VIcroRIA Y. WEBB,. as
Trustee .of PIONEERS NOMINEE TROST, c/o Reade, Gullicksen, Hanley
" Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts
'02584, File No. 05~00:
2. The appHcant is seeking relief by SPBCIAL PERMIT under
Nantucket ZOning By-law 1139-33.A(8) (change in boundaries of a
pre-existing, nonconforming lot). The applicant' proposes to
change the boundary lines of a lot, with nonconforming structures
thereon said to pre-exist the Nantucket Zoning By-law, containing
about 3,541 square feet, shown as 68 Washington Street,
Assessor's Map 42.2.3, Parcel 15 (the "Locus"), with an
immediately abutting lot to the northwest, shown as 64 and 66
Washington Street, Assessor's Map 42.2.3, Parcels 13 and 14, by:
moving the common lot line in a northerly direction and conveying
about 1,807 square feet in lot area, containing an accessory
structure upon the 64 and 66 Washington Street property, shown as
a "cottage" upon the sketch plan attached hereto as Exhibit A, to
the owner of the Locus. The LocUS, currently containing a
Single-family dwelling having about 462 square' feet in ground
cover, is nonconforming as to side yard setback, with the
dwelling being sited about one foot at its closest point from the
northwesterly side lot. line and about 0.5 foot at its closest
point from the southeasterly side lot line, in a district in
which a minimum of five ieet in side and rear yard setback is
required; as to frontage, with the Locus having about 31.03 feet
of frontage upon Washington Street, the minimum required in this
zoning district being 40 feet; and as to lot area, having area of
about 3,541 square feet, with 5,000 square feet being the minimum
required. After reconf igurat ion, the .cottage" would then be
sited within the new lot lines of the Locus, with a new
northwesterly side yard setback distance of about 2.4 feet at its
closest point. No new nonconformities would be created or
increased by the alteration of the lot lines, and the Locus after
the proposed conveyance would contain about 5,348 square feet in
lot area, in excess of the required minimum lot area of 5,000
square feet. The new southeasterly side yard setback distance of
the single-family dwelling remaining upon the 64 and 66
Washington Street property would be about 2.4 feet at its closest
1
'L-.
"",
.~
...~_..__.--.....,.~.....---...,_...~.. .--....
;oo.0670'A~I291
point. In the alternative, the applicant is seeking a VARIANCE
under By-law S139-lg.A (Intensity Regulationsl to accomplish the
proposed boundary line changes. (See also the companion case
brought by the owner of 64 and " Washington Stroot, Doard of
AppeAls F11. No. ,053-00.1 The Locus is situated at 68 WASHINGTON
STREET, Assessor's MAp 42.2.3, Parcel 15, and is the land shown
upon plan recorded with NAntucket Deeds in Plan Book 13. Page 43.
' The Locus is situated in a Residential-COllllllerclal zoning
district.
3. OU:I." dec!s.l.on ia based upon the appl.\.cat 10n and
accompanying nwtorials, Gnd roproGentat.l.ons ,and tnlltimony
roce1ved at OU:l." public hearing. The Planning Bo~rd
recommendation was favorable to the granting of relief by Special
Permit .s requested. One neighbOr appeared at the pUblic hearing
with inquiries as to the process and reasons for the application.
There was no other public comment.
4. As shown upon the sketch plan by BlaCkwell & Associates,
Ine., revised through May 30, :2000, a reduced copy of which is
attached hereto aD Exhibit A, the 64 an~ 66 Washington Street
property consists of two adjacent parcels" one 'registered and the
other unregistered, with a dwelling straddling the boundary line
between these parcels, resulting 1n the effective merger of tbese
two parcels as a single lot for zoning purposes, and also
containing a structure shown aD a "cottage- upon the Exhibit A
plan, which has been used as an accessory structure for storage
and personal office PUrposes, contains no sanitary faCilities,
and has not been used, and is not now proposed to be used, as a
dwelling. The 64 and 66 Washington Street property is a
conforming lot as to both lot area and frontage. and the dwelling
upon it conforms as to all di~ensional requirements; hOWever, the
'.cottage" is nonconforming as to side yard setback; being
situated about one foot from the boundaTy line with the Locus.
Meanwhile, the Locus is nonconformin9' with area and frontage
requirements, as well as side yard setbacks on both its
northwesterly and southeastorly boundaries, The owners of the
Locus and the 64 and 66 Washington Street property have agreed,
subject to approval by the Soard of Appeals in this case And in
the companion case for 64 and 66 Waohington Street. Fila No. 053-
00, to relocate the boundary between these lots in order to
render both lots conforming as to lot area and frontage, by
conveying a strip of land containing the "Cottage" frOlll the 64
and 66 Washington Street property to be merged w1th the ~Cu&.
Decause the dwelling upun the 64 And 66 washington Street,
property is situated about 4.8 feet from the . cottage- at its
closest point, it is not POSsible to accOlllplish thb lot line
change without result.l.ng in d Qonconform1ng side yard setback in
each lot along the new proposed boundary line; however, this
setback nonconformity would be lea8 than that ~ existing along
the present l:loundary. which i. about one foot on each aide anel
cannot be reduced, the distance between the .cottage. anel the,
dwelling upon the Loc:u. blting ODly about two feet. All of the.e
atructu~. P~..exl.t-the adoption of the Nantucket Zoning By-law.
2
'\
~
I
i,
I
........ ~ ..... .~ ...........
. '
~""..
....---.....-.
iOoI067OratI292
Under8Y-law I1U-)J .Al.). pre-exJ,stil19, nonconfonling lou may .
be changed in .1ze. ahape, boundaries or frontage pur.uant to a
Spec1al ,'permit ba.ed upon a f1nding that the change, will not be
substantially lIlOre detrimental than the existing nonCOl\foJ:lllity,
provided that no new nonconformity will be created and no
'existing nonconfOrMity will be increased. IThe'side y8zd .etback
nonconformity upon the southeastcrly'boundary of the Locus will
not be affected by the proposed change.)
s. aased upon the applicant '8 presentation, the effect of
the proposed lot line change will be to render the Locus
conforming as to both lot area and frontage, while leaving the 64
and li6 Washington Street property conforming as to both. The
existing side yard setback nonconformity 'along the boundary
between the Locus and 64 and 66 Washington Street will be
reduced. by increasing the setback from about one fOot to about
2.4 feet. The Board of Appeals made the requisite finding that
the change would not be substantially more detrimental than the
existing nonconformity" 'and that no new nonconfOr1llity would be
created and no existing nonconformi~y would be lncreaced.
6. Accordingly, by UNANIMOUS vote, the Board of Appeals
CRANTED the requested relief by SPECIAL PERMIT under By-law Sl~9-
33.AC8). to authorize the reconfigutation of tbe boundary between
the Locus and the 64 and 66 Washington Street property in
accordance with the .Proposed Property Line" as shown upon
Exhibit A. subject to the follOWing conditions:
a) There shall be nO,human habitation in the ~cottage.
without further relief from the Board.
bJ Reconfiguration
substantial conformance
Exhibit A.
Dated: August '"2%, 2000
of the lot 11nes shall be in
with the plan attacbed hereto as
\,'J? ~ v..A to. .
\Q11am P. Hrr~~
NP,'W~~r. /J
,X'1 ~t,'~
D. Ne a ent "
~at;'d S. T~,l;.::~.~,~": ',:" " ,
x.,<.;~~~~Z~:
.' ,:tCD1lfY . M.FlU!DDt1lB0&lCIClt'B
1RI1lIlCISIOtC:tm'nfATMO Al'l'lALIIAS BEElC ,
~~'T'-~1.AWS4M;seclDll
FILED. l'URSU ',' . . " ", '
~t1I~,~,,-
~~'~?~:~,~::."....
RECEIVED
TOWN CLERK'S OFFICe
NANTUCKET. MA 02554
- ' AUG 282000
TlME;'-
ClERK:--l)& 3'.'2;.f t
.'....".....--- ---
-.-...-..--...-"--'--..---.--.., ...
. .
IoOw067OrAcl293
EXHIBIT A
'lUJNli tIASSlfICATlU: IN:
_1/IIA;",S~~,'r.",
IIII._,.!!Q,~,..,
11IOIIl_u:,l'l'~".,
U,.u,:,Arr..
_ CMlI ca~ . '.0. ,., ,
IlUSDlC: s.rt: t"&.Uf
41, z: 3' '1. ...
."
AL/oIA, Hll40GATr
h
T..~
r"".
.' "::'
; I ~
;~
.It'i
."
i
\
,,'. -" 11
-lZ,I,'. IS
rJlF ~\~
RICH~RD C, W'OL'C ' ~
LOT II ~,C, 10450'" ttt1: InUl 11~
41:.4.5018"5,1: ' ~~
f
110"
~
\oJ
\oJ
~
In
':t
~
~
:z
i
UI
~
113.
~.l-3.'"
~I"
VICTORIA. v: "'Esa. TIC,
""'" lIOO.c Q f'G, ~5 ,
ouo _~, ~,no
ARC". .JS4,...r:, c.c... CS7,.
'e:.
['f""""'''''1
I ~ .
I
(i4.1Z ,,,
"5'.
41,%,'1- CO
"Ir
CJ.11. ~RI8T"'A.II
KT~TS_"
, llalQa[D Cllf'ICS Of IllS
lHIIl. . ~ If
K COlfWC ... 1lINlIII.
I
~
S
c:
~
z.
')>
z:.
-(
C.
r"\
7'\.
",
-l
~
x.
_,eLl: 'I)II:T_ or .~.
OlIrAIJU.l:C OI/Tf'Al.L ~I"C.
PIPe A.'r4Ro.m.Y'~"A'
..,1;.1,1'>/ ~.wo
COOI>nCTft TO DIU""",C
W.TEM ~ WAS>I. liT,
~oz
IS...
~-:>
. -
, " ~
1;~~'
, -<
J f
:1[
I~=
ih~
10; .l:~~.H!,:.~~. co ...,~~~ .~~~ .
,v:,c;~O,Il!'" :f.. ~',""e, . , , , , fJill rlO 'OTHERS,
I \:tAl0. 10 lilt k~1 C1 !If il/lO'li'.toe(. ItW lit[
~~~, ~~JO:~l:':roco:= =.
II\.VBUI: 2~2lO-OO ,1\ , , . ,0, 11'111( rtDWL
tMC/lCClltT IWtoICtMOO ~, urttlIIt Dill( Of
IW'$: IoMC t 1'" NIO AS ~T U\'IS[O.
IllS IN?CClIOll ""'" lIAS rtlLPlIMD /llII1IOIl'lXt PIIAI'OstS
00\7 AHO IS .01 10 IC CO:;S;:)".lI(D A rw. WSlRUUEI/I S\IlMT.
!M f'W' SltG'J'.' ~' "::-. M r"IoJi'~i!1
;~::!S. hCOC!~ ~:' I:Il ::.~ ....~.~ ~~:-.'.'C'I:RlS 0:1 frt! fP.!W:O:!S
I~ PlIOPIRIY U.1S _. FoELl cr: CI*IlOIl O<<DS NIl; NoNS
Of IILCOAD, '.
IllS IIS1'tCllOH PINI IS NOt A CPlRoIllOH '" 10 lit[ 'W oa
0I/IlUSHr fI IlIt ~IY _ OlIOS 01 Allo/CllIIII; PllOHIlla
,. $IIOlIll ~ 10 CUUOIIIlllIll Of ~ A$SUSOlI
Il(c.os.
lIIS P\NI SHIll IIOf I( 1IStO /llII1III 0110 I'\IIlPOS( 0lltDI lIWl
~ ,"""nrt'l I~r "furn T;~..~t:
.~~m
~~[ll~ ~~
~, ,
~a.~~'.'~ "
WCWUo: S.~'~
SCAlE: 1'. %S' IlATE:.MA'I' 31. t?'l~.",
, U"'$tIl' 5.:"~~'(', ,~" ,
Ownct: :/'~~~~~~~\{:~:::~~F~\ :,-":3tti:
,,"'F;~. ,', :'::5'.,'l!IoM.oJ[C':r"llto1'.... ",,'
Otcd/Cm.: .~. ';~',." ~~;:;;-::'~A.'!:~,:" ';:~::.
loa ..op:~1:2:.... !-.:r{;... LCX;U3i: ..,.....'.~.f~~. ~Ii"",',;':".','.,:'~"'-' ~I .
..,.. . .:~<r~....-,:~ .... ...
BLACKVELL t iSSOC14TES..:j~~... ;:: ,"; :.,'; ~,'.::"
J'n/=itIMl1.a4 ~ ';,r,:. :,~ ,. :':.'"
6 Young's ra.y ", ........;...
Nt1lltuckr.t Uassachusetb 02554
End or
llUtnunem
1:.
~
i'J
8
7'l
~
..
'"
..
-
I
-,'--'~1'~-'---
, I
4t.1,DV
Town of Nantucket
I ,
RECEIVED
BOARD OF ASSESSORS
DEe 2 3 2004
TOWN OF
NANTUCKET, MA
ZONrNG BOARD OF APPEA!cl
LIST or PA.RTtES IN INTEREST tNTHE MATTER OF THE PE1"ITION OF'
P~OPE~TY OWNER".,,:61~, ~,~ ~?" "N.0r.I !,~.7.?:v:*,.,."
MA) UNG ^ OqRESS... ~(9. .~.~!i~.~.,.. .~.~~t~~,k.~~n.... .~.~~~.~r., .~..9.~~~.~;,d.~, LLP
PROPERTY LOCATION....." ,~,?.. ,Wtw> h.~f:m1.,.., $::,...".,
ASSESSORS MA PIPA ReEL"..,,::f '~?:?'I ~', ~Q.J <,.."".'''....
.... PPLIC^NT" ,~~~,q~". .~':1,U~,<;:k~.~n" .~~,l,l~~~, ,t ~~~.f~.~~!...~~~..,.....,., _."
SEE AITACH'ED PAGES
I cenify that the: foregoing is . li:5t or pCl'$ons who Ire Owners or abutt\n& propeny, owners of '
1111d direclly opPo$i:e on ll'l)' publie or private $l~~t Or Wly; Ind abutters of the abUlters &nd all
olher land .owners withi" )00 f<<1 of the property Iinc of owner's property, alias they appear On
Ire mOSI rC;tenl applicable tax list (M,O.L. c. 40A. Section 11 Zonin~ Code Chapter l39,
Section I J9-29D (~)
~....TE .
;?~"a~
&:.,C29,.~o.U.tj
ASSESSOR'S OFF1CE
TOwn ofNantuckel
.,
t!l
~~ .
.
en .
H - ~
HE-t
~B
i~
~
I
III
.
I
~
.
~
0
()
1 ft E-4 fot E-t E-t E-t E-t ...
r;-' ~ t .f;;.t t; t t t; t; t (IJ fIl V) en CI) fQ fIJ ti t; t t; t; t t; t; t; t; en t tV
'~lIlll1llllllllllllllllllllll~~~~~~~1Il1ll1ll III III III III III III III ~ lO '"
~ 2i':i':i':~i':~22~"""""""2i':21i;......1i;1i;1i;1i;1i;i':~i':~i':....i':21i;1i;1i;,,..i':..1i; g:
u G(!lt!)t!)t!)t!)t!)Sou:z.:z.:z.z:z.:z:zGt!)S O')U)UJ t!)t!)t!)t.!tt!)t1)f1)oG :z,0t!)UJ
o :z :z :z :z. :z :z :z. :z :z :z H H H H H H H :z :z :z UJ ~ ~ ~ ~ ~ :z. :z :z :z :z. :z :z fIl ~ ~ H :z fIl
H H H H H H H H H H H = = = = = = = H H H H :z ~ :z ~ ~ ~ ~ ~ H H H H H ~ ~ H H H W W = :z. H :z H
~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ! ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~ ~ ~ ~ ~ ~ i i ! ~ ~ ~ ~
lIS N.....,\D\DQ)ON..IDOOOOOOOtrl"" mlD.., O'P\ll'If"oo....r-- ....lIltl"lNr-O
III ... ... U) III \0 III r-- f"o f"" ,... CD m CD m co m OJ CD IX) co It'l ... ... ... \D ... Il'I ..... M r"I III Il'I III \D ('I') III r- r- r4 N .... P'I ... P') III N
'"
r-
'"
...
,
... ... en ... ... ... ... lD ... ... ... f"o ,... ... 0 N ... .. ... ... II) \D ... ... ... lD ... 0'1 ... ... ... N ... ... 0 0 ... 'II' ... ... ... ... ... .. 0\ 0\
III II) U") CD 11'1 U'l "1 r4 It'I III ID Il'I an ... t>"I "II' III r.n 1Il It) 0 N U'l It'l 111 \D U'l 0 It) U') Il'I 0\ U"l It'I ... ... It'l It'I lD It) U'l It) It) It'l 0 0
Q. U"I U"I N 1Il III Ul 1Il l.O lI'I It'I It) \D \D tI"I 0 t"- It) It'l It) It'I .... It'I III III It'I ... 11'1 M It'I Il'I III ... III It) co CD It) It) 0 It) Il'I ll'I III III \D \D
...t N N lXl N N N N ... ('II N N r4 .-I It'I ('II ..... N N N ('<of M N C"\l N N ('II NON N N ("II ('II N \D ID N N N N N N N N 1""1 .....
N 0 0 0'1 0 0 0 0 MOO 0 CX) CD It) 0 0 0 0 0 0 \D r4 0 0 0 0 0 P'l 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Ii; ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ 8 8 i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~
i ~
g I I ~ I I I I I I I Iii ; ! I I I I I I I I I I I I ! I I I I I I ! ! I I I I I I I I I I
N
.
.
j
t>
C
,~
...
i
o
o
g ~~tl ; ~ ~ "
~ ~ QQ~ ., .. ~ tl
~ ~ ~ ~ ~ ~: ~: ~ ~ ~ i ~ ~ ~ ~ ~ ~
~ ... 0 .. ~ ~ ~ ~ ~ ~ ~ i': .. .. .. ~ Ii; '" ~ ~ ~ 800 ~ ~ ~ ~ 00 r- r-.... ~ ~
~ ~ 0 m m Z woo 0 ~ ~ ~ u 0 0 0 .... ~ ~ 0 ~ ~ z 0 ~.... 0 ~ ... 0 .-4 0 M ~
~ .-4 N ~ ~ ~ ~ u 0 ~ ~ w ~ u z ~ ~ z ~ ~.... ... M ~ m... ~ ~.... 0 !!
~ N ~ N ~ ~ N 9 Z " ~ ~ U Q Z M 9 ~ ~ ~ .... ... 0 9 ~ .-4.-4 > ~ 5 = .-4.-48 "~~ 9 5 5
m ~ ~ ~ ~ ~ ~ 0 ~ ~ ~ ~ ~: ~ g ~ ~ ~ m ~ ~ ~ ~ ~ ~ ~ ~ ~,~ ~: ~ ~: ~ ~ ~ : a ~ m ~ ~ ::
~ 2 2 2 2 2 2~~N 2~ ~g",~~~~~~ 2 2:: 2C::~~::12 2::: lil~~; 2 2~::; 2~ 2~~~
>
.c
H
0 ,.,
~ H
()
() tl
.. ..
Q ~ Q
.. .. H
~ ., ., I ..
~ E E ~ t; .,
:l .. ~ E
H () ~ ~ ~
.. () ~
H : III a a .. ..
s " ~ " ..
., ~
tl ~ ~ t! I .. ~
~ ,., ~ .,
... i ~ H ~ .. .. ~
'" 0 ~ ~ H H H 0 0 H
00 ... ~ ... ... ~
.. () U II C) (!) () ()
~ ~ ~
~ ~ ~ Z H g ~ ; ~ ; ,.,
~., !ij t!~~ ~~ ~ ~~~!ij ~~ a
~! ~ fJ8~ fI1'" MItt ~II1(11 r.13 fg
~ ~ 2 ~ ~ 0 ~ ~ G G ~ ~ ~ ~ w ~ ~ ~ ~ ~ ~ ~ ~ 0 ~ . w ~ ~ ~ ~
o !ij0 .c OOO,.,() t! 0.. !ij00,.,., 0 0
J ~ ~ i Iii ~ i ~ ~ ! i i i ~ i ~ ~ ~ ~ i i ~ i : i ~ i i ~ ~ i i ~ ~ ~ () ! i ; ! ~ i ~ i i
z B B " ~ Ii1 ~ B ~ ~ B m ~ ~ .. ~ ~ ~ B B ~ ~ ~ s ~ a ~ B ~ B e ~ B I ~ ~ ~ ~ i ~ B Ii1 B ; ~
~ ~! ~ ~ ~ ~ ! ~ ~ ~ i ~ ~ I ~ ~ ~ ~ ~ ~ ~ I ~ = ~ I ~ ~ ; ! ~ i ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ; ;
Q <::> G::> 0 ',' '" 0 q;, 0 0 0 0 0
,~
c
::>
<J
~'o
.. ~
<i
....
..
I')
,
J-
.-4 N P"I ... It'I \D r--
:ii
e-
M
.,
.s \DI"-Ol:::;:~~~~~~~~~~~~~~~~~~~~C;;~~~~~~:::;~~~~~~:~~~:N"" 00
M
C)
rl
C)
N
"-
a-
D. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~= ~
i ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~