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Home My WebLink About061-02 TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: [).QQQm ~ II , 200 2-- To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the fo~lowing: Application N<?: ()(Q(-{j2-- 'Owner/Applicant: Cna.vto\.~ U). f1,-rMr,Jtanr(J C~(l1hI'0-- ~..rl 4:1~rAor Enclosed is the Decision of the BOARD OF APPEALS which has this day been filed in the office of the Nantucket Town Clerk. An Appeal from this Decision may be taken pursuant to Section 17 of Chapter 40A, Massachusetts General Laws. Any action appealing the Decision must be brought by filing an complaint in court within TWENTY (20) days after this day's date. Notice of the action with a copy of the complaint and certified copy of the Decision must be given to the Town Clerk so as to be received within such TWENTY (20) days. N~rf~~~ 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) ANY QUESTIONS, PLEASE CALL THE NANTUCKET ZONING BOARD OF APPEALS. NANTUCKET ZONING BOARD OF APPEALS 1 EAST CHESTNUT STREET NANTUCKET, MA 02554 Assessor's Map 81 Parcel 062 MMD 7 West Miacomet Road Land Court Plan 17368-A Cert. of Title 18,676 Lot A4 At a Public Hearing ofthe Nantucket Zoning Board of Appeals held at 1 :00 P.M., Friday, October 18,2002, (originally noticed for September 13,2002 and continued without opening) in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of CHARLES W. FISHER, II AND CYNTHIA PERRY FISHER, of7 West Miacomet Road, Nantucket, Massachusetts, Board of Appeals File No. 061-02, the Board made the following Decision: 1. Applicants are seeking a MODIFICATION of a VARIANCE granted in the Decision in BOA File No. 051-97, which allowed construction of additional ground cover in excess of the 0.5% allowed in the Moorlands Management District. In said Decision Applicants were granted VARIANCE relief under Nantucket Zoning By-law Section 13 9-16A (Intensity Regulations - ground cover) to increase the ground cover to about 1,847 square feet. Applicants now propose to construct a new attached garage/learning center of about 48' x 30' and a new addition of about 16' x 7' onto the existing family of the existing single-family dwelling and construct a detached barn of about 30' x 36'. The new additions and barn would constitute an additional ground cover of about 2,632 square feet for a total of about 4,479 square feet. The ground cover ratio would increase from about 1.09% to about 2.64%. The Locus would continue to meet setback, frontage and parking requirements. In the alternative, Applicants are seeking new relief by VARIANCE under Nantucket Zoning By-law Section 139-16A. The Locus is nonconforming as to lot size having a lot area of about 169,594 square feet (about 3.9 acres) in a zone that requires a minimum lot size 0110 acres; and as to ground cover ratio with the Lot containing about 1.09% in a district that allows 0.5%. The Premises is located at 7 WEST MIA COMET ROAD, Assessor's Map 81, Parcel 62, Land Court Plan 17368-A, Lot A4. The property is zoned Moorlands Management District. 2. The Decision by the Nantucket Zoning Board of Appeals (herein referred to as the "Board") is based upon the Application and accompanying materials submitted by Applicants with said Application and the testimony and evidence presented by Applicants at the hearing on Friday, October 18,2002. There was no opposition expressed at the hearing or in writing on file. The Nantucket Planning Board gave a positive recommendation and granted and approved an Amendment to a previously granted Special Permit (File No. 5-85) in its Decision No. 18-02. After this Application was submitted and noticed for a public hearing, the Planning Board held a public hearing. Relief was granted with conditions to allow additional ground cover, which required reduction in the scope of proposed work from what was contained in the original notice. Applicants then appeared before the Zoning Board of Appeals on October 18, 2002 with a request to reduce their proposal in accordance with the Planning Board conditions, which was within the scope of the original notice and did not require new notice. 3. Applicants, through counsel and through personal testimony, represented that they are the title owners of the property situated at 7 West Miacomet Road, Nantucket, Massachusetts, located in the Moorlands Management Zoning District (MMD). The Applicants' property is a pre-existing nonconforming lot of record as established in the previous Decision by this Board in File No. 051-97. Applicants now propose to enlarge the 1,868 square-foot existing single-family dwelling by constructing an addition onto the dwelling and additionally Applicants desire to construct a detached barn on the subject property with a total ground cover on the Lot not to exceed 3,335 square feet, reduced from the about 4,479 square feet as originally noticed, as allowed by the Planning Board in separate action. The attached addition to the existing single-family dwelling, together with the detached barn, will create an additional 1 , 567:!: square feet of ground cover. The proposed attached addition to the existing dwelling and proposed detached barn would increase the ground cover ratio from 1.10i.% to 1.97i.%. New site plans were submitted which showed the approximate building envelopes of the addition and new barn. However, as the Historic District Commission had not issued a Certificate of Appropriateness upon which to base a grant of relief in this Decision, no exact footprint or allocation of specific ground cover was allocated to the addition and detached barn. All new construction would meet all setback requirements. Applicants submitted the Nantucket Planning Board Decision No. 18-02, dated October 3, 2002 in which it granted an Amendment to a previously granted Special Permit (File No. 85-5) which Decision was approved by the Nantucket Planning Board on October 10,2002, and recorded with the Nantucket Town Clerk on October 16,2002. Specific conditions were included which are incorporated below in this Board's grant of relief. An opinion from Haines Hydrogeologic Consulting, dated July 30, 2002 was submitted in which the conclusion was made that the proposed land use would be in keeping with the proposed management plan for the adjacent conservation land and would have no adverse impact on the protected MMD area; in fact, such land use may enhance the wildlife habitat values of the area. 4. Applicants further represented that the property contains a total of3.9 acres (169,594i.) square feet. The LOCUS was originally located in the Nantucket Zoning District classified as LUG-2 established by enactment of the Nantucket Zoning By-Laws in 1972/1973. The LUG-2 zoning district requires a minimum "buildable" lot size of 80,000 square feet with a ground cover ratio of 4% of existing land area. In 1984, through approved amendments to the Nantucket Zoning By-Laws, the subject property was reclassified and up-zoned to the Moorlands Management District (herein referred to as the "MMD"). The MMD zoning district requires a minimum buildable lot size often (10) acres with a ground cover ratio of .5% of existing land area. Nantucket Zoning By-law Section 139-13C provides, in pertinent part, that the "Planning Board is hereby designated the sole Special Permit granting authority for all uses, structures and extensions or alterations of uses or structures within the Moorlands Management District". Under the previous Planning Board Special Permit, dated September 23, 1985 (Planning Board File No. 5-85), the Planning Board granted the Applicants relief to allow construction of a single-family dwelling on the subject property with a ground cover of 1 ,357~square feet. The Planning Board found in its decision in Planning Board File No. 5-85, that the Applicants were entitled to a ground cover of 1,500 square feet in accordance with Nantucket Zoning By-law Section 139-16A (Intensity Regulations) as affected by Section 139-33E(2)(b) (Pre-existing Nonconforming Structures/Lots). In fact, the Applicants originally constructed a single- family dwelling with a ground cover of 1,200:!: square feet. On December 8,1997, after a hearing on an Application by Applicants to modify the Special Permit in Planning Board FPe No. 5-85, the Planning Board granted the Applicants a Certificate for Amendment to said'Special Permit approving the construction of a 670i. square foot addition onto the , existing 1,200 square-foot year-round single-family dwelling increasing the ground coverage on the subject property to 1,871:!: square feet. On September 3,1997, the Nantucket Zoning Board of Appeals granted a Variance in the Decision in File No. 051-97 (Nantucket Registry District Document No. 77354) under Nantucket Zoning By-law Section 139-16A (Intensity Regulations- ground cover), approving the addition of 670~square feet of ground cover on the subject property increasing the ground coverage to 187li. square feet. In fact, the present ground cover on the subject property is 1868i. square feet. 5. Therefore, based upon the foregoing, the Board finds that the proposed expansion and alteration (addition) to the existing dwelling and the proposed construction of a detached barn would not be substantially more detrimental to the neighborhood than the existing nonconformities, stating that the proposed project would improve the existing dwelling and have little impact on the neighborhood. In addition the Board affirms the findings made in the grant of relief by Variance in the Decision in BOA File No. 051-97 in this grant of the Modification of said Variance, and finds that due to the uniqueness and location of the Applicants' property within the MMD, i.e., on the outermost northern part of said district, surrounded by land owned by the Nantucket Land BanklMiacomet Golf Club, proximate no other dwellings, and immediately adjacent to the Residential- Commercial-2 zoning district that has a minimum lot size of 5,000 square feet, and owing to circumstances relating to the soil, shape or topography of such land or structures and especially affecting such land or structures but not affecting generally the zoning district in which it is located, a literal enforcement of the provisions of this Zoning By-law would involve substantial hardship, financial or otherwise, to the Applicants, 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 such By-law. 6. Accordingly, at the hearing on October 18,2002, by a UNANIMOUS VOTE, the Board GRANTS the requested MODIFICATION of the VARIANCE previously granted by this Board in the Decision in BOA File No. 051-97, under Nantucket Zoning By-law Section 13 9-16A, to allow the construction of an attached addition to Applicants' single- family residential dwelling and construction of a detached barn on the subject property subject to the following conditions, with (a) through (g) consistent with those conditions imposed by the Nantucket Planning Board in its decision in Special Permit No. 18-02, with the exclusion the Planning Board's condition (1) as this Board did not require a site plan indicating size and dimension due to the fact that the Historic District Commission had not established the footprint of said addition and detached barn as of this hearing: (a). That the total ground cover shall be limited to a maximum of3,335 square feet with the barn accounting for a minimum of 600 square feet; (b). That the barn be used solely for the purpose of housing horses and/or farm animals and shall not be converted to any other use (i.e. dwelling, workshop, etc.); ( c). That the barn not be used for any type of commercial activity (i.e. commercial horse riding or boarding for profit); (d). That in the event the barn should become vacant of farm animals for a period exceeding three consecutive years, the barn shall be removed by demolition or relocation from the property and the land be restored to its natural vegetative state; (e). That all exterior construction shall be limited to August 1 through April 30 of any year in order to minimize disturbance of the breeding cycle of Short-eared Owls and Northern Harriers; (t). That no outdoors floodlighting shall be permitted. Any outdoor lighting shall be limited to either foot lighting or shielded fixtures; (g). That any disturbed areas be replaced with native plant species in order to prevent the spread of non-native invasive plant species in the Moorlands Management District. Any disturbed areas around the proposed barn should be allowed to re-vegetate naturally. Pesticides and herbicides beyond ten feet from the primary dwelling are strictly prohibited; (h) The height of the roofridgeline of the addition to the single-family residential dwelling shall not be greater than 15::!:. feet; (i). The height ofthe roof ridgeline of the detached barn shall not be greater than 22::!:. feet; (061-02) Dated: DECEMBER~, 20002 C. Richard Lo in ~ IA)Clk/~ ~DaleW.~ Edward Murphy [e>- I)u- Edward Sanford -iz o'l'.. ~::'; z:~. ("") , r p,' :::0 ""J: 2 :tl :1 c:;:) CJ - - \J lAJ W A 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 oe held at 1:00 P.M., FRIDAY, SEPTEMBER 13, 2002, IN THE CONFERENCE (1~.oOM, TOWN ANNEX BUILDING, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: CHARLES W. FISHER, IT AND CYNTHIA PERRY FISHER, BOARD OF APPEALS FILE NO. 061-02 Applicants are seeking a MODIFICATION of a VARIANCE granted in the Decision in BOA File No. 051-97, which allowed construction of additional ground cover in excess of the 0.5% allowed in the Moorlands Management District. In said Decision Applicants were granted VARIANCE relief under Nantucket Zoning By-law Section 139-16A (Intensity Regulations - ground cover) to increase the ground cover to about 1,847 square feet. Applicants now propose to construct a new attached garage/learning center of about 48' x 30' and a new addition of about 16' x 7' onto the existing family of the existing single-family dwelling and construct a detached barn of about 30' x 36'. The new additions and barn would constitute an additional ground cover of about 2,632 square feet for a total of about 4,479 square feet. The ground cover ratio would increase from about 1.09010 to about 2.64%. The Locus would continue to meet setback, frontage and parking requirements. In the alternative, Applicants are seeking new relief by VARIANCE under Nantucket Zoning By-law Section 139-16A. The Locus is nonconforming as to lot size having a lot area of about 169,594 square feet (about 3.9 acres) in a zone that requires a minimum lot size of 1 0 acres~ and as to ground cover ratio with the Lot containing about 1.09% in a district that allows 0.5%. The Premises is located at 7 WEST MIACOMET ROAD, Assessor's Map 81, Parcel 62, Land Court Plan 17368-A, Lot A4. The property is zoned Moorlands Management District. ~. (V1(1J}~~ Nancy 1. Se' s, hauman THIS NOTICE IS A V AILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL 508-228-7215 FOR FURTHER INFORMATION. ay, Esqu~re nerls attorney, enclose proof of authority) FOR BoA -OFFICE USE i::fi\ 'l. r ~ Application copies rec'd: 4~_ for BoA on < t/$~y ({/lI;j One copy filed with Town Clerk on~bY ~J comPlete?~ One copy each to Planning Bd and Building Dept ~ -- by ~ $200 fee check given Town Treasurer on~y waived?___ Hearing notice poste~ailed.RJ~ & M~~- CZ;~ Hearing(s) on~--1__ contld to~~__' ~~-- withdrawn?~~__ Decision due bY~~__ made~~__ filed TC~~__ mailed~~__ BoA Form 1-89 NANTOCXET ZONXNG BOARD OP APPEALS TOWN AND COUNTY BOXLDXNG NANTOCXET, KA 02554 06/21/2002 Date CASE Noad- -~ ~PPLICATION FOR RELIEF 0' () CHARLES W. FISHER, 11 and CYNTHIA PERRY FISHER wner s name s : Ma il ing address: P.O. Box 1177, Nantucket, Massachusetts 02554-11 77 Appl icant ' s i name: Same Mailing address: Same Location of lot: Assessor's map and parcel number 81 - 62 street address: 7 Wes t Miac;:omet Road, Nantucket, Massachuset ts Lot A4 Registry Land ct Plan, l?~",x~xlUlr~)Oa!~~ 17368-A Cert-.--o-Cfi t le Date lot acquired: !l/~~ ~~ Ref ~,~ Zoning district MMD MCD?___ Uses on lot - commercial: None JL or _ number of: dwellings~ duplex___ apartments___ rental rooms___ Building date(s): all pre-8/72? or 1985 C of O?~ Building Permit applln. Nos. Case Nos. all BoA applications, lawsuits: ZBA App. No.: 051-97 state fully all zoning relief sought and respective Code sections and subsections, specifically what you propose c9mpared to pres~nt and what grounds you urge for BoA to make each f~nding per Sectlon 139-32A x if Variance, 139-30A if a special Permit (and 139-33A. if to-alter or extend a nonco~orming use). If appeal per 139-32AF3 ~B __ ' attach decision or order appealed. OK to attach addendum . SEE ADDENDEUM ATTACHED HERETO AND INCOPORATED HEREIN lj C) - J . : 'J . ~\ Items enclosed as part of this Application: order1 x addendum2 x LocuS map~ site plan~ showing present~ +planned___ structures Floor plans present proposed x elevat~ons x (HOC aJ?proved? Y ) Listings lot area ~rontage --Setbacks G~ park~ng data-- Assessor-certifiea-addressee IISt 4 sets~ma~lrng labels 2 setsX FOO fee payable to Town of Nantucket x proof 'cap' covenant (If an appeal, ask Town Clerk to sena-Bldg Comr1s record to BOA~ I certify that the requested information submitted is SUbstantially complete and true to the best of my knowledge, under the pains and penalties of perjury Applicant ___ Attorney/agent x SIGNATURE: Joseph M. 3(I! not owner 0 other lawsuits See related cases :::0 l'11 (') m ,..... ."...... I'll o ~"!"_-~-_I!I' -....------.",j "-"~ Addendum to Application of Charles W. Fisher and Cynthia Fisher 7 \Vest Miacomet Road Nantucke~ Massachusetts ZONING CLASSIFICATION MMD District Existinl! Proposed Minimum Area: 10 acres 3.9 acres (169,594i. sq.ft.) No Change Minimum Frontage: 300 ft. 348.61 ft. No Change Front Yard Setback: 50 ft. Greater> 50 ft. No Change Side Yard Setback: 50/25 ft. * Greater> 50 ft. No Change Rear Yard Setback: 50/25 ft. * Greater> 50 ft. No Change Ground Cover: 1,500 sq. ft.** 1,847 sq.ft.*** 4,479 sq.ft. Ground Cover Ratio: 0.5% 1.09% 2.64% * Lot of record - pre-existing nonconforming Planning Board Special Permit File No. 5-85 Amendment to Planning Board Special Permit File No. 5-85/ZBA Variance No. 051-97 ** *** APPLICANT/PROPERTY Please be advised that the undersigned represents the interests of Charles W. Fisher, II and Cynthia Fisher (hereinafter referred to as "Fisher"), the title owners of the residential property now known and numbered as 7 West Miacomet Road, Town and County of Nantucket, Massachusetts, Lot A4, Land Court plan numbered 17368-A, as evidenced by Certificate of Title No. 18676, registered at the Registry District for Nantucket County, (hereinafter referred to as the "Property"). ZONING BOARD RELIEF Fisher is seeking relief from the Nantucket Zoning Board of Appeals (hereinafter referred to as the "ZBA") to amend previously granted ZBA Special Permit No. 051-97, or, in the alternative, grant Fisher a new Variance pursuant to Nantucket Zoning By-Law S 139-32 from the requirements of Nantucket Zoning By-Law 9 139-16 (Intensity Regulations - ground cover ratio) to permit and approve the following: (1) Construct attached addition to Fisher's year round single family residential dwelling on the subject Property consisting of a 48' X 30' garagelleaming center and a 16' X 7' improvement to the existing family room; and (2) Construct a 30' X 36' detached barn on the subject Property. Fisher proposes to enlarge the 1,847 sq. ft. existing single family dwelling by adding an attached 48' X 30' garage/learning center and a 16' X 7' improvement to the family room for access to said garagellearning center. Additionally, Fisher seeks to construct a 30' X 36' detached barn on the subject Property. The attached additions to the existing single family dwelling, together with detached barn, will constitute an additional 2,632 sq. ft. of ground cover. The existing dwelling constitutes 1,847 sq. ft., and the proposed additional ground cover of2,632 sq. ft. will result in a total of 4,479 sq. ft. of ground cover on the subject Property. The proposed attached additions to Fisher's existing single family dwelling and the proposed detached barn will increase the ground cover ratio from 1.09% to 2.64%. Fisher has obtained prior approval from the Historic District Commission for the plans and specifications for the proposed (1) attached addition to the single family dwelling and (2) detached barn. Historic District Commission Certificate of Appropriateness No. 39826 (addition to single family dwelling) and Historic District Commission Certificate of Appropriateness No. 39827 (barn), together with pertinent plans, specifications and supporting materials, are attached hereto and incorporated herein in support of Fisher's application before the Planning Board. TITLE The chain of title to the subject Property is as follows: November 20, 1988 - To present Charles W. Fisher, II and Cynthia Perry Fisher Certificate of Title No. 18676 (Applicant) July 31, 1985 - November 20, 1988 Charles W. Fisher and Joan J. Fisher, Trustees FisherlNantucket Realty Trust Certificate of Title No. 11963 (Applicant's Parents) June 28, 1973 - July 31, 1985 Charles W. Fisher and Joan J. Fisher Certificate of Title No. 6890 (Applicant's Parents) February 9,1966 - June 28,1973 Matthew L. Jaeckle and Vera Jaeckle Certificate of Title No. 5203 (Applicant's Grandparents) 2 PLANNING BOARD "SPECIAL PERMIT" HISTORY 1. On September 23, 1985, the Planning Board granted a Certificate of Granting of a Special Permit (Nantucket Registry District Document No. 33844) under Nantucket Zoning By- Laws, Section l39-l3C and Section 139-30A, for the construction of a single family dwelling on the Property (Planning Board File No. 5-85) with a ground coverage of 1,357 square feet. 2. On December 8, 1997, the Planning Board approved a modification to said Special Permit (Planning Board File No. 5-85) and issued a Certificate of Having Granted an Amendment to a Special Permit (Nantucket Registry District Document No. 78672) and approved the construction of a 67Oi. square foot addition to the single family dwelling existing on the Property increasing the permitted ground coverage to 1,871 i. square feet. ZONING BOARD OF APPEALS "VARIANCE" HISTORY I. On September 3, 1997, the Nantucket Zoning Board of Appeals (herein defined as the ZBA) granted a Variance in ZBA Decision No. 051-97 (Nantucket Registry District Document No. 77354) under Nantucket Zoning By-Laws Section 139-32, approving the addition of 670:t square feet of ground cover on the subject Property increasing the ground coverage to 187l:t square feet. ZONING CLASSIFICATION/PROPERTY DESCRIPTION The subject Property contains a total of 3.9 acres (169,594i.) square feet. The locus of the Property was originally located in the Nantucket Zoning District classified as LUG-2 established by enactment of the Nantucket Zoning By-Laws in 1972/1973. The LUG-2 zoning district requires a minimum "buildable" lot size of 80,000 square feet with a ground cover ratio of 4% of existing land area. In 1984, through approved amendments to the Nantucket Zoning By-Laws, the subject Property was reclassified and up-zoned to the Moorlands Management District (hereinafter referred to as "MMD"). The MMD zoning district requires a minimum buildable lot size of ten (10) acres with a ground cover ratio of .5% of existing land area. The Property is a pre-existing nonconforming lot of record. Under the Planning Board Special Permit dated September 23, 1985 (Planning Board File No. 5-85), the Planning Board granted Fisher a Special Permit for construction of a single family dwelling on the subject Property with a ground coverage of 1,357 square feet. The Planning Board found in its decision in Planning Board File No. 5-85, that Fisher was entitled to a ground cover of 1,500 square feet in accordance with the Nantucket Zoning By-Laws, Section 139-16 (Intensity Regulations) as affected by Section 139-33E(2)(b) (Pre-existing Nonconforming StructureslLots). [In fac~ Fisher originally constructed a single family dwelling with a ground cover of 1,200 square feet.1 Thereafter, on December 8, 1997, the Planning Board approved an Amendment to the Special Permit in Planning Board File No. 5-85, and granted Fisher a Certificate for Amendment to said Special Permit permitting and approving the construction of a 67Oi. square foot addition to the existing 1,200 square foot year round single family dwelling increasing the ground 3 coverage on the subject Property to 1,8712:: square feet. In connection with the Planning Board Amendment to the Special Permit approving the 67Oi. square foot addition, Fisher obtained relief from the ZBA, in Decision No. 051-97, granting a Variance for the 67Oi. square foot addition for a total ground coverage of 1,8712:: square feet. [In fact, the present ground cover of the existing dwelling on the subject Property is 1,847j: square feet.] RELIEF SOUGHT BY APPLICANT Fisher seeks relief from the ZBA to amend previously granted ZBA Special Permit No. 051-97, or, in the alternative, grant a new Variance to permit and approve (1) the construction of an attached addition to Fisher's year round single family residence consisting of a 48' x 30' garage/learning center and a 16' X 7' enlargement to the existing family room, and (2) the construction ofa 30' X 36' detached barn. Fisher's plans for expansion of the existing residential dwelling and construction of the detached barn are intended solely for person use and enjoyment. The garage shall provide an enclosed storage area for vehicles, equipment and tools, and the space designated as a learning center shall b utilized by Fisher to expose and educate the Fisher children in the fields of animal rearing and agriculture studies. The barn will be an extension of the creative learning center and will provide sheltered accommodations for horses for the Fisher family. The improvement to the family room is for the limited purpose of providing access to the garage/learning center and maintaining the structural and design integrity of the existing residential dwelling. The subject Property is located on the northern edge of the MMD neighboring the Miacomet Golf Course. The Property is not subject to flooding and contains no dune grassland, no wetlands and is not beach front property. Fisher, as a year round resident, is aware of the fragile and unique ecological and vegetative environment existing in the MMD area. Fisher, and the Fisher/Jaeckle familial predecessors in interest in the subject property, have maintained a sensitivity to the surrounding environment and Fisher believes that the permit relief sought by Fisher would not adversely impact the moorlands and the scenic integrity of the area. The proposed residential construction projects/improvements would be undertaken with careful consideration and protection of plant and animal species, maximize the preservation of moorlands, heathland vegetation, and scenic views and limit physical disruption to the indigenous natural environment existing in the MMD. Fisher maintains that the relief requested herein is necessitated by the up-zoning of the area in which the subject Property is located from the LUG-2 Zoning District to the Moorlands Management District. The up-zoning adversely impacted Fisher's ability to make improvements to the subject Property. In fact, if the Fisher Property had remained in the LUG-2 Zoning District, Fisher would have been entitled to improve said Property by constructing dwellings/structures with a ground cover ratio not to exceed 4% of the locus area equal to 6,783j: sq. f1.; notwithstanding, Fisher's proposed improvements for which Fisher seeks a Variance in its application before the ZBA would result in a ground cover 4 ratio of 2.64% for a total ground cover of 4,4791 sq. ft., which is less than the ground cover Fisher would have been entitled to prior to the up-zoning. Moreover, the granting of such reliefby the ZBA would not be a substantial detriment to the neighborhood and public good of Nantucket Island. For the foregoing reasons in support of the Application herein, Fisher respectfully requests the ZBA to amend previously granted ZBA Special Permit No. 051-97, or, in the alternative, grant a new Variance to approve the construction projects/improvements to the Fisher Property (designed, sited and constructed in accordance with the plans, specifications and materials enclosed in support herewith), and permit Fisher to perform the following: (1) Construct attached addition to Fisher's year round single family residential dwelling on the subject Property consisting of a 48' X 30' garage/learning center and a 16' X 7' improvement to the existing family room; and (2) Construct a 30' X 36' detached barn on the subject Property Thank you for your cooperation and attention. cc: Mr. and Mrs. Charles W. Fisher, 5 ;~. 1 J . CD fU rI C") :~: ca C\I lQ rD' < .J .J ~ 8 ~ _to- ~I 7i ~ ~ < Q > I; w ::lld z a: ~ ~o ~ < N 0 c:~~o >w-< f-4 ~ C:(Qx:E ;:)CJ)O,..: ~ ~ CJILCDW ::lld . .~o5 g :ECJ) ':J a:>a.~ .. :cO z - Q. - ~ ~ ..z w ~ ,." en - 0 0 "") ~ f1'I ~ - ~... ....~ ~... - "'0< ~u.; N ,..~ <'" .. :...C - ............... .. ...... ...,. . lW Office of Joseph M. Guay O. Box 1294 - 108 Surfside Road lntucket, MA 02554-1294 lephone 508-825-9099 ". ~ Town of Nantucket RECEIVED BOt. Rf) DF ASSESSORS MAR 0 6 2002 j'()\NN OF LIST OF PARTIES IN INTEREST IN THE MATTER OF mE PETITION OF /"JANTUCKET, MA WNING BOARD OF APPEALS ". PROPERTYOvrNER Charles W. Fisher, Trustee, Nantucket Realty ...................................................................... MAILrNG ADDRESS? ~e~.~..~~.~~~~.~~..~.'?~~~..ti~~.~~c:ket,MA 02554 PROPERTY LOCATION. .7..~~~~..~~~.c:-~~e.~..~?~~....Nantucket,. MA <' ASSESSORS MAP/PARCEL. Map 81, Parcel 62 . - . - .... . . . . ... . .. .. . .... .. .. ...... . . . . .. . ... ..0.', '.0. _ . . APPLICANT. ........... .l'?~~p.~.. ~.... .~~~Y.?. ~;;.q~:I:~e.... SEE A1TACHED PAGES J certIfy that the foregoing is a list ofpenons who are ownen ofabuning property, ownen of land directly opposite on any public or private street or way. and abunen of the abutten and .11 other land owne.p within 300 feet of the property line of owner's property, all as they .ppear on the most recent applicable tax list (M.G.L. c. 40A, Section II Zoning Code Chapter 139. Sc-ction 139-290 (2) ~ 3/;1/0:2 .gckq 0euJr DATE ASSESSOR'S OFFICE Town of Nantucket ". <' " "" c^. CD CD CD CD CD CD CD 0'\ :J: .... .... .... .... .... .... .... 0'\ .. -..... '0 S -..... ~'" 0 CD 0 ..... 0 cr- ~ ~ ~ ~ ~ ~ ~ 0'\ S .. _..w....O\"". ...... "" ... "" "- (;) ~ c ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ II ., R R R R R R R R I . :I :I :I :I :I !:1 !:1 !:1 2: :;; :;; :;; a :;; :;; :;; :;; i ~ ~ ~ a ~ ~ ~ ~ CD CD CD < CD CD CD CD " ~ ~ ~ i ~ ~ ~ ~ ~ i i ~ i ~ ~ ~ ~ ~ .. .. .. (') .. 0 CD : II: ~ tlI :0 "- II (') ., ~ , . 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Box 13 Nantucket, MA 02554-0013 Nantucket Islands Land Bank Commission 22 Broad Street Nantucket, MA 02554 Nantucket Conservation Fdtn. P .0. Box 13 Nantucket, MA 02554-0013 www.avery.com ~~ ../ ...., ",0' ./ ~ -".- . ...... ------------ ~10R1 IlOAD - - - - ___--- I , ....................... 'I ....... ........ ......:....../ . ..... {:........ I .....,....... ~ .... ....... ,I .........~...- .' . ~ .............. . '. II " .'. -....'". ,'. . .. I ,o:'~_......' II" - . .J' " ":~~::-... " ~. ... ...,' .1" ,., //,. . ~..i -',,/t:' .~,'. .~" \ /'~ ~ " '/:i '" \. 1,;1 ,\ t- ,4~ ~"\ l:-:~: II r-j. ....,. .... , " r..-----l . ~ " ~ ,... ~ , \ \ \\ " ,\ ,'. '~~) '" \, '\ " + \~, " \). ... " " ... ... .. eo.'" LOCUS MAP EVIDENCING ABUTTERS ,~ .. ....' - LAND BANK LAND BANK . ...." pROPRIElOftS ROA.D - I 1- ___:--_ '/ -- ........_./ CONSERVATIO~--i }:--- FOUNDATION ~~-:--- . ,I ....-~-- . . . ' ...-..,. '< ICONSERVATI~N ...--""-:::-- ~./ FC?UNpATION - BANK HIlT 01 ... .0', ;. 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OWNERS OF ~ PROPEJmfS ARE SHOWN ACCOROlNG TO ctJRRfHT ASSf:SSOR RECORDS. 8/ ~Z ASSESSOR &(Ap: . . . . . . PARCa: . . . . . sc.u: ,".00' OO'E::::- ,- _' 'c,.::.S ;: S -E z.. ' ,..4...." IJC.,I(E"'" ~ c-: - --., Owner. . .. . ':"~T . . ' ~6"':' .:.t o..c: -:- ~ . -.c;~ : ?.:r~~.. F"on~.:. ."';;' SA -.. .--=.!;- '.- ...;~E- ~...;~ Loc:ua . . . . . . . . . .;. . . . . . . . CH,ARTJi'S Y. HART " ASSOCIATES. InC. ~ s.uD'OiD BOAT BOlLDlNG ~ SP.IBS lVENUI NlN'TUCUf. ~ 02554 (508) zza-aa10 E-,":" ;:; .- J.lOT 10 BE ~ -- ~ '- --,~..... ZO~1NC CL\SSIFICAiION::-'~:"~ .......:.,...;.-\C:aE..r-1~-..J1"" '"'' AilfA '8 "'~ lIiN FllONTACt; ,.. YO: Ff : . nlCIlT YARO S.B.: . .50. f:" ' QUJl .. SlOE S.B.: ".5:Q FT..... :.~'J/iO CCI'oUl (%): ,~.~ ~Q . - ,,~. ~ 2..5;::- EX1ST'~: .1.&.~.~~-1:~ ::- .~:~.~.,. = . - ~.:= r ,:-.. :,...~ , ~ '\ 1"c~_ ~~,...... C'Jt. V^'"'" .-vc ."........- '":'\, ~\ ~~~\ ~ \..J. .~ ~. 'j"j' s / €\r--. - . 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OWNERS OF ADJOINJ.NG PRC;>(}ffif:S ARE SHO"'N ACCORDlIWC TO CURRENT ASSESSOR RECCRDS. ~I / - ASSESSOR &.l.AP: .~.' . , . . ?;.qCE:...: .':::.~ '_ ...:JC'" :'lI.....'J /' /' ./ (i /- ~S ./ .../" ~..-.:. "- U"'-&N ~ / ./ ,/- BUILDING LOCATION PL.t.~ 0; lAND IN NANTUCKETl M.ASS. SCALE.: ,. - 5C)' Q.U'E; ~:. - - ::-s~or.. : ,,,,"-'T~e- ~e-:_-' Owner. . . . . . . . . . . . . . . . . , , . , . -~~T ..:-~-..:,.. 0..0: ";' ~ . .:=~ ; '.:~; . PIon-. :-.-!;'; .: - """,::5- .... ~:O""'~E- <:.:"~:;. ~................. ~ART1i"5: Y. HART & ASSOCIATES. SANPORD BOAr BUILDING ~ SP.lRIS J.V!:N'U'! NL'lTUCKEr. JaSS. 02554 (503) 228-ailO be. t.-;r T~ BC R!COIWf:). H - - - , - - ,,- . ~- EXHIBIT -A- TOWN OF NANTUCKET ~\VJlr)f , /G( Jj/ BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: 5ep-te,.r--b? (3 , 1 9 97 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 051-97 Owner/Applicant: CHARLES W. FISHER AND JOAN J. FISHER TRlISTEES OF FISHER NAN'T'rTC'KFT RFH TV TRrtC::T l'>ND CH!I.In.f~ W. FISHER, II AND CYNTHIA FISHER 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. " OCT 0 2 1997 ~ ol>:re S ~ L{.> n Rec'd & Entered Nantuck&t Regiut District rll Doc.773?\ Cart. of llUo Attest 114 It; 3 Sandra M. CtIed\ Assistant Aecord' 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. cc: Town Clerk Planning Board Building Commissioner .' TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON STREET NANTUCKET, MASSACHUSETTS 02554 Assessor's Map 81 Parcel 62 MMO 7 West Miacomet Pond Road Land Court Plan 17368-A, Lot A4 Cert. of Title 11963 s ~~. . cr 1\1:1 p lng; By-',": ~ .-: . ~ . . .. ~".."! ,'" ,J ~ .." . "..; ,:,' ~-- .-------. -':' 11' '.... ~~.~- 1("' ......'!G"....... . ""'..,,- ,.:.- - .,.... Th~'1pre'inises i~' i6d~ e~. ~t..':jl~ST~:MIACOMET\:POND ROAD}~sses!; ~); '~";::;. . " . . - ". , .\". '... ','" t:. " - . , . , . _ , . ~. , . -1 .... Map 81, Parcel 62, Land Court':rPlan'173'68~A, Lot ~A'4. The property: is' ,.','; situated in the Moorlands Manag~ment' ~istrict. . -:; ~.. .~ . . 2. The Decision is based upon the Application and the materials submitted with it and the testimony and evidence presented at the hearing. The Planning Board made a negative recommendation based upon a split vote of 3-2. There was one (1) letter in opposition on file. One (1) area resident was at the hearing and spoke in favor of the Application. One (1) interested party, not an abutter, spoke against the grant of relief. 3. Applicants, through counsel, represented that the Locus had been in the family since a time prior to' the 1972 enactment of the Zoning By-Law. The Lot met zoning, with the area previously having been zoned Limited-Use-General-II (a minimum lot size of 80,000 square feet). The area was up-zoned in 1984, when the minimum lot size required became ten (10) acres. Under the original LUG-II zoning the Applicants would have been entitled to~construct up to 6700~square feet of ground cover or 4%. It was further represented that though the additional square footage propos2d totaled 670~ square feet, they were actually asking for relief for an' additional 371~ square feet. The Planning Board has jurisdiction over all ground cover requests u~ to a maximum of 1500 square feet for lots of record. It was stated that the 37/ ~ square feet of additional ground cover asked for above the 1500 square feet, was diminimous considering the size of the lot and further that the additions would not have any visual impact nor cause any destruction of an endangered 11abitat. The property was located at the northern most edge of the Moorlands Management District ("MMD"),70 feet from being sited outside of the district, and is proximate to the Miacomet Golf Club, a public ~nterprise, as well as a well traveled access road to nearby beaches. Applicants have attempted to design an addition that would maintain the low profile of the structure to make it less obtrusive, by breaking up the massing with roof line changes. It was noted that the height of structures in that area is. restricted by By-Law to a maximum of 25 feet forcing dwellings to maintain a lower profile and build horizontally rather than vertically to enlarge living space. Applicant (Charles Fisher, II) stated that he had received Planning Board approval in 1985 to increase the size of hi~ single-family three-bedroom dwelling from 800~ square feet up to 1500 s~uare feet. He pointed out that there were several homes in the area within the MMD that exceeded the allowable 800 square feet as well as the 1500 maximum square feet limitation, with some being situated on lots that were smaller than the Locus. Some of those lots were benefited by subdivision plan freezes that allowed larger structures. Applicant's lot was not, being an isolated lot not held in common ownership with adjoining land at any point since the enactment of zoning. He added that it was necessary to enlarge his dwelling to four bedrooms to accommodate his expanding family. Decks, that are not counted as ground cover, will also be used to minimize disturbance of the natural habitat. Applicant has Historic District Commission approval, Certificate of Appropriateness No. 29577, for the additions as proposed. The land was not purchased after the 1984 inception of the MMD and in fact it was purchased with the understanding that they could build up to 6700~square feet of ground cover. The Lot does not front on the ocean or pond, nor is there any dune grass present. The use of the Lot is solely for residential purposes and more in keeping with the residences that abut the golf course across the way. There will be no impact on erosion nor on scenic integrity. The Lot is surrounded by vacant land. The Applicant further stated that his family was one (1) of the Ollly year-round Island families in the entire MMD, thus the dwelling was not used on a part-time seasonal basis as most of the others were. When he constructed his dwelling in 1984 it was not possible to foresee a change in personal family circumstances. 4. Therefore, the Board, based upon the above stated testimony, finds that owing to circumstances relating to the soil conditions, shape or topography of such land or structures but not affecting generally the zoning district in which it is IQcated, a literal enforcement of the provisions of this Zoning By-Law would involve substantial hardship, financial or otherwise, to the petitioner or appellant, and the desirable relief may be granted without substantial detriment to the public good a~d without nullifying or substantially derogating from the intent or purpose of such By-Law. ,The requested addition of 37/~ square feet of ground cover, a~ove the permitted 1500 Sf, is diminimous and ~ill have little 0: no impact upon the scenic or 'Rnvironmental integrity of the HMD area. ,- . The Applicants' property is situated in the MMD proximate to a very h~~Vi~y used public golf course and a well-traveled road that is used to access nearby beaches and other area residences. Applicants (Charles and Cynthia Fisher) face a hardship due to changing family circumstances which could not be foreseen at the time that the district was upzoned. The Board fails to see how the addition of 371~ square feet of ground cover, above the 1500 square feet previously permitted by the Nantucket Planning Board, would constitute a substantial detriment to the public good; nor would a grant of relief nullify or derogate from the intent or purpose of the By-Law. The Board further notes that further relief from the Planning Board is necessary for the proposed project, particularly as it relates to the addition of open decks that do not count in the calculation for ground cover. 5. Accordingly, by a vote of four (4) in favor (Williams, O'Mara, Parent and Madden) and one (1) opposed (Sevrens), the Board GRANTS the requested VARIANCE under Nantucket Zoning By-Law 9139-16A to allow the addition of up to 670~ square feet of ground cover for a total ground cover of up to 1871~ square feet upon the following conditions: a. There shall be no further expansion of the structures without further relief from the Board of Appeals; and b. The additions shall be constructed in substantial conformance with Certificate of Appropriateness No. 29577, issued by the Nantucket Historic District Commission. Dated: September..3 1997 Parent - MeaL Timothy Madden ~h\)U_. Nancy Sevrens ~ 'c;nri':" ~: ' ~.i r:. ')."'('; ~.WE EtA?:):!) !,;:-:;fl r~~ :. -~ : :: '. ~~~\~~i~,~~~;:ri;/!j!l~ ro'l-IN Cl.E.RK OCT 02 1997 RECEIVED TOWN CLERK'S OFFICE NANTUCKET, MA 02554 SEP 0 3 1997 TIME: ~~: .... COMMONWEALTH OF MASSACHUSETTS TOWN OF NANTUCKET PLANNING BOARD c'?/- 0;Z date: December 24, 1997 ~ AMENDMENT TO CERTIFICATE OF HAVING ~A SPECIAL PERMIT Massachusetts General Laws Chapter 40A Section 11 The Planning Board of the Town of Nantucket hereby certifies that a Special Permit has been granted to Charles W. & Cynthia Fisher whose address is 7 West Miacomet Road affecting the rights of the owner with respect to land or buildings at Same as above (Tax Map 81, Parcel 62). The Planning Board of the Town of Nantucket further certifies that that the decision attached hereto is a true and correct copy of its decision granting said Special Permit, and that copies of said decision have been filed with the office of the Nantucket Town Clerk and the Nantucket Building Commission. Massachusetts General Laws Chapter 40A Section 11 provides that no Special Permit, or any extension, modification, or. renewal thereof, shall take effect until a copy of the decision has been recorded in the Nantucket County Registry of Deeds and is (1) indexed in its grantor index under the name of the owner of record or (2) noted on the owner's certificate of title. This decision must bear the certification of the Nantucket Town Clerk that twenty days have elapsed since the decision has been filed in its office and that no appeal has been filed or that, if such an appeal has been filed, that it has been dismissed or denied. The fee for recording/registering shall be paid by the owner or applicant. C \ ~Ov..A~~k Chairpers n ~ NANTUCKET PLANNING BOARD 1 EAST CHESTNUT STREET NANTUCKET. MASSACHUSETTS 02554 (508) 228-7233 DECISION: SPECIAL PERMIT #5-85 - CHARLES W. & CYNTHIA FISHER (12/8/97 MODIFICATION) - Moorlands Management District RELIEF SOUGHT The Nantucket Planning Board, at its December 8, 1997 meeting, considered the application of Charles W. Fisher & Cynthia Fisher for an "Amendment to a Previously-granted Special Permit", and site plan review, under Sections 139-13 and 139-30 of the Zoning Bylaw. for an addition to a pre-existing single-family dwelling on a lot of record in the Moorlands Management District. The property for which the Special Permit is sought is described on Assessor's Map 81 as Parcel 62. PURPOSE OF THE MOORLANDS MANAGEMENT DISTRICT: The Moorlands Management District (MMD) was established pursuant to the Town's Goals and Objectives for Balanced Growth adopted by Town Meeting as the island's long-range comprehensive growth policy. More specifically, it is the purpose of the MMD, as stated in Section 139-13 of the Zoning Bylaw, "to protect areas of the island known to be excellent examples of temperate zone heath. Heaths and moorlands on Nantucket Island represent an extremely fragile and unique environment, and are rare and endangered land forms of North America. . . . It is the intention of this district to permit a type and intensity of use which is consistent with the long-term integrity of these special ecological systems." DESCRIPTION OF PROPOSED PROJECT The applicant is proposing to construct a 670+ square-foot addition onto a pre-existing l,200..:t square foot single-family dwelling on a 3.9-acre lot which was created prior to the adoption of the MMD. The addition would result in a total ground coverage of 1,871 + square feet, thus exceeding the allowable ground coverage of 1,500 square feet for lots of record by 370..:t square feet. . Fisher - Moorlands Management District SP #5-85 - 12/8/97 Modification 2 BASIS OF FINDINGS The Board's fmdings and decision refer to a site plan entitled "Building Location Plan of Land - Owner Fisher/Nantucket Realty Trust", dated 6/23/97 and revised on 7/18/97, and are based upon the application, plans, papers, representations and testimony received prior to or at a public hearing held on December 8, 1997, and a grant of variance (#051-97), issued by the Zoning Board of Appeals in accordance with Chapter 139-33(2)(b), which was filed with the Town Clerk on September 3, 1997 (Exhibit A attached). FINDINGS AND DECISION Based on the fore-going description and above-referenced documents and information, the Nantucket Planning Board fmds that this application does not adversely affect the moorlands environment and its scenic integrity; and that the proposed siting of the addition will not disturb or have an adverse effect on endangered species or indigenous natural systems, nor affect scenic views. Therefore, the Nantucket Planning Board hereby GRANTS to the applicant, by a 5-0 vote, a Special Permit for a 670+ square-foot addition to a single-family dwelling unit on a 3.9- acre lot of record in the Moorlands Management District, and approves the accompanying site plan, pursuant to Sections 139-13C(I), 139-13D, and 139-30A of the Zoning Bylaw. This Special Permit, and accompanying site plan approval, are issued for a proPerty described:'~ Nantucket Assessor's Map 81, Parcel 62, and recorded as Land Court Plan 17,368-A, DocumeOt No. 33159. ~~\~ I~\\~ln TIME: b/ . I I r--ti", RECEiVl:.IJ TOWN CLERK'S OFFICE NANTUCKET. MA 02554 DEe 2 4 1997 )()',50 1-lf1 c;;tb Fisher - Moorlands Management District SP #5-85 - 12/8/97 Modification 3 COMMONWEALTH OF MASSACHUSETTS r <V\ V) D"" r1 ~ ,t:995 NANTUCKET, SS Then personally appeared ~\ 6' ~ lone of the above-named members of the Planning Board of Nantucket, as chusetis, and acknowledged the foregoing instrument to be ~her act and deed before me. My Commission Expires: q I} s J d-oD~ ,.....f'... ..' ZONING CLA.SSIFiCfrJ e .~~'66R.J..AHDS "MA'NA(;'lCM~'Nr MIN. AREA: . . . ~q :'''\c/~;~~ . . ..(1~. FR~E: . ~ 9 P. F.'"r:. . . . FRONT YAmr5~B;: .~Q .F:7;:. . . REAR c!c SlOE 5.B.: ..!:l"9 .F:7; !'. . GROUND COVER (,;): . Q...5..(.. . . * Lor oF' ,e';;CoR.D : /2. 5'" F'T: ~snNG: /6:359+ :t: .s.~ ;S:e:~ ;.:.~~;..r: /r 1:358:t: S.P. ( O. 8 -~) '" &X/~-r. .. , 2028 :i::-5.;:; (.I.Z~)... PAO.,poSE.Z> / , . ~.-' jv(. 1 A + ~ s'f' -yI~ Gft~v.) ;../c -: ('v;o.OO 81- ~3 11./1' NANTUCI<.~7'" IS 1.. A N,D.s ^-'^ N.1) .BA.NI<. . . . , .....~~ _' UTI).. I T:;I . _~'. .sHED : r" ,~,G.C. % rat: .s.F: \ ; ;;,';,~;~;:: ~":~;;:-:;~. ~ i '....' G.C. :> G.C. Of \ r-:~:\ f;7'O /20.(;1-. ..1 ' :t:. S. J't: _ _., :% .s.F; ,,\...- ' , <_ - - -.... P~CJG$) SH~D (T.e.- :37% .s.P. ~ a ~~~D G.c. " /02 t S.F." JC, p. 81-05'+ ,,-/,t' .(,OW OR, UNKNOWN OOG ~OU.$~.5 ,/ ./ /" /' ,/' / Af>"~OV~D ./ 1;/.A. N'TUCK. E;7'"