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HomeMy WebLinkAbout080-00TOWN OF NANTUCKET BOARD OF APPEALS NANTUCKET, MASSACHUSETTS 02554 Date: December ~~ 20 00 To: Parties in Interest and. Others concerned with the Decision of the BOARD OF APPEALS in the Application of the following: Application No.: 080-00 Owner/Applicant: ALLAN LAWRENCE TOOLS APPLICANT AND WILLIAM G. WADE AND PASCALS A. F. WADE, NEW OWNERS 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. Q~ Michael J. 0' ara, cc: Town Clerk Planning Board Building Commissioner Chairman 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 37 Washington Street Nantucket, Massachusetts 02554 Assessor's Map 75, Parcel 138 69 Tom Nevers Road Limited Use General-3 DECISION: Land Court Plan 5004-30 Lot 672 Certificate of Title No. 19708 1. At a public hearing of the Nantucket Zoning Board of Appeals, commenced on Friday, October 13, 2000, at 1:00 P.M. and continued to Friday, November 17, 2000, at 1:00 P.M., in the Conference Room, in the Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, the Board made the following decision on the application of ALLAN LAWRENCE TOOLE (subsequent to the filing of the application, the subject property having been conveyed to WILLIAM G. WADE and PASCALE A: F. WADE, c/o Reade, Gullicksen, Hanley & Gifford, LLP, Post Office Box 2669, Nantucket, Massachusetts 02584), File No. 080-00: 2. The applicant is seeking a MODIFICATION of a Decision in Board of Appeals File No. 140-86, which granted relief by VARIANCE from the provisions of Nantucket Zoning By-law §139-16.A (Intensity Regulations), to validate the subject property (the "Locus") as a building lot, notwithstanding the fact that the Locus does not conform with the minimum lot area and frontage requirements applicable in the zoning district in which it is situated. Said Decision, in Paragraph 8, restricted improvements to "one single-family dwelling, not to exceed 1,100 square feet in ground cover. The applicant now requests modification of the Decision to increase the allowable ground cover for the Locus.to 1,500 square feet. The Locus is nonconforming as to lot area, with the Locus containing about 23,522 square feet, with the minimum required in the zoning district in which the Locus is situated being 120,000 square feet. The Locus is also nonconforming as to frontage, having frontage of about 165.79 feet on Tom Nevers Road, with the minimum in this zoning district being 200 feet. The Locus is situated at 69 TOM NEVERS ROAD, Assessor's Map 75, Parcel 138, is shown on Land Court Plan 5004- 30 as Lot 672, and is situated in a Limited Use General-3 zoning district. 3. Our decision is based upon the application and accompanying materials, and representations and testimony received at our public hearing. There was no Planning Board recommendation, on the basis that the application presented no matters of planning concern. There was one letter received by the Board of Appeals in opposition to the granting of relief. 4. Pursuant to the validation of the Locus as a building lot for zoning purposes by the Board of Appeals decision in Case No. 140-86, a single-family dwelling with ground cover of about 1 ~ :~ 933 square feet has been erected upon the Locus. The decision in that case placed a maximum limitation upon ground cover of 1,100 square feet. Upon review of the file, there appears to be no specific reason why this limitation was placed except for the fact that the plans presented by the applicant in Case No. 140-86 showed a building with ground cover of less than 1,100 square feet. If the Locus were a lot of record, in separate ownership from all other adjacent land since a time prior to the expiration of the zoning freeze arising from the plan which created the Locus as a separate lot, a maximum of 1,500 square feet of ground cover would be applicable under By-law §139-33.E(2)(b). In fact, several other lots in the vicinity of the Locus are of similar size and are improved with structures having ground cover at or near 1,500 square feet, and in the context of this neighborhood the granting of relief to allow up to 1,500 square feet of ground cover upon the Locus appeared appropriate to the Board of Appeals. 5. Accordingly, for the same reasons that variance relief was granted in Case No. 140-86, the Board of Appeals voted UNANIMOUSLY to MODIFY the VARIANCE granted by the Decision in that case, to amend the maximum ground cover permitted upon the Locus from 1,100 square feet to 1,500 square feet, subject to the condition that there not be more than one dwelling upon the Locus. Dated: December ~~ 2000 ~ ~ `~`~~~ i~EG 1 1 ~:~~ril ,:, , ~!s.,E ~3`.~y ... . . /~ 11 _ .-M _._._..__.~ 1~.~5 7 . ch9i'el ~ . O' Mira Nancy J . ~Sev/f'~ns w _e ~:~~ William P. Hpurihan, Jr. ~ek~l Par nt l / _._,/F Edw~x'd ~ Murphy F:\WP\Wade\William\ZHA DEC.doc 2 TOWN OF NANTUCKET ZONING BOARD OF APPEALS 37 WASHINGTON 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, OCTOBER 13, 2000, in the Conference Room, Town Annex Building, 37 Washington Street, Nantucket, Massachusetts, on the Application of the following: ALAN LAWRENCE TOOLE BOARD OF APPEALS FILE NO. (080-00) Applicant is seeking a MODIFICATION of a Decision in BOA File No. 140-86 which granted relief by VARIANCE under Nantucket Zoning Bylaw Section 139-16A, Intensity Regulations, specifically ground cover, and minimum lot size requirements. Said Decision restricted improvements to the then vacant lot to "one (1)single-family dwelling not to exceed 1,100 square feet in ground cover..." in paragraph 8. Applicant now seeks modification of the Decision to be allowed to increase the allowable ground cover on the Lot to a maximum of 1,500 square feet. The Premises is nonconforming as to lot size with the Lot containing about 23,522 square feet of area in a district that requires a minimum lot size of 120,000 square feet; and as to frontage with the Lot having about 165.79 feet along Tom Nevers Road in a district that requires a minimum frontage of 200 feet. The Premises is located at 69 TOM NEVERS ROAD, Assessor's Map 75, Parcel 138, Land Court Plan 5004-30, Lot 672. The property is zoned Limited-Use/General-3. CC • D 1 Michael J. O'Mara, C irman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. PLEASE CALL THE OFFICE FOR FURTHER ASSISTANCE AT 228-7215. BoA Form 1-f39 owner's name(:;) Mailing address: Applicant's name: Mailing address: 21..tITIICKET Z0272N0 BO71RD OF 21PPEALI3 TOW2t 7127D COUNTY TIUILDINO Datc 2IA21TIICRET, M11 02554 r~'~ ~j/ ~ CARE No~-J - ~_r/ APPLIClTIOT7 FOR RELIEF ALAN LAWRENCE TOOLE 1889 Polo Island Drive, west Palm Beach, FL 33414 same Location of lot: 1lssessor's map and parcel number 75 - 138 StrCCt address' 69 Tom Nevers Road Registry Land Ct Plan, ~a~pxX~xkX.~CgX70CXXE3x1~aYX%".4.~i[ 5004-30 Lot 672 Date lot acquired: l0 X96 Deed Ref _, - Zoning district LUC-3 Uses on lot - commercial: None xx or tdCD? - number of: dwellings 1 duplex- apartments- rental rooms- Building date(s): all pre-4/72? or Building Permit appl'n. Nos. _ C of 0? Case Nos. all Boe'1 applications, lawsuits: variance No. 140-86 State fully all zoning relief sought and respective Code sections and subsections, specifically what you propose compared to present and what grounds xou urge for BoA to make each finding per Section 139-32A if Variance, 139-30A if a Special Permit ,(:and 139-33A iP.to alter or•extend•a nonconforming use). If appeal per 139-3~A & B _ , attach decision or order appealed. OFC to attach addenduml. Applicant requests a Modification to Variance No. 140-86 which limits the Premises to one (1) single-family dwelling not to exceed 1,100 square feet in ground cover. Applicant desires to construct an addition to the existing single-family `dwelling on the Premises so that the aggregate ground cover ~ of the dwelling does not exceed 1,500 square feet. J See Addendum "A". Items enclosed as part of. this Application: orderl addendum2 x Locus map x Site plan ,~( showing present +planned "structure:: Floor plans present proposed elevations (HDC..a~pro/ed. _) Listings lot area. frontage x setbac};s..L- GCR..~~ parking. data Assessor-certified addressee ~t 4 sets~_ ma~lif~g labelY- 2 setss k 200 fee payable..to_.~Pown of 2lantucket x proof - 'cap' Covenant (If an appeal, ask Town C1erY, to wend i31dg Comrrs record to BoA~ I certify that the requested information submitted is substantially complete and true, to the bestVof my knowlec)ge, under the gins and perSalties of perjury. / • •• Alan Lawrence Toole, b ttr~rney, Kevin F. Dale SIGNATURE : t_ ~ Y/;~Qtyt x -1L~~licant Attorne 3(If not owner or owner's attornc~ f, enclose proof of authority) POR Bo,~ OFr ICE USI; /~ e Application copies~rec'd: 4_ or for BoA on ~aby ~~''~-CJ One copy filed with Town Cler}: o~~/~ by complete? C~ One copy each to Planning Bd and Buildin D t b ' ~ ~ ~--,r, , ~ Y $200 Pee check given Tow Treasurer ~p4~ _ by waived?_ Hearing notice postedC~i/~~mailed G I & 2•f ~ f.~0~ ,~ _ Hearing(s) on___/~_ cont'd to___/_/_, ~~_ withdrawn?~~_ Decision due by~~_ made~~_ filed TC_/~ See related ca~c-: mailed_/~_ W ~ U ~ LL N LL O W~Q O ~Y~ oN W DC I- U W Y .--~ ~ . ~. ~Z U ~ F - Z ~ O Z ~ ~W ~ U ADDENDUM "A" Applicant, Alan Lawrence Toole, owns the improved property located at 69 Tom Nevers Road. The property has an area of approximately 23,522± square feet, includes asingle-family dwelling, and is zoned Limited Use General-3. The single family dwelling on the property has a _rround cover of approximately 933± square feet and conforms to all zoning intensity regulations except for the minimum lot size which requires minimum area of 120,000 square feet in the LUG-3 district and minimum frontage which requires a minimum frontage of 200 feet. The property has 165.79 feet of frontage on Tom Nevers Road. In 1986, the BOARD Uranted Applicant's predecessor in title VARIANCE NO 140-86 to cure a lot "merger" Until June 18, 1976, the property remained in common ownership with adjacent land. Since June 18, 1976, the property has been in separate ownership. In its 1986 \':~RIANCE Decision, the BOARD found that: ~~... many of the similarly-situated lots in the same subdivision have been built upon pursuant to building permits issued by the Building Department notwithstanding the issues raised, and little public benefit would result from a denial of buildabilitv.~~ Further, the Board found that the property met the statutory criteria necessary for a grant of \ ariance relief. The Board granted the Variance on the condition that the single family dwelling on the lot not exceed a ground cover of 1,100± square feet. Although the Board made no ~pecitic finding to support the 1,100 square feet ground cover limitation in its Variance decision, it did note that the prior owner had '~... applied for a building permit for the constriction of asingle-family dwelling on the premises~~. Nantucket Building Department records reflect that this building permit covered a dwelling with a ground cover of approximately 933± square feet. It appears that the Board's limitation of the maximum ground cover on the property of 1,100= square feet accommodated the prior owner's specific buildin, permit application. Applicant Toole desires to increase the allowable ground cover of the property to 1,500 square feet. Section 139-33(2)(b) of the By-Law provides that undersized lots of at least 5,000 square feet may have a maximum ground cover of 1,500 square feet if they were held in separate ownership from a time prior to the enactment of the Zoning By-Law or if they have the benetlt of a zoning "t~eeze period.~~ Although the subject property was held in common ownership at the time zonin~~ was enacted, it has been held in separate ownership for more than twenty (20) years. -\; a practical matter, the subject property has more than sufficient area to accommodate 1.500 square feet of `,round cover. Further, the property meets the criteria for Variance relief as set forth in VARIANCE NO 140-86 and increasing the allowable maximum around cover to 1.500 :quare feet will not undermine the intent and purpose of the Zoning By-La~ti -applicant requests that this Board modit~ Variance No 1-10-86 as set forth herein. 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X ZS ^ X66 `~ - ~, Map ~ _ r,~.~-' ~~ "`~ These plans are ~~~r :.~ , t ,~ - Nantucket Bui Ic . ~ i~ ~F' ~ ,,. ~~ ;ct ~, to their com~l^t~, ":;r ~ .y - . requirement.; r,;r.~r ,~ Building COGG ct ~' :yes and applic~th~ ~ r <rid } ~ ~~ regulatio~~:~ ~ ~Q Date " d-~' '~~ : , ~. ~~~ • ~ _ t' - ~ ~t ~S .y .. ~. d ~ m ~ ~ ~ (n ~ ""~' /~ ti y y ~ w O. ~ ~ ~ ' Lz: a ~ n ~ O r: p m ~' ~ ~ m ~ .r ~~ ~ ~ C o n ~ o. m O ~, m T :.fl tY o ,~ m ~ W ~ ~ ~ ~ m M O '' : N m a ~ W m •c: ++~ • ~ ~ H A ~~ :~ rn ~ r~ m :d '"' ~ o - ~, x- n ~ ~'' O O v ~- ~~ ~ ~ ~ r C Z N : r ' ~ ' ~ W r-• .,~ i D ~ y .~ ~ ~ _ O, , ~ m :Cr, o ~ O m •~ r m :~ (~ ~ ° ~' ~ • ~~ ~ n ~ f~l1 .~ ~ o ~ ~ ~ C C ~ : : ~ p ~ ~ ~ O ., ,~ C ~ z ~ ~ ~ ~ ~ cn `.' a' ~ n o o ~ ~ m~ ~~~ s T ~ m ~ ~~' o. ~ ~ •~ Rl y ; o co cfl : C-J ~s a a .z, ti Q v~ Z = nOm ~~ G~~cm ~ L ~ rn ~ ~~ m p o m m~ - ~ ~m m~ o~o-~zn v ~ - - D o O cD m ip ~~ nz°~i = to ~~ ~~ ~OrnZ,..~.~:.~ `_ f ~ _i..e _. . _.. . O ~~ :r~~"`. ~d ..a :,~. . f~' J~ t _ `-'~~'. \. L' '~A; ^t^ ., t '. l f:. ~'.~ _ • ~d / \ QOOOIV _ . ~ ~;:~ ~~~ ~~g~~p~ipiV~ti'EALTH••OF:?ciA.SSACHUSCTI S 3 8 5 51 _~_..._~. t.. :'S:. N~ntn^4Pt - _ - .... ..-~~[ ,:--~ , .- --.:.BOARD aF. APPF~.LS .. ..- - - ,_~.. -- Date: December 5 ~ l9 86-: ' Certificate of Granting of Variance ar~pcri~'Pttn:ir (Gcacral Laws Chapter 40A. Sectioa l 1) The Board of appeals of the City or Town of Nantucket ' hereby certifies that a Variance or-6~~~rhas been gr;tnted -ro Richard E Kotalac, Jr (140-86) Address City or Town affecting the rights of the owner with respect to land or buildings at 54 Te~+ ~~~~°r~ tt^~~! - AssAssor's Parcel 75 138 Lind Ceurt P1 ^ Snna ~~ t^* F77 And the said Board of Appeals further certifies that the decision attached hereto is a true and correct copy of its decision granting said variance -.s~-and that copies of said decision, and of all plans referred to in the decision, have been filed with the planning board and the city or town clerk. The Board of Appeals also calls to the attention of the owner or applicant that General Laws, i r any cx- Chapter 40A, Section I 1 (last paragraph) provides that no variance r tension, modification or renewal thereof, shall take effect until a copy of the decision bearing the certification of the to\Yn or city clerk that t\venty days have elapsed after the decision has been ~ !ilcd in the office of the city or town clerk and no eppcal hai been (led or that, if such appeal has been tiled, that it has been dismissed or denied, Is recorded in the registry of deeds for the county aid district in which the land is located and indczcd in the grantor indcz under the name of the o~\ ncr oC record or is recorded and noted on the o•xncr's certificate of title. The fee for such recor- ding or registering shall be paid by the owner or applicant. ~ ~_.~~`. ~~~ /C - Cn..rrun C4•~ ~ ~ - • 00.0017 . 38551 '_: ~ hl.ISSACHUSc'f1'S v25'~4 DECISIOti: In the matter of the applicatio;~ of RICiiNRD E. F:OTi,ii.C, JF.. (140-941, ac a meeting of the BOARD OF APPEALS held at 1:30 P.M. .__.-: _.1945; ~ ~...r -,- n^~ .Cc!J^*_'~: T~uilding, ~•- . ~ r - on Friday.. Novemb~*21, ~ ~. - ;.1 makes the t_... .!antuc -" >the Sony _ C folla. Linding~: .: - -._ _~. c t _ - -. _ --- 1:-_- This..is an application:fo.:a variance frcm the provisions f ~ •-'of tha_-Nantucket. zcning..by 1~'++,-- Suction 139-16.A _(Inteasity - Regulations: Minic:un Lot Size,_Frcntage and Ground Covez P.:.tio) . -- The Applicant seeks 'to bo _zel+eve3-from the lot size, fronWg3 s sand ground-cover ratio zequize^ents-o'_~tF.e by-law for his vacant -_ -- -~'~_ lot, created prior to the zcnina . by-la:+ and thezea°_ter hold- in ::: ~~= - - _ . = common ownership with adjacent .land for a time. The pre^ises are -_ - located at 69 TOM NEVERS ROAD,. Assessor's Parcel 75-138, Land - ! r- - _ - - Court Plan 5004-30, Lot 672, and are zoned LIMITED L'SE GE`:ERAI,-3. - '~ -~: -. 2. The Applicant's premises consist of a vacant lot i containing about one-half acre, with frontage of 165.79 feet on -~ - Tom Nevers Road, created by Land Court Plan SG04-30, a, plan -- submitted to the Planning Board Sn 1971 (prior to the adoption of~ _ the zoning by-lew) and endorsed as `approval not required` undezr Massachusetts General Laws, Chapter 41, Section 81P. At the time r of adoption of this zoning by-law, effective in July, 1972, and 7 ~ thereafter when the present applicable dimensional requirements ~ ~ t of the by-law were adopted, effective in August, 1973, the premises ~ remained in common ownership with adjacent land. Accordingly, i , f .. ..rr.l--...- ~ 000018 1 38551 ~-N u'csl;i~c the vr~.:or:.c:,c:~t e[ tl._ lit for ,o ~;-~e;c .:o:~ir.r char.q^ , i no freeze of di.mcnsicr~31 raquirerents ~: tnc L =1:,w ha.~• ever C. cry ; applicable. , ]. The premises first came into separate ownership from all adjacent land on June 18, 1976, when sold to one John G. ! _ HacLeod by deed registercd~ as: Docunent No. 17164'~e•t:;,NantuckaZ:~'~r~~-, 1 -- - -_ :.~ .. .: .. .. ~ i Regi.,t_y: District .•Thcrus_~_., _ --=, have continuously rema!ned t;._~ - ~ in ac?ara.te_ounsrahip fzb~ sll ad jccoa.lcnd, having been tznnsferred . '•r~_~ ". -__`Deveral=tic~as, r..ost recently` Lo the Applicnnt, who acquired the '~ _ _ i '" - .._,premisea•_.:: on January.l6, 1986; for consideration. of 570,000.00, _ =as appears by deed registered"as Docunont No. 34589.' -- • ~d. Tha Applicant has 'applied for a building permit for the ..construction of a single-far..ily dwelling upon the premises, and has been inforced by the. Build~nq Department° that a building permit will be duo for issuance in January, 1987. However, he hes now been advised for the first time by counsel to a prospective purchaser of the premises that the lot Ss no t:consldered to be buildable because it does not comply with the pinimum lot size (120,000 squnze feet) and frontnge (200 feet) of the by-law. Furthermore, the provision of the• by-law, permitting lots of record in separate ownership et t;e time of adoption of the by-law to be built upon to the extent of 1,500 squn:e feet of ground cover if they contein et least 5,000 square feet in lot i area, is not npplicable because this lot Mss held in common ownership at the time of the adoption o: the npplicable ty-la'.+ provisions. Accordingly, the Applicant is now before us for variance relief from these intensity regulations of the by-lew. -2- ODUUlt~ 38551 ." purct:.:..~r cf Iris prer.,.s., wl~o h.~ .,~ ,.,"..,", e: ~ .. ir., ". ... I.. of buildability of the lot other than by relief from this board, and who will sustain severe financial loss iE h.s lot cannot ~~- b~.:i1t upon. Furthermore, ~.e find that many of the similarly-situated lots in the. same: subdivisiol-:h~ive._ti~ensbu.+_lt•`.;i:oon pursuant to;,~-t'`}; ~~~, ,. `' . ,~ building pezcit3 issued by tha ~ _"__.:; ~apartm~l~ nothwithstandirg , ~ -4 .~ . _. '-'r -=the issuae~~raised; and that'_littla~:public benefit would result .' -~-. "`.-from a denial•of buildability.~:: -~ • 6. Accordingly, we find that, owing to circumstances relating to the shap© of the lot and especially affecting the premises but " not affecting generally tha zoning district in which it is located " (consisting of the size and configuration Of this particular lot and the circumstances of Sts cre3,tion an3 conveyance), a literal enforcement of -the by-lav would involve substantial financial hardship to the Applicant (consisting of the financial loss resulting from 1aciS of buildability and attendant loss of marketability), ~ and that desirable relief clay. to granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the by-law (as set forth in Paragraph 5). 7. we caution that the decision reached in this case is reached upon the facts set forth herein, particularly the good-faith nature of the Applicant's status, and that we might well reach a different decision upon the facts presented by another case, even if the history of subdivision and conveyance were similar to that now before us. -3- OOQU20 ~- 38551~~"%''~ - ..': ~'(' •.~_ rte: a„_ ~c.,_.~~,.. r~,:r,~L~~ .;`~ ~~:... .~ ., ...,.,s ;_i hereby GRA:.1'S th^ dprlt~.:nt ~ ~',\;,1h':C~ t:~,:. l!,. ..,....~~_,... .,.._:~y ty-law, Section 139-16.A, perm_tt.ing the co~,st.ructicn of one .f~ single-family dwelling not to exceed 1,100 square feet in gzound cover notwithstanding the nonconformity with the dimensional __-requirsrer.t^ "~~ 'c.r^ bylaw, _-~L ,by a UNANIMOUS ; =°+-~ '~~ ~- ~3' VOTE. ~ ti ~ , i - -„ , , , , % ti N '_ ~ ~ ~ . ~ , _=-' - - Will am R. Sherman Dated: _'Decerzber_=S 1986 ~o~-~~~y~ ~yp~~a,..----~'.~.~ ,Y _ _ . - _. - - _ -~' _ . Dorothy D. Vol lans '•s. - __ _ - n ' ~ .", . Andrew J. Leddy, Jz _ . ._ _. `.'~' j I Cf''.':-f ruti i;L`."Yeu~~mc~~x:~~rrr~...e ~e~rg7N 1;~.,-r.. '.,1~_G-.U:~:F1.:":JII`: 't~~a ~,•'91H:.1 4711 $:Ui~UN 11 ~ 4 CCC`e...~QC- 1-~ l~ _ -4- Ir J .. ....A; v.~-~.... r.• .. .. ~- .. ... . J.: 000021 ,_,. r ?;. ~ ::,' '"1 + t: -.'~ ~ •~C~ ~ ~ y Y ~ ' _ z ~ ~' ~ ~-~ ~ ~ $ ~a~ W ry o ~ ~ ~~ ~ ~~ A J ° U ~` ~ y W ~ ~ ~ ` i ,' U f2 ~ ' `~ ~ '' E 4 ~ ~ i r--1 L7 L7 Z ~ ~ , ~.C~ o M ~ :~ ~ ~ ~ fYj O ~ h .i ~ ~ M~ V O~ .~ ~ pW b i3 iQ ,I"~ ~v WWI I