The URL can be used to link to this page

Home My WebLink About0000 MORRISSEY ROAD 'Re: r Tvq. �DS�o1� (34, 1 ' Town+ Of Barns-t � _ T�+ THE �3} , Barnstable OFFICE OF TOWN ATTORNEY BMMSTABU, 367 Main Street 1 P 9� MASS. 1639. r '�FCMa�a Hyannis MA 02601 3907 _ - "t 2007 RUTH J.WEIL,Town Attorney - Tel.#: 508-862-4620 T. DAVID HOUGHTON, 18c Assistant Town Attorney Fax#: 508-862-4724 CHARLES S. McLAUGHLIN,Jr.,Assistant Town Attorney CLAIRE R. GRIFFEN, Paralegal/Legal Assistant PAMELA D. GORDON, Legal Clerk . Inter-office Memorandum To: Tom Perry, Building Commissioner F From: T. David Houghton, 1st Assistant Town'Attorney Date: ..April 21, 2010 Subject: 17 & 18 Morrissey-Road and 269 Gosnold'St., Hyannis Our File Ref: 2008-0005 Back on March 24, 2009, Attorney Michael Ford wrote to you inquiring whether 18 Morrissey Road (Map 306; Parcel 223)'and 269 Gosnold'Street(Map 306,,,Parcel 224) constituted a buildable lot. We have had extensive discussions with Attorney Ford, among ourselves, and exhaustively reviewed applicable law and ordinances and have come to the opinion that a building.permit could lawfully issue with one caveat. The circumstances are that the three lots were created by subdivision in 1968. Prior to 1979; Umberto and Giosina Germani owned all three together. 17 Morrissey had'13,000 square feet +/- and a dwelling on it as far back as at least 1969. 1n.,1972, when zoning changed to 10,000 square feet,•17 complied. However, 18 and 269 were 20080005 perry_memo 1.8 morrissey.doc. still in the Germani's ownership, and merged for zoning purposes but still complied. When they separated ownership of 18 and 269 in 1979, it was ineffective to grandfather two lots because 18 and 269 were too small,even by 1972 standards. However, the separation did not negate the grandfathered protection brought about by the merger in 1972 because it effectively put the merged portion into separate ownership Oust once, not twice) at a time when it complied.. So, the caveat is that 18 and 269 must be returned f to their"merged configuration by an 81X plan,and deeds (all right, title and interest) re-combining them before a permit can.issue. TDH:pg Cc: Michael Ford, Esq: r , 20080005 perry memo 18 morrissey.doc MICHAEL D. FORD ATTORNEY AT LAW 72 MAIN STREET, P.O. BOX 485 WEST HARWICH, MA 02671 TEL. (508)430-1900 FAX (508)430-9979 EMAIL:mdfesq1@verizon.net Town of Barnstable Date: 3/24/09 Thomas Perry/Building Inspector 200 Main Street .Hyannis, MA 02601 RE: 17, 18 Morrissey Road and 269 Gosnold Street, Hyannis, MA Dear Mr. Perry: We have been asked by the owners of 17, 18 Morrissey Road and 269 Gosnold Street, Hyannis, MA, to represent them with the following matter: All three lots have been separated since the were subdivided in 1968 and continue to be p Y assessed and taxed on an individual basis. • The first lot is 17 Morrissey Road. This lot has a total square footage of 13,068 square feet and is improved with, a residential family dwelling constructed in 1920. It is located on Map 306 Parcel 222. The town assessment for this lot is $501,300,with an annual property tax of$4,164.50. • The second lot is 18_Mor_r_issey Road. This lot has a total square footage of 8,712 square feet. It is located on Map 306 Parcel 223. The town assessment for this lot is $346,300,with an annual property tax of$2,876.85. • The third lot is 269 Gosnold Street. This lot has a total square footage of 7,840 square feet. It is located on Map 306 Parcel 224. The town assessment of this lot is $266,200, with an annual, tax of$2,211.44. (See Assessors Map attached) While these lots themselves do not meet the current zoning requirements under the minimum lot size, we feel that at least two of the lots are still buildable as preexisting nonconforming lots based on the zoning and property history which depicts the following set forth in our timeline. c `� AQ � u Zoning Property and Pro ert Historical Timeline The three lots were created through a subdivision plan in 1968. At the time the zoning had a minimum square footage of 7,500 for lot size and 75 feet of frontage. Therefore, all three lots conformed to the zoning requirements. The first zoning change came in 1972, at which time the minimum lot size was changed to 10,000 sq feet and the frontage was changed to 20 feet. 17 Morrissey Road was still in �(, excess of the minimum with a total sq footage of 13,068 square feet with a residential dwelling. 18 Morrissey Road with a total square footage of 8,712 & 269 Gosnold with a (o total square footage of 7,840 no longer met the required minimum. Arguably, if the lots p are in common ownership at the time of the zoning change, then they will be merged as a result. At the time of this change, all three lots were owned by Umberto and Giosina Germani, who are husband and wife. It is our contention that 17 Morrissey would remain as an unmerged separate lot, still being in excess of the minimum requirement of 10,000 square feet, although 18 Morrissey and 269 Gosnold may have merged, giving them a total.16,552 sq feet forming a second lot, which met the new requirement. The case on point for this reasoning is VASSALOTTI v. BOARD OF APPEALS OF SUDBURY, 348 Mass. 658, 204 N.E.2d 924 (1965), which held that contiguous undersized lots which fell below the required minimum square footage could be n combined to produce a lawful grandfathered undersized lot. In the instant case, after the l 1972 amendment, we suggest the improved lot conformed to meet zoning, and the two vacant lots merged to make one conforming lot. In 1975 we have the passage of the "Zoning Act"which further codified the merger requirement: The key question here is did the lots in 1972 become one single lot, or as,we would contend, two separate lots as a result of that change. We would suggest that two lots were in fact formed as a result of keeping lot 17' Morrissey as its own lot and combining 18 Morrissey and 269 Gosnold into a second lot. In 1976, Mr. & Mrs. Germani separated the lots into the following ownership: • 17 Morrissey Road—Owned by Umberto & Giosina Germani • 18 Morrissey Road—Owned by Giosina&Marc Germani • 269 Gosnold Street-Owned by Claude &Umberto Germani In 1985, the zoning was once again changed to one acre minimum lot size;however the lots were in separate ownership and did not merge. p Please let me know if my office can provide,you with any additional information for you to generate your opinion and recommendation: Very truly yours, Michael D. Ford, Esq. CC: Clients i 1 MICHAEL D. FORD , ii =�0ABLF ATTORNEY AT LAW 72 MAIN STREET, P.O. BOX 485 1 PH I,: 3 WEST HARWICH, MA 02671 TEL. (508)430-1900 FAX (508)430-9979- ....:...,..___� EMAIL:mdfesq l @verizon.net �'r1S 10 Town of Barnstable Date: 3/24/09 Thomas Perry/Building Inspector 200 Main Street Hyannis, MA 02601 RE: 17(18)Morrissey Road and 269 Gosnold Street, Hyannis, MA Dear Mr. Perry: We have been asked by the owners of 17, 18 Morrissey Road and 269 Gosnold Street, Hyannis, MA, to represent them with the following matter: All three lots have been separated since they were subdivided in 1968 and continue to be assessed and taxed on an individual basis. • The first lot is 17 Morrissey Road. This lot has a total square footage of 13,068 square feet and is improved.with a residential family dwelling constructed in 1920. It is located on Map 306 Parcel 222. The town assessment for this lot is $501,300, with an annual property tax of$4,164.50. • The second lot is 18 Morrissey Road. This lot has a total square footage of 8,712 square feet. It is located on Map 306 Parcel 223. The town assessment for this lot is $346,300, with an annual property tax of$2,876.85. • The third lot is 269 Gosnold Street. This lot has a total square�footage of 7,840 square feet. It is located on Map 306 Parcel 224. The town assessment of this-lot is $266,200, with an annual tax of$2,211.44. (See Assessors Map attached) While these lots themselves do not meet the current zoning requirements under the minimum lot size, we feel that at least two of the lots are still buildable as preexisting nonconforming lots based on the zoning and property history which depicts the following set forth in our timeline. Zoning and Property Historical Timeline U The three lots were created through a subdivision plan in 1968. At the time the zoning had a minimum square footage of 7,500 for lot size and 75 feet of frontage. Therefore, all three lots conformed to the zoning requirements. The first zoning change came in 1972, at which time the minimum lot size was changed to 10,000 sq feet and the frontage was changed to 20 feet. 17 Morrissey Road was still in excess of the minimum with a total sq footage of 13,068 square feet with a residential dwelling. 18 Morrissey Road with a total square footage of 8,712 & 269 Gosnold with a total square footage of 7,840 no longer met the required minimum. Arguably, if the lots are in common ownership at the time of the zoning change, then they will be merged as a result. At the time of this change, all three lots,were owned by Umberto and Giosina Gennani, who are husband and wife. It is our contention that 17 Morrissey would remain as an unmerged separate lot, still being in excess of the minimum requirement of 10,000 square feet, although 18 Morrissey and 269 Gosnold may have merged, giving them a total 16,552 sq feet forming a second lot, which met the new requirement. The case on point for this reasoning is VASSALOTTI v. BOARD OF APPEALS OF SUDBURY, 348 Mass. 658, 204 N.E.2d 924 (1965), which held that contiguous undersized lots which fell below the required minimum square footage could be combined to produce a lawful grandfathered undersized lot. In the instant case, after the 1972 amendment, we suggest the improved lot conformed to meet zoning, and the two . vacant lots merged to make one conforming lot. In 1975 we have the passage of the "Zoning Act" which further codified the merger requirement. The key question here is did the lots in 1972 become one single lot, or as=wewould contend, two separate lots as a result of that change. We would suggest that two lots were in fact formed as a result of keeping lot 17 Morrissey as its own lot and combining 18 Morrissey and 269 Gosnold into a second lot. In 1976, Mr. & Mrs. Germani separated the lots into the following ownership: • 17 Morrissey Road-Owned by Umberto & Giosina Germani • 18 Morrissey Road— Owned by Giosina& Marc Germani • 269 Gosnold Street—Owned by Claude & Umberto Germani In 1985, the zoning was once again changed to one acre minimum lot size; however the lots were in separate ownership and did not merge. Please let me know if my office can provide you with any additional information for you to generate your opinion and recommendation. Very truly yours, r, Michael D. Ford, Esq. CC: Clients 306046 001 � ? #.349 306109002 ..... .: N358 306113 306112 #258 306111 #268. 306044 #27 8 ,�, #363 306110 #28 4 306043 #377 M 306176 � #269 p 306181 #281 4 306031 #38 5 306182. 306223 � 306242 � �n 306221 #395 wun _ #$1 3u61 u3 001 306183 002 306029 #.400 #270 306.174004 306174003 306186001 #37 306021 ' #61 #266 of VE ror , The Town of Barnstable * tAitMABi.E, • MAM Department of Health Safety and Environmental Services 1"9�o Mr►- Building Division 367 Main Street,Hyannis MA 02601 Office: 508-862-4038 Ralph Crossen Fax: 508-790-6230 Building Commissioner ' October 19, 1998 Patricia and Gene Rufo PO Box 2103 Mashpee, MA 02649 RE: Buildab' 'ty of I. 17 an 18 Morrissey Road, Hyannis 9,06 �3 269 Gosnold St., Hyannis -n v P- gb&- Dear Mr. and Ms. Rufo, Thank you for submitting the necessary deed documentation for the above lots. The information has been reviewed and it was found that the above lots were held in common ownership and therefore not buildable.,You have the option to seek a Variance from the Zoning Board of Appeals. Should you have any questions, please feel free to call. Respectfully, Ralph Crossen Ruading-Commissioner oF,�ram, The Town of Barnstable * snxxsrneLE, Department of Health Safety and Environmental Services Building Division 367 Main Street,Hyannis MA 02601 , Office: 508-862-4038 Ralph Crossen Fax: 508-790-6230 Building Commissioner October 9, 1998 Patricia and Gene Rufo P O Box 2103 Mashpee,MA 02649 Re: 17& 18 Morrissey Road,Hyannis,MA 269 Gosnold Street,Hyannis,MA w Dear Mr. and Ms Rufo: In answer to your questions regarding 17 and 18 Morrisey Road and 269 Gosnold Street, I have the following information: 1. The subdivision was approved in 1968. 2. Zoning in this area changed from 7500 square feet to 10,000 square feet in 1972. 3. The protection"freeze"ended in 1975 (7 years). 4. the Germani's purchased the properties in 1979. You will have to forward deed information from 1975 to 1979 before we can make a determination. Sincerely, Ralph M.Crossen Building Commissioner RMbkm g981.009a- 1 Nc-4 1 V � � b3 t � 1 ._.Banistable Assessing Search Results f Page 1 of 2 mw Home: Departments:Assessors Division: Property Assessment Search Results 2 30co 41111 18 MORRISSEY ROAD 2003 Owner Information: } (4 h n Owner Name 1 S Property Sketch Legend GERMANI, GIOSINA No sketch is available for this pa Map/Parcel/Parcel Extension 06 /223/ Mailing Address �e �' GERMANI,GIOSINA MARC GERMAN: 47 WALNUT PLACE �e NEWTONVILLE, MA.02160 2004 Owner Information (as of January 1,2003) Owner Name v ` GERMANI,GIOSINA Address 18 MORRISSEY ROAD 2004 Total Assessed Value $ 176,700 , d4tA. V 2003 Assessed Values: Appraised Value Assessed Value Building Value: $0 $0 Extra Features: $0 $0 Outbuildings: $0 $0 Land Value: $ 108,000 $ 108,000 Interactive Property Ma ap requires Plug in: Totals:$ 108,000 $ 108,000 1 have visited the maps x .; Fi before , Show Me The Map April 2001 photos available Sales History: Owner: Sale Date Book/Page: Sale Price: GERMANI, GIOSINA C77578 $0 2003 Tax Information: Tax Rates: (per$1,000 of valuation) Town Tax $1,015.20 Town Fire District Rates Other Rates 9.40 Barnstable 2.88 Land Bank 3%of Town Tax Hyannis FD Tax $312.12 C.O.M.M. 1.54 http://www.town.barnstable.ma.us/tob02/Depts/AdministrativeServices/Finance/Assessing/... -8/25/2003 .,;.,Barnstable Assessing Search Results Page 2 of 2 Cotuit 1.88 Land Bank Tax $30.46 Hyannis 2.89 West Barnstable 1.96 Total: $ 1,357.78 Due to rounding differences these values may vary Land and Building Information Land Building Lot Size(Acres) 0.2 Year Built 0 Appraised Value $ 108,000 Living Area 0 Assessed Value $ 108,000 Replacement Cost$0 Depreciation 0 Building Value 0 Construction Details Style Vacant Land Interior Floors Model Vacant Interior Walls Grade Heat Fuel Stories Heat Type Exterior Walls AC Type Roof Structure Bedrooms Roof Cover Bathrooms Total Rooms Extra Building Features Code Description Units/SO ft Appraised Value Assessed Value Property Sketch Legend BAS First Floor, Living Area FST Utility Area(Finished Interior) UAT Attic Area(Unfinished) BMT Basement Area(Unfinished) FTS Third Story Living Area(Finished) UHS Half Story(Unfinished) CAN Canopy FUS Second Story Living Area(Finished) UST Utility Area(Unfinished) FAT Attic Area(Finished) GAR Garage UTQ Three Quarters Story(Unfinished) FCP Carport GRN Greenhouse UUA Unfinished Utility Attic FEP Enclosed Porch PTO Patio UUS Full Upper 2nd Story(Unfinished) FHS Half Story(Finished) SFB Semi Finished Living Area WDK Wood Deck FOP Open or Screened in Porch TQS Three Quarters Story(Finished) http://www.town.bamstable.ma.us/tob02/Depts/AdministrativeServices/Finance/Assessing/... 8/25/2003 I #2 ' � 3061.11 MERE '�306044: , #284 & � c; rY" t S�40 3#625� -- � � GO 306180 4 239 i' i 11� )6042 °3b6043 L j . #377 306224 not -- "` s r d ` 1J1 #269 Or ��-- , a a ' ' 306181 1' '306a79rr 3Fg�6 l t - i s x , i4 7 C. -� `J c i 412-81 1 ,#191 �4 #385PTO306182' ` r 306223 �RRISSE +. ` 1xv" i I '' z 306178 U i306242• '�� - 30622I l 306176>� j #2 #t37J "� - - ` -- �.' . e7 JC\W � 3 u &rut S�Q S V � S 306046001 3 306109002 35 8 306113 306112 N 258 306111 268. 3a6W N 278 N363G611G N 28�# '" 306043 { 377 3C16224 306175 306181, N 281 S t 3 .t.. .. .�a6a.31 N 385 306182goPOD 4 7 t✓ ti 30_242 19m 306221 � a M 17 3061831,01 3a6183 aa2 r 306029 400 N 4a8 , C�a #27 a t. (� ON a6.3 174aa4 433 306174aa3 " f 306186001 437 306021 + * +61 N 256 i� 1 ci-72 sp 05/02/2003 07:04 7813313319 RICHARD BURNS R E PAGE 01 1 T `'r0rV j_ 83ARH-TA BLE LESL.IE-ANN MORSE h Attorney at Law Hyannis, MA 02601 2013 MAY _2 M 9: 14 P.0, 13ox 84 Telephone (508) 790-3030 456 Bearse's way Fax a6"a�_____ April 28, 2003 �--•' Thomas Perry / �f Roe�(S Building Commissioner / C Town of Barnstable `>f� �Q4� 367 Main Street. !</ Hyannis, MA 02601 00s�oIAST . 44- f �j l S RE: Assessing Map 306, Lots 222, 223,and 224 Dear Mr. Perry: My client, Richard Burns, has requested an opinion from you relative to the buildability .of certain lots in the Town of Barnstable. The property being shown on Barnstable Assessing Map 306 as Lots 222, 223 and 224.The property is also shown as Lots 4, 5 and 6 on Land Court Plan 13635-F. You have requested that title research be conducted to determine when the Lots come into separate ownership. I have conducted a title search for each of the three lots and all abutting.property. l have found the following:, Map 306, Lot 224 was conveyed into Claude German and Umberto Germani on Marcb. 22, 1979 by Land Court Document 249,100 being evidenced by Certificate of Title 77577. Lot 224 has three abutters Lots 175, 181. and 223. Map 306,Lot 175 was conveyed in November of 1977 by Land Court Document 227837 to Donald A. Fagin and Lila S. Fagin,Trustees of Gosnold Realty Trust(See Certificate of Title 72284)This property was conveyed by Land Court Document 516326, dated October 26, 1990,to Robert M. Fagin, Steven L. Fagin and Matthew J. Fagin. (See Certificate of Title 121804) The property was then conveyed to LiJa S. Fagin by Land Court Document 634272 on February 32, 1995. Lila S. Fagin by Land Court Document 701599 dated August 11, 1997 conveyed to herself and Donald A. Fagin. On August 15, 1997 the property by Land Court Document 702029 was reconveyed to Lila S. Fagin alone. (See Certificate of Title 145479) On January 19, 2001,Land Court Document 822211 conveyed the property to Robert M. Fagin and Robin E. Fagin. (See Certificate of Title 160431) eti 05/02/200.3 07:04 7813313319 RICHARD BURNS R E PALE 02 Map 306, Lot 181 was conveyed on December 14, 1971 by a deed recorded in Book 1.572, Page 234 to F-M-D Realty Trust, On July 14, 1978, the trust by deed recorded in Book 2747,Page 238 conveyed to Edward P. Callahan and. Alice A. Callahan. By deed dated August 1, 1986 and recorded in Book 5226, Page 94,they conveyed to John S. Rittershaus and Kristine J. Thoreseri. They reconveyed to themselves as a married couple by deed dated May 22, 1992 anal recorded in Book 8034, Page 166. The property was conveyed by deed dated September 18, 2001 and recorded in Book 14242, Page 350 to Craig H. Con.dinho,Trustee of Daisy Hill Realty Trust. Map 306, Lot 223 was conveyed on March 22, 1979 by Land Court Document 249101 to Marc Germani and Giosina Germani. (See Certificate of Title 77578) ,Map 306, Lot 223 is abutted by Lots 175, 181, 224, 183-002 and 222. The titles to Lots 175, 181 and 224 have been previously abstracted. Map 306, Lot 183-002 was conveyed to C, Grace Connell and Gertrude A. Burgess by deed dated July 17, 1973 and recorded in Book 1900, Page 258. The property was then conveyed by deed dated October 10, 1978 and recorded in Book 2799, Page 140 to William Warburton and Artemis D. Warburton. This Lot was conveyed to Artemis D. Warburton, Trustee of DJW Realty Trust by deed dated December 12, 1989 and recorded in Book 6986,Page 164. The Trust conveyed the property to Lev 1. Lipkin and Yelena Lipkin by deed dated July 25, 2002. and recorded in Book I5403, Page 37. Map 306,Lot 222 was conveyed on March 22, 1979 by Land Court Document 249102 to Giosina Germani and Umberto Germani Trustees of U& G Germwii Family Trust. (See Certificate of Title 77579) Map 306,Lot 222 is abutted by Lots 174-003, 174-004, 183-001, 183-002, 221 and 223. Lots 183-002 and 223 have been previously abstracted. Map 306, Lot 174-003 was conveyed to Benjamin Kepnes and Ruth Kepnes by deed dated April 1, 1958 and recorded in Book 1000,]Page 200. The Lot was conveyed to John H. Milne by deed dated September 4, 1984 and recorded in Book 4236, Page 155, John H. Milne conveyed to Anni Milne by deed dated February 26, 1985 and recorded in Book 4433, Page 86. She conveyed to Paul Nikodemos, Catherine Nikodemos, Stephen Squillante and Patricia Squillante by deed dated May 1,2985 and recorded in Book 4512, Page 217. The Squillantes conveyed their interest to the Nikodemos by deed dated February 25, 1994 and recorded in Book 9068, Page 29. The property was conveyed by deed dated March 16, 2001 and recorded in Book 13640, Page 52 to Richard Burns. Map 306, Lot 174-004 was conveyed to Benjamin Kepnes and Ruth Kepnes by deed dated April 1, 1958 and recorded in Book 1000, Page 200. The Lot was conveyed to John H. Milne by deed dated September 4, 1984 and recorded in Book 4236, Page 155. John H. Milne conveyed to Alan G. Fletcher and Patricia A. Fletcher by deed dated February fit: 05/02/2003 07:04 7813313319 RICHARD BURNS R E PAGE 03 28, 1985 and recorded in Book 4432, Page 344. They conveyed to Angelo Nappa and Carol Nappa by deed dated December 1.2, 1986 and recorded in Book 5461,Page 70. Map 306, Lot 183-001 was conveyed to C. Grace Connell and Gertrude.A. Burgess by ,t deed dated July 17, 1973 and recorded in Book 1900, Page 258. The property was thea conveyed by deed dated October 10. 1978 and recorded in Book 2799,Page 140 to William Warburton and Artemis D. Warburton. The Lot was conveyed to Artemis D. Warburton,Trustee of Artemis D. Warburton Revocable Trust by deed dated July 9, 1994 and recorded in Book 9278,Page 336. The Trust conveyed to Michael J. Holyoak and Denise M. Holyoak by deed dated June 7, 2002 and recorded in Book 15240, Page 147. Map 306, Lot 221 was conveyed in November of 1969 by Land Court Document 134751 to Anthony A. Defazio and Jirina T.Defazio. (See Certificate of Title 47260)They conveyed by Land Court Document 531414 on July 17, 1991 to .Frank Albert Defazio, Anthony Joseph Defazio and Jirine T. Defazio. (See Certificate of Title 123907) As is clear from the above title abstracts the three lots in which my client is interested have not been in common ownership with any abutting property since March 22, 1979. I would appreciate your issuing an opinion.as to whether Lots 2221, 223 and 224 on Assessors Map 306 are buildable. If you have any questions please do not hesitate to contact me at 508-790-3030. Yours very truly, Leslie-Ann Morse LAM cc. Richard A.. Burns 3319 oFTME . . °; The Town of Barnstable BAMSTMM Department of Health Safety and Environmental Services Building Division 367 Main Street,Hyannis MA 02601 Office: 508-8624038 Ralph Crossen Fax: 508-790-6230 Building Commissioner October 9, 1998 Patricia and Gene Rufo P0 Box 2103 Mashpee,MA 02649 Re: 17& 18 Morrissey Road,Hyannis;MA- 269 Gosnold Street,Hyannis,MA Dear Mr.and Ms Rufo: In answer to your questions regarding 17 and 18 Morrisey Road and 269 Gosnold Street,I have the following information: 1. The subdivision was approved in 1968. 2. Zoning in this area changed from 7500 square feet to 10,000 square feet in 1972. 3. The protection"freeze"ended in 1975(7 years). 4. the Germani's purchased the properties in 1979. You will have to forward deed information from 1975 to 1979 before we can make a determination. Sincerely, Ralph M.Crossen Building Commissioner RMC/km g981009a