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HomeMy WebLinkAbout088-00TOWN 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 12:00 P.M., FRIDAY, NOVEMBER 17, 2000, IN THE CONFERNECE ROOM, TOWN ANNEX BUILDING, 37 WASHINGTON STREET, NANTUCKET, MASSACHUSETTS, ON THE APPLICATION OF THE FOLLOWING: HARVEY S. YOUNG AND HELEN KOULETSIS-YOUNG, FOR THEMSELVES AS OWNERS AND FOR JENNIFER REGAN, CONTRACT PURCHASER BOARD OF APPEALS FILE NO. (088-00) Applicant (Regan) is seeking relief by SPECIAL PERMIT under Nantucket Zoning Bylaw Section 139-33E(2)(a) in order to construct atwo-story, single-family dwelling upon the Locus with a ground cover not to exceed 50%. There presently exists upon the Lot a nonconforming commercial bicycle shop. In addition, the Locus is currently nonconforming as to side and rear yard setback requirements with the structure being sited at about 2.6 feet from the westerly and about 3.7 feet from the easterly side yard lot lines and about 2.1 feet from the rear yard lot line at its closest points, in a district that requires a minimum side and rear yard setback of five (5) feet; as to ground cover ratio with the Lot currently containing about 55% in a district that allows a maximum ground cover ratio for this lot of 30% without relief from this Board; as to frontage with the Lot containing about 36.44 feet along Chester Street in a district that requires a minimum frontage of 50 feet; as to lot size with the Lot containing about 2,117 square feet of area in a district that requires a minimum lot size of 5,000 square feet; and as to parking with no spaces being provided on site. Applicant proposes to demolish the existing building and construct a dwelling which would result in the elimination of the nonconforming commercial use, the elimination of side and rear yard setback nonconformities, adecrease of at least 5% in ground cover ratio, and the provision of one (1)off-street parking space. See also BOA File Nos. 058-83 and 008-86. The Premises is located at 4 CHESTER STREET, Assessor's Map 42.4.3, Parcel 66 and 117, Plan Book 15, Page 106, Lots 1 and 2. The property is zoned Residential- Old-Historic. rn , ~ Michael J. O' Mara Chairman THIS NOTICE IS AVAILABLE IN LARGE PRINT OR OTHER ALTERNATIVE FORMATS. FOR ASSISTANCE CALL (508) 228-7215. BOA Form 1-$9 NANTUCKET ZONING BOARD OF APPEALS TOWN AND COUNTY BUILDING NANTUCKET, MA 02554 APPLICATION FOR RELIEF Date 1 CASE No. U - Owner's name(s): Harvey S. Youna and Helen Kouletsis-Youn Mailing address: c/o Vaughan, Dale & Hunter P.C Post Office Box 659 Nantucket Massachusetts 02554 Applicant's name: Jennifer Regan (contract purchaser) Mailing address: c/o Reade. Gullicksen, Hanley & Gifford LLP Post Office Box 2669, Nantucket, Massachusetts 02554 Location of lot: Assessor's map and parcel number 42.4.3-66 and 117 Street address: 4 Chester Street Registry Plan Bk 15, Page 106 Lots 1 and 2 Date lot acquired: 10/1/97 Deed Ref 548/330 Zoning district ROH Uses on lot - commercial: None _ or bicycle shop MCD? _ - number of: dwellings 1 (proposed) duplex- apartments- rental rooms- (renovations only) Building date(s): all pre-8/72? _ or X C of O? ___ Building Permit appl'n Nos. 10380-93 and 2471-82 Case Nos. all BoA applications, lawsuits:058-83 and 008-86 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 X 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 orders appealed. OK to attach addendum2 Applicant seeks a Finding and Special Permit under §139-33.E.(2)(a) of the zoning by-law in order to construct a two-story, single-family dwelling upon the Locus, with a ground cover ratio not to exceed 50%. The Locus contains 2117± square feet of area; there presently exists upon it a nonconforming commercial bicycle rental shop, which is also nonconforming as to side and rear yard setback requirements (being 2.1 feet from the required yard line at its closest point), has 55~ ground cover (required ground cover is 30%) and has no on-site parking. Applicant proposes to demolish the commercial building and construct a dwelling which would result in the elimination of the nonconforming commercial use, the elimination of side and rear yard setback ' nonconformities, a decrease of at least 5$ in ground cover, and the provision of one off-street parking space. - ~ _ Items enclosed as part of this Application: order addendum _ U~ v.tn Locus map X Site plan X showing present X + planned structures ~ ~ , _ Floor plans present _ proposed _ elevations _ (HDC approved? _) ~ o ~ Listing lot .area X frontage X setbacks X GCR X parking data !,~ Q ~' _ Assessor-certified addressee list 4 sets X mailing labels 2 sets X ~~'~ ~ n ~ 1$200 fee payable to Town of Nantucket X proof' 'cap' covenant _ ~~;,),;LF-- ~. (If an appeal, ask Town Clerk to send Bldg Comr's record to BOA.) ';`1~;~'; ~; . ,, ~ ':,S 1 ; :~ 0 I certify t at the requested information submitted is substantially `F=- ~ L complete a tl true to the best of my knowledge, under the pains and ~ ~ c ~ penalties erjury. ( ,~ r~ Q SIGNATURE:i Applicant _ Attorney/agent X ~ n ~ ~ ~~~^ W 3 (If not o ner or owner's attorney, nclose proof of authority) F_- ~,) FOR B OFFICE USE //l Application copies rec' d: 4 or for BoA on l(// ~ byCdr~„~ One copy filed with Town Clerk on ~/2 /~ by complete?~~C~ One copy each to Planning Bd and Building Dept ~/2 by~~'~ $200 fee check given Town r asurer on ~/~~ by waived? _ Hearing notice posted/~j~ mailed ~/~& M /Z~, ~~j~/~ Hearing (s ) on _/_/_ cont' d to _/_/_ _/_/_ withdrawn? _/_/_ Decision due by _/_/_ made _/_/_ filed TC _/_/_ mailed _/_/_ See related cases lawsuits other f:\wp\regan\boaapp.doc -- :<I 11. / i ^ ~~..-„ . '1'~1- N IOS 000. ..~-a ~: 1s is n,l ~ .t.,l-al .=u.=t o •}'tI'~ tJt~'Et o it o ~ 6. III v 1y o ~ T ~~ da ~PEET W ~ I ~' ' ~.a r 2 STREET ~ ~ ~ i 4 [ ~ t I I P r SE 9~'~~9 I S I I p~4' to n :: ~ i I ~ `e~9 n ~ I v ~ a ~~ ~ l~ 4 ~ II ~ c ~, •,I 1 a fNT „ I i i FA >4 ~':. M N W`~~ I i w... ~ 1.. • n , I i . Q9.1.`~4. * lw 4 ~ I cIcI ~: ~ EI P n .a ,. ~ ~ K f / i v ~ ~ ~ / 1oa >s D .~ }.. ~ ~ `may ~ .o ~~ ~ 4 ~ , / ~ ? °j~ 10. rrwn ~aa~ilwd ' t^ - ~. ~f`" /. >. .. ( ~ ~ t ' ~ ~' ~ - ~ , 1oa i ~M ~ lTEP . ~~1 ~ ,~ . 0~~.~ ~ `~ , r1.aT co«c.[c 1 .r,o«,u cw11.c« 1 / ~ / Ts a ~ •• I ~ ~ 1oa ~. Y i .1 ', ~ .1 CHURCH 101 COURT .e..t 1a. r ~ t. ASN 10. U aT. TT 1 V.2-.0 \ 11. m v ~ h i - i \ , / I I~Z 111.1 111.1 111 110 V >a ~• / ~ .o.. n.1 n ~" ~ ~ + so tc wA LANE. w 1 ~~ r ACADEMY e 4 u w W F /~ I. - 1o.t A a..2 M'.IT •y n i J ' I'. • .! * ' °-4'~ u _ .t R W .> M a. F N « • ~ S ACADEMY A>` I b .. ~ .a ~.~ .a ~ ~ y ay I r. ~,;~tx ~ ~ STREET ~ o t o N N .L.a-10 % 6AY W l p ~ ° xu / 11 (~~~~~ C11~ .zs..-s { / '~~,1•~~ <ljl\' ~~.aaaaa>•.. ..~ 4 3 Ka..-a .x1.-w •i 1'''tl _ ata.-u a1..-N aa...T .Ll.-e .l.t-» x H o ~l W c~c~ , y . T~ z~ ~~ ,~~ic~l~it~~~ t, e~ '1~t001 ~~_a Tithti~LC~I~ ;~~. ; kW II~t0a1 ~_ .... ~ 1 .. _- ' - ... .. __ _ .. _ _.. _~.. _._. --a~.~.. 4 Y~ i 09:`29;2000 14:21 1508228/88 LUCILLE JORDAN RE PAGE 04 KILLEN REAL ESTAtE 5082285961 1` ~. ~. i r. I 6 a z i ~~~~~~ G~ES~ER ~~ 36.44 LOT 1 0 `p ~ biped crew com ~ ~ .~ 1 i 7 Sf ~Ca~C~ `o \`;k • k\ 09/20 '00 13:34 N0.832 02/02 Gd FNo r; ~~. `}` Z ~ R08ERT 4~ -9 s- ~ A, ,~ to ~ ~rn~ 3 ~MAC.K <^ ~. r1o, 3T7'.i0 1~' ~ ~Ff ~FC~t[R ° fir' 5~~~~ l ~No S ~ ~~ ~~ Q - ~ ._1 sty w~f shop ~_ ~ ~~ cF r n "~ o`'o s~ -~~, ~~ ~~ ~O_ ~,) LOT pOCS NO7 CONFORM TO x CURRENT ZONING `KITH RESPECT TO 6~ AREA /~y0 FRONTAGt REQt11REE!E~1TS. ~ . \s.`,~ 2.) STRUCTURE DOES NO7 CONFORM CURRENT ZONING WITH RESPECT TO ~LQ'r '~ ~_ _ GROUND COVER RATIO At10 SIDE AVD ~, RtAP, YARD SETBACK REOUIREMENTS_ 9~ Ip FND CURRENT ZONING: ROB °'~ !,{INIMUM LOT SIZE: `000 S~ ti~INIMUM FRONTAGC' SO FT J FRONTYARD SETAl~CK: NONE / SIDS ANC REAR SETB%~CK: 5 !-T A,~,EOWA~EE G.C.F:.: SO%. tX.lSTING G.C.R_: 55.O `._` ~i FOR PROPERTY LINE DEr-R1~I;~ATION TrlIS PLOT PLA'~ RtC{ES 0;1 CURRENT DEEDS nND PLANS OF RECORD. VERIFIED 8Y r1Fl~D McASUR=MENT`r AS St;O`M~ HERcON, THIS PLAN IS NOT REPRESEN7i=D Tp 6C a T111.E i EX4~JINATiON 0:~ A FECOROA5EE SURVEY. 1 NEREOY CERTI=Y TC `F'.E ©i_ST OF MY KNOYfLOGE l THAT THE PREMISES SHC~'~'V C~V T'--iIS PEnV ARE j LOCATED WITHIN THE C ZONE AS pELINEAT`cO GN THE `FIR1.~'~ ?.1 A.? OF C0~1~1UNITY NO. 250~~~: Mnss. CFFECTI~: 6-3-85, REv1St_D 7~2~92 EY THE FEDERAL '=MERG:.NCY NANAGEMCNT AGENCY. N.3. OS/C7 i -' la ~No `~::~ _ .,y~ ,IF ~; k b~ ~' CB FtiD~ i ?~-x .~- ~~ G~`JP ~ ;~ ~. tr~'°D aye ~~ ~~(v ~r~ ~~o G ~~. `E ~' I,~~ORTGAG`= INSPECTION PEAK 1N !"NANTUCKET, MASSACHUSETTS SCREE: 1"~ i0' DATE: SEP. ZZ, i"S~ DEED REFERENCE: DBK 233, PG 349 PLAN REFERENCE: PLBK 15, PG 175 ASSESSOR'S REFERENCE: _ ti1A.P: 42.4.3 PARCELS: 66 ~.: 1 Pi~cPAREO FO4: HARVEY S. YO'J~~1 and PACIFIC NATIONAL BANK EMACK SURVEYING 2 WASHAMAN AV`E.NUt NANTUCKET, MA. 02554 (508) 325-0940 J-160 ,~ KILLEN REAL ESTATE.' S0822859n1 09/20 '00 '13:34 N0.832 02!02 E~~ ~~ ~~ SCR CK~S~~-R /~ -~ ./. ~ 36 •~~ . OT 1 9 ~ ~ ~ ti ~ ~ .~. \P ~ CO!71b~r QYDO g ~ G '~ ~a ~ i17 sf (caic} ~ cF'F ~-~ ~ ' ~~~ fit!' i r 9 ~ ~~ ~ I ~ ~ / ~ / 4 \ ~O- 1 ~ ~~~0~ ~~ `~~ I ov 15~ ? \ \ ~," off' R08~iT KGs -p s- ~ A_ ~ rd ~ `~'~_ 3 I~1.I~c~C ~^ ~` °~ a No. 37730 ~~ ~ ~'~s ~fCtSTiRE~vF°~ - y ~ak~ t Ati~ S ~ ~? ,, OTr.S , Yl, lOT ODES NOT CONFOR'r! TO \5 JRRENT ZON!NG W!T; : RESI=EG T TO REA ANO FRONTAGE ftEQU!REM-EN TS. .) STRUCTURE GOES NOT CONFORt~t URREN7 ZONING W T'rt RESPcCT TO .:_ ~ROUNO CO~R RAT10 f.ND s•DE AND ~• ;EAR YARD SETBACK REOU!REt~`=NTS_ ~~ ~' URRENT ZON!NG: RO;--i ' W1MUM L07 SIZE: ~SOQO. S= iINIMUM 1-RONTAGE: 50 F~T RONTYARQ SETBACK: NONE .IDE AND REAR SETEACK: '5 1- t ALLOWABLE G.C.R.: SO ~- :XISTING G.C.R.:5~.0! ~' OR PRO?LRTY LINE CETERMINATION T'rltS T?~OT Pt~ti !EUcS ON CUR:.CN+ D=EOS A.VD P~P.NS OF RECORD, lcr~IFIcD 8Y F1Et_0 ucASUR=t~SENTS AS SKOYlN HERtON. CH1S PLAN lS NOT REPRES~NT~O TO 6~ A TITLE _XA1,!1NATlON 0;Z ~. RECORDABLE SURLY. . NEREt3Y CERTt'Y TO 'I~!E 8 ST Oi= MY KNOV~~ FOGE THAT TtiE PRE\!iS.S SNOViN ON T~-!lS PLAN A4E LOCATED V~!T;-S!r; iNE C ZO^iE AS O=UtiEAT~O ON TriE "F!RM.° 1~1A? Oc C0~!uUN!TY N0. 250236: MASS. CFFECTI~': 6-3-fly, REVIS'=D 7-2-92 EY T!TE FEOERAI EMERG~.NCY MA\AGck1CNT AGENCY. N.B. OS 07 .:~;~,- ...,.~'~• ,-tea -.~ .~ . ..-t r+~ ~: ~ i ~1 ~J- ~~ G~`JP ~'rj,• ~~'1 G~' ~ ~ ~~~ ~Pa~~'~Or`v G ~ .~. t~` IP FND .' FN D I ~ t~SOftTGAGE INSPECTION PLAN ' ~ SN IP >-,.o + MASSACHUSETTS NANTUCKET, SCALE: 1 "=10' DATE: SEP. 22, 199 DEEO REFERENCE:OBK 233, PG 34~ PLAN REFERENCE: PLBK 15, PG i 05 ASSESSOR'S REFERENCE: MA,P: 42.4.3 PARCtLS: 66 & +1' PrREPAREO FOR: HARVEY S. YOUP`: and PAGIl-1C NATIONAL BANK EMACY. SURVEYING 2 WASHAMAN AVENUE. ' NANTUCKET, MA. 02554 (508) 325-0940 ,I--160 ~~~~ 1 ~ , 7 ~ 1, ,. _. ;. 1 .. ': • . ~ ., ~ ~ • . • . , ,, . ~ I. J.. , 1 I H T` I ~ Jti LANG OFD.,, ~~ , TAMES K. ,ono FRANCES R. MoR1ARTY SCAI-G IO~sI" APRIL Q6; 194f ~• J031AH S. DARRETT, i'NiR. W ,~ E . ,, t0, Q ~~0 n IJ r CHCbTfCI~ `gTRCET l ~; a ~l'vo~K~ 36• 4 w' c. p Y J j , w FlLF , ~~ r " , . Q /ILE N0. I M V ~ ~ ` Apt. Z E r!b i .j `~ '', :~ DRLO N6 - iaJ ~j ~lSi::~ M1.~',;::5 CC 3D ~ ~ ~. ~' RAN i~-~.~- , ~ ~, ~~, '; '0 s 1.1 .g. al ~ APPRDV,ICNUrRf(JU fD a . •' , I / ~ ~~~ „ :: h ly 11 '~ ~N11NtUCKET PUIHIIiNC Ei ;J! Y Uf~'G.,~ ? ' M ~~ ~, ~ . 3 s ~'~ ~ .~~o~' P~ ~F¢•4t' ~c1O~a~ OtJ . 1 rd~•• ~~~P~ 1 OCT25'"61 10• I0 ~ -~ ~1' •"D AND ~LR[O. w11N .~.n. /5 "K~.1~~ A it ~'•'•'~ ~' ' ~ ~ ~, IS l{I M ~ 1' b ~ LANG oRt• CHARLRi W. 0A~«. 3CA~t lo'.I" aR~x Ott, ~ttl JOiIAN ~. ~/~R1~[7T, fMSI~. LILY STRttT i I t 7. . a:.... ,..1 . :. .- -~ •. ~ ~ • I I '3 S r_ ` ~ 8 1.000 -~ , . NANTUC~CET, PJiA TOW1~' OF NANTUCKET ZONING BOARD OF APPEALS LIST OF PARTIES 1T' IT'TE ST I\' T'rW I~~IATT R F THE PETIT ON 0 _ "' Q PROPERTY OWNER ..._ .......~'ve. / ~ l/ ~° ....... ... ............ MAJLING ADDRESS.:.Z....... PROPERTY LOCATION':. _. ...:...:.....-. _ `7 ~~77 .. ASSESSORS MAP/PA EL:......, .~L_ _~__~~ ..., . SUB,~IITTED BY:... -- SSE ATTACHED PAGES I cen,fi that the forcgoin~ :s z list of perso^s who are owners of abunin~ oropem~, o~~;nc-~ c' directly opposite on any pudic or pr;vate street or't~•av; Inc abuners of the abuners and ~!! c::-e• \ iznd o~~rers ~~ithin three h~ncred fee; of t'r,e proper~• line of o~~ner's propert}-, zll zs they s or: the most recent appl:ca~!e tax lis! 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V~ W V~ V~ V~ V~ TOWN 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.: 088-00 Owner/Applicant• HARVEY A. YOUNG AND ELLEN KOULETSIS-YOUNG 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. _ Michael 0 ara, Chairman cc: Town Clerk _. Planning Board Building Commissioner PLEASE NOTE: MOST SPECIAL PERMITS AND VARIANCES HAVE A TIME LIMIT AND WILL EXPIRE IF NOT ACTED UPON ACCORDING~TO NANTUCKET ZONING BY-LAW §139-30I (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 Map 42.4.3 4 Chester Street Parcels 66 and 117 Plan Book 15, Page 106 ROH Lots 1 and 2 Deed: Book X48, Page 330 At a Public Hearing of the Zoning Board of Appeals held at 1:00 P.M. on Friday, November 17, 2000 at the Town Building Annex, 37 Washington Street, Nantucket, Massachusetts on the Application of JENNIFER REGAN (CONTRACT PURCHASER) and OWNERS HARVEY A. YOUNG and ELLEN KOULETSIS-YOUNG of 29 Appleton Road, Nantucket, Massachusetts 02554, Board of Appeals File No. 088 -- 00, the Board made the following DECISION: 1. Applicant is seeking a FINDING and SPECIAL PERMIT under Sections 139-33E(2)(a) of the By-Law in order to construct atwo-story, single-family dwelling upon the Property with a ground cover ratio of not more than fifty (50%) percent. There is apre-existing, non-conforming commercial use (bicycle rental shop) on the Property. The commercial building on the Property is non-conforming as to side and rear yard set back requirements (being 2.1 feet from the property line at its closest point); has a ground cover ratio of 55% (maximum ground cover ratio is 30%); and does not include an off-street parking space where one (1)off-street parking space is required. Applicant proposes to demolish the commercial building and to replace it with a residential dwelling with no side nor rear yard set back non-conformities; with a maximum ground cover ratio of no greater than 50% of the lot area; and with one (1)off-street parking space. By way of background, the Applicant decided not to go forward with this Application prior to the hearing and the Owners, Harvey A. Young and Ellen Kouletsis-Young, decided to prosecute this Application. The Property is located at 4 Chester Street, Assessor's Map 42.4.3, Parcels 66 and 117, Lots. l and 2, Plan Book 15, Page 106. The Property is zoned Residential Old Historic. 2. This Decision is based upon the application and materials submitted with it, and the testimony and evidence presented at the hearing. There was no opposition to the Application. The Planning Board made a positive recommendation based on removal ofnon-conformities. There was one (1) letter on file asking that there be no exterior construction between May 15 to October 15 of any given year related to this project. 3. The Owners and substituted Applicants, through counsel, represented that the bicycle rental shop had existed on the Property from a time prior to enactment of zoning in 1972 to date and the Owners now intend to remove and demolish the non-conforming commercial building on the Property (bicycle rental shop) and construct a single family dwelling in its place. The Owners propose to make the Property more conforming by eliminating the side and rear yard set back non-conformities; by eliminating the non-conforming commercial use of the Property; and by providing one (1)off-street parking space where no space now exists. The Owners also propose to construct a new dwelling with a smaller, 50% ground cover ratio than the existing commercial structure (55%) but still in excess of 30% maximum ground cover ratio permitted in this Zoning District without Special Permit Relief, which the Owners are asking for. The Owners stated that the new, residential use of the Property would be in harmony with the residential uses in the Chester Street neighborhood. The Owners noted to the BOARD, however, that the bicycle rental shop on the Property is apre-existing, non-conforming protected use and would continue until such time, if ever, the Owners abandoned the commercial use of the Property and proceeded to convert the Property to residential use. 4. Therefore the BOARD finds that the existing bicycle rental shop on the Property is a protected, non-conforming use and this commercial use would be deemed forever abandoned if the Owners converted the Property solely to a residential use. In addition, the BOARD finds that the conversion of the Property from the existing commercial use to the proposed residential use will eliminate zoning non-conformities and would not be substantially more detrimental to the Chester Street neighborhood than the existing bicycle rental shop. 5. Accordingly, by UNANIMOUS VOTE, the BOARD GRANTS the requested SPECIAL PERMIT RELIEF under Section 139-33E(2)(a) of the By-Law upon the following conditions: The ground cover ratio for the new dwelling shall not exceed 50% of the lot area; 2. One (1) on-site parking space shall be provided; Any change in the commercial use of the Property or conversion of the Property to mixed residential/commercial use shall require further relief from this Board; and 4. There shall be no exterior construction related to this project from May 30 to September 15 of any given year. 2 ZONING BO RD O APPEALS MICH L 'M .N ARENT ~'`~ - r.. i ~ RmaA C t~ ~r~3 !~I ta_ ~'F~' , e~~ ~ ~2~5~ C~ ~ ~1 ± 1 2~ ~~ ,.:. ;~,r_. ___ ~_~I A~S~ ~ . Dated: December !/ , 2000 Nantucket, MA ~X q,~~ WILLIAM P. H~L~ZIHAN, JR. ;~~'7~ NANCY SE~~tEN~ - -'' _~ _~ ~. EDVd MURPHY _ ~, - ~: