Loading...
38 ENDICOTT STREET - ZBA 38 Endcoy-t- �� Zoning Board Proiect Status Sheet Address & Applicant: Date Submitted to BOA: ; 1 / 73 IS Clerk Stamp: Varii nces Only - Constructive Approval Date: poo days from filing) 7�' Abutters List Requested: E� //Abutters Notice Sent: r� otice to Abutting Cities & Towns, Councillors: egal Notice posted at City Hall: (fa days before meeting) egal Notice Emailed & Confirmed: :/' egal Notice Posted on Web: Agenda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting: S Continued Meetings: Extension Form(s) Signed & Clerk Stamped? Closed at Meeting: Z. Decision: G Decision Filed: 3 © Appeal Period Over: /Z aftision filed) er d 9 ��l' day /Decision Sent to Applicant: d Notice of Decision Sent to abutters, cities and towns, councillors: ZBA ACTION FORM BOARTa RS M .FMOTION SECOND UQT_E__ Date: 1 -1 I (oI I S RebecChair) Mike Petitioner: Tom q Peter Copelas Address: '� D 0-n 1Zk C 0—t A S� J. iWA4Y4S tsinos"– Jim Hacker(Alt.) Paul Viccica (Alt.) Total: Conditions: �i Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. All construction shall be done as per the plans and dimensions submitted to and approved by the Building nn Commissioner. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. QPetitioner shall obtain a building permit prior to beginning any construction. [5J Exterior finishes of the new construction shall be in harmony with the existing structure. ❑A Certificate of Occupancy is to be obtained. A Certificate of Inspection is to be obtained. ❑Petitioner shall obtain street numbering from the City of Salem Assessor's Office and shall display said number so as to be visible from the street. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to,the Planning Board. ❑Unless this Decision expressly provides otherwise,any zoning relief granted does not empower or authorize the Petitioner to demolish or reconstruct the structure(s) located on the subject property to an extent of more than fifty percent (50%) of its floor area or more than fifty percent(50%)of its replacement cost at the time of destruction. If the structure is demolished by any means to an extent of more than fifty percent(50%)of its replacement cost or more than fifty percent (50%)of its floor area at the time of destruction, it shall not be reconstructed except in conformity with the provisions of the Ordinance. a 16 CITY OF SALEM, MASSACHUSETTS ', =J BOARD OF APPEAL ; / 1DI5 D r 30 p �. 120 WASHINGTON STREET♦ SALEM,MASSACHUSETTS 01970 KIMBERLMEAY OR SCOLL TELE:978-745-9595 FAX:978-740-9546 C1 r�/ (�(. e� LE F� a I- rtlI December 30, 2015 Decision City of Salem Board of Appeals Petition of MICHAEL GIARDI and JOANNE MATTERA,requesting Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements for a minimum side yard setback and minimum rear setback to allow the petitioners to construct a shared 12' x 12' deck located at the properties 73 SUMMER STREET and 38 ENDICOTT STREET (Map 25 Lot 614 and 616) (112). A public hearing on the above Petition was opened on December 16, 2015 pursuant to M.G.L Ch. 40A, g 11 and closed on that date with the following Salem Board of Appeals members present: Ms. Curran (Chair), Mr. Duffy, Mr. Copelas,Mr.Watkins,Mr. Viccica (alternate). The Petitioner requests Variances for relief from Sec. 4.1.1 Table of Dimensional Requirements for a minimum side yard setback and minimum rear setback to allow the petitioners to construct a shared 12'x 12'deck. The Zoning Board of Appeals heard a joint public hearing for the two (2) petitions located at the properties 73 SUMMER STREET and 38 ENDICOTT STREET (Map 25 Lot 614 and 616) (R2). Statements of fact: 1. Petitioner Joanne Mattera,presented the petitions. 2. In the petitions date-stamped November 23, 2015, the Petitioners requested Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements for a minimum side yard setback and minimum rear setback to allow the petitioners to construct a shared 12'x 12'deck. 3. Property owner, Michael Giardi of 73 Summer Street requested a Variance for relief from Sec. 4.1.1 Table of Dimensional Requirements for minimum rear setback and property owner,Joanne Mattera, of 38 Endicott Street requested a Variance for relief from Sec. 4.1.1 Table of Dimensional Requirements and minimum side yard setback to allow the construction of a shared 12 x 12 deck. 4. Both petitioners propose to construct a portion of a shared 12' x 12' deck to the zero (0� lot line to each property. 5. Each petitioner will have access from their own properties to the shared outdoor space. 6. The Board suggests that the petitioners work with a land use attorney to write-up a deeded agreement between property owners for future neighbors. 7. The requested relief,if granted,would allow the Petitioners to have a shared 12'x 12'deck. 8. At the public hearings one (1) member of the public spoke in favor and none (0) spoke in opposition to the proposal Y City of Salem Board of Appeals December 30,2015 Project:38 Endicott Street and 73 Summer Street Page 2 of 2 The Salem Board of Appeals, after careful consideration of the evidence presented at the public hearing, and after thorough review of the petition, including the application narrative and plans, and the Petitioner's presentation and public testimony, makes the following findings that the proposed project meets the provisions of the City of Salem Zoning Ordinance: Findings for Variance: 1. Special conditions and circumstances that especially affect the land, building, or structure involved, generally not affecting other lands, buildings, and structures in the same district is that the buildings consume the entire lot and there is no existing outdoor space. 2. Literal enforcement of the provisions of the Ordinance would involve substantial hardship due a lack of any outdoor space and the proposal will not affect anyone in the neighborhood or be a detriment to the public good. 3. Desirable relief may be granted without substantial detriment to the public good, and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. On the basis of the above statements of facts and findings, the Salem Board of Appeals voted five (5) in favor (Ms. Curran (Chair), Mr. Duffy, Mr. Copelas, Mr. Watkins, Mt. Viccica (alternate) and none (0) opposed, to grant Variances for relief from Sec. 4.1.1 Table of Dimensional Requinments for a minimum side yard setback and minimum rear setback to allow the petitioners to construct a shared 12'x 12' deck located at the properties 73 SUMMER STREET and 38 ENDICOTT STREET (Map 25 Lot 614 and 616), subject to the following terms, conditions, and safeguards: Standard Conditions: 1. The Petitioner shall comply with all city and state statutes,ordinances, codes and regulations. 2. The petitioner shall obtain approval from any City Board or Commission having jurisdiction including, but not limited to the Planning Board. 3. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered. 4. Petitioner shall obtain a building permit prior to beginning any construction. 5. Exterior finishes of the new construction shall be in harmony with the existing structure. 6. A Certificate of Inspection is to be obtained. 7. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to the Planning Board. J Aj Rebecca Curran,Chair Board of Appeals A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK Appeal from this decision, if any, shall be made pucnuant to Section 17 of the Massachusetts General Lawr Chapter 40A, and shall be filed within 20 days of fihn8 of this decision in the office of the City Clerk. Pursuant to the Massaebuietts General Laws Chapter 40A, Section 11, the Valiance or Special Permit granted henin shall not take eea until a copy of the decision bearing the certificate of the City Clerk has been filed with the Essex South Registry of Deeds. CITY OF SALEM, MASSACHUSETTS ',�; BOARD OF APPEAL �r yAS � �rit�(fiV�i �•� 120 WASHINGTON STR$E"I * SALEM,MAssncHusE'rrs 01970 KIMBERLEYDR1scOLL TELE:978-745-9595 ♦ Fsx:978-740-9846 MAYOR Notice of Decision At a meeting of the City of Salem Zoning Board of Appeals held on Wednesday, December 16,2015 at 6:30 p.m. at 120 Washington St., Salem,MA, the Zoning Board of Appeals voted on the following item: Petition of MICHAEL GIARDI and JOANNE MATTERA, requesting Variances seeking relief from .Sec. 4.1.1 Table of Dimensional Requirements for a minimum side yard setback and minimum rear setback to allow the petitioners to construct a shared 12' x 12' deck located at the properties 73 SUMMER STREET and 38 ENDICOTT STREET (Map 25 Lot 614 and 616) (R2). Decision: Granted Filed with the City Clerk on December 30, 2015 This notice is being sent in compliance with the Massachusetts Cenral Laws, Chapter 40A, Sections 9 6—15 and doer not require action by the recipient.Appeals, if arty, shall be made pursuant to Chapter 40A, Section 17, and shall be filed within 20 days from the date which the decision was filed with the City Clerk. CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS -� PE=ON FORM CITY OF S4LEM,MASS4CHU=S BOARD OF APPEALS 7015 NOV 23 A 10: 35 ' �l 120 WASHINGTON STREET,3RD FLOOR IL l� S4LEM,MASFACHUSETTS01970 Thornesa.Pierrg Director of Inspectional Savioe A,.,0 'V e Phone 978-619-5641/ Fac 978740-9646 2 3 2p15 Kn mtau.aY DRISCOLL Erin Schaeffer,Staff Planner «O'l MAYOR Phone 97&6195685/ Fac 978-74GO404 OE-PT,OF P, AhrJ'NO TO THE BOARD OF APPEALS COt,1MU-°Ty epi OPY The Undersigned represent ttthat he/she is/are the owners of a certain parcel of land located 'aatt: Address: 3Ut0/lit/ �� Zoning District: / An application is being submitted to the Board of Appeal for the following reason(s): This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: I am proposing to construct a NY x 10' one story addition to ny home located at 3 Sten LarA in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feet.) a-614" li 3Y /M/7-/ OWN096 , AZT! OdObd &E 12-X17- F6ET. "IRE 71�1k6 0LD/1VA XC 9E-VUlfZt,� 71- hT7l-ttr,-� 8F- �-IA)E tel' )q jV 7k 4f�`, /)QAyC For this reasonnII am requesting: ( eriance(s)from provisions of Section of the Zoning Ordinance,specificallyfrom VVV (ii,e. minimum depth of rear yard). What is allowed is �t� '��lv (ft?sgfl?stories? %?), and what I am proposing is U f (JI?sq ft?stories?%?). ( )A Special Permit under Section of the Zoning Ordinance in order to O Appeal of the Decision of the Building Inspector(described below): ( )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use: ftk5 JGy Are Lot Dimensions Included? Yes ( )No Why? (Example:Two Family Home) _ The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. I CYIT OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETMON FORM The following written statement has been submitted with this application: V"For all Variance requests a written Statement of Hardship demonstrating the following must attach ;�) a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordnance would involved substantial hardship to the applicant;and c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. ( ) For all Special Permit requests a Statement of Grounds must he attached.An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits.Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and f) Potential fiscal impact,including impact on City tax base and employment. O For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B §20-23. J - Previous applications to the Board of'Appeals involving this property have.been submitted with this petition form. The Building Commissioner can provide documentation of previous applications to the petitioner or his representative. If different from petitioner: Petitioner. Property Owner: Address Address: Address: Telephone: 15-74t- 71 LTelephone: Email: 10annc 7 '}T Email: Signature: . Signature: (Attached canrent letter is also acceptable) Date: Date: If different from petitioner: Representative: Address: A TRUE ATTEST Telephone: Signature: Date: I r e CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk i JOANNE MATTERA 38 Endicott Street, Salem, Mass. 01970 Land: 978.744.2771/cell: 917-921-0044 November 22, 2015 Re: Statement of Hardship I am requesting a zoning variance with my neighbor, Michael Giardi of 73 Summer Street. Our two properties abut—his back door with my side door (visual material provided in the application package)—and we would like to build a shared twelve-by- twelve-foot deck. Historic Salem has its charms, but space is not one of them. Separately we have virtually no private outdoor space. Together we would have a small space for the quiet enjoyment of the outdoors. The proposed space, to be tucked between our two buildings, would affect no other neighbor, yet it would provide much-needed breathing room for each of us. We have been good neighbors for the past 14 years and have every expectation that the neighborly relationship will continue. I have reached Senior Citizen status. Though I remain healthy and physically active now, I can envision a day when biking and walking will be limited. Having a deck will go a long way toward giving me the kind of space I'll need for aging in place, an initiative that Salem has commendably embraced. That the deck is accessible from my back door, which is on ground level from Summer Street, is a huge plus for me. Thank you for your consideration. Joanne Mattera 38 Endicott Street WILLIAM E. MACKEY, SET KATHLEEN A. MACKEY, & JAMES F. MACKEY 71 SUMMER STREET IRON Y1 ROD ,�� JANET DOUCETTE SET 'Z ' A� 36 ENDICOTT STREET 'L di t 9 ��_ �• � � MAG NAIL `o GGAS SET ti tiF METER ELECTRIC 4Q METER �y X06 2 STORY BRICK BUILDING (9 MAG NAIL v MICHAEL R. GIARDI SET � A.-'r v�� �� 73 SUMMER STREET ' MAG Q to NAIL SET & KNOW \\Q �P``"of'A4Ss IN STREETL. cs GLI N MAG G t A� 3r)043 H043 u' NAIL No.3.5 SET �t PLOT PLAN .OF LAN �o °Fc�sna�° ' � PROPERTY OF ss'o„i �ANa�' � JOANNE MATTERA pP�S ��� 'y� LOCATED AT ..1 .e� 38 ENDICOTT STREET SALEMMA SCALA 1a = 10' AUGUST 12, 2004 P MAG NAIL NORTH SHORE SURVEY CORPORATION 1'� SET 47 LINDEN S7., SALEM, MA #2315 �X1.S7� i5r�it.c �{OGLSlt •:. (4S f- Z //ICH e fAfAV OwE YO T zr/o Oor�d/22.M, es 7` &Ae-ss'anz rxea_/eao v , 2xro Jnrsfis s ' PA49 sung 6oit�d t rfoace 2ln'I �Oisf /A�S 6o 11-4- d r4h, 149s V Z i/IG6i e��S BNF.TOOT � . 1 �v r �/ . �"..-�zi.• ':; . .,- 6 A` $iii �, �l��a /� � �.�. ( �-.� � 1 �•E� �a ly I � krv.. � 3 �; i . '� III Ill•. Y 7 73 Urn'r' r St, MY • .+GT , a ' ..e'er „�* ` _'Fy �•. ♦ \ Y • a Ri� "� ,.e ,S '.�•,1, 4'tj 3 V Fk s� v ��"'• �,�.a x- t4 .:. f38rEndicott*Sia }- ° OA w POO'It A&H f CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM CITY OF SALEM,MA8SACH1JS=TTS 115 NOV 23 A 10 35 BOARD OF APPEALS lj 120WASHINGTONSiREET,3RD FLOOR FIS t 1 /,f SALEM,MASSACHW TTS01970 f ° EM. iTY CLE.t ` r Thomasa.Pierre;Director of Inspectional unties Phone 978-619.5641/ Fac 978-740-9346 REUCEIVED KHMERLEY DRISCOLL Erin Schaeffer,Staff Plane MAYOR Phone 978.619.5685/ Fac 978-74040404 NOV 23 2015 TO THE BOARD OF APPEALS DEPT. OF PLANNING& The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: COMMUNITY DEVELOP.'AENT I aaQQI Address: ✓v t4-,T0407':�rF Zoning District: f J/ An application is being submitted to the Board of Appeal for the following reason(s): This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: 1 am propos ng to construct a 1(Y x 10' one story addition to try home located d at 3&f ern lane,in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet The current depth of my rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feet) 7 7�02M MV 5T) 7U 00A)Sli:ULJ A ! C/� >4 Gt'//OUL/) �:�D 6Y &El OWNOZS , 7I OE 1600612 RF lZK 17 F6EL 7kE Za,&IN6 Cx - �)YY fF V-A-?A-A For this reasonnII am requesting: (iyVariance(s)from provisions of Section of the Zoning Ordinance,specifically from iii (f.e. minimum depth of rear yard). What is allowed is 5, '�� (fl?sgft?stories? W), and what I am proposing is (fl?sq ft?stories?W). ( )A Special Permit under Section of the Zoning Ordinance in order to ( )Appeal of the Decision of the Building Inspector(described below): O Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use: t9AJI';'- Are Lot Dimensions Included? Yes ( )No Why? (Example:TWo Family Home) - The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. CITY OF SALBM,MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: V r or all Variance requests a written Statement of Hardship demonstrating the following must b attach ;�) a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. ( ) For all Special Permit requests a Statement of Grounds must be attached.An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than'the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits.Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;_and f) Potential fiscal impact,including impact on City tax base and employment. O For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B §20-23. Previous applications to the Board of'Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation of previous applications to the petitioner or his representative. - !�M' If dierent from Petitioner. - Petitioner civ�'/J��d✓7Y�� Property Owner- s: Address: Telephone: " 7KLif aS / / Telephone: Email: 7 i� Email: Signature. .. Signauue: (Attad dconsrnt titer is also acceptable) Date: Date: If dii erent from petitioner. Representative: Address: A TRUE ATTEST Telephone: Signature: Date: CITY CLERK DATE ` DPCD DATE This original application must be filed with the City Clerk i JOANNE MATTERA 38 Endicott Street, Salem, Mass. 01970 Land:978. 744. 2771/cell:917-921-0044 November 22, 2015 Re: Statement of Hardship I am requesting a zoning variance with my neighbor, Michael Giardi of 73 Summer Street. Our two properties abut—his back door with my side door (visual material provided in the application package)—and we would like to build a shared twelve-by- twelve-foot deck. 7 Historic Salem has its charms, but space is not one of them. Separately we have virtually no private outdoor space. Together we would have a small space for the quiet enjoyment of the outdoors. The proposed space, to be tucked between our two buildings, would affect no other neighbor, yet it would provide much-needed breathing room for each of us. We have been good neighbors for the past 14 years and have every expectation that the neighborly relationship will continue. I have reached Senior Citizen status. Though I remain healthy and physically active now, I can envision a day when biking and walking will be limited. Having a deck will go a long way toward giving me the kind of space I'll need for aging in place, an initiative that Salem has commendably embraced. That the deck is accessible from my back door, which is on ground level from Summer Street,.is a huge plus for me. Thank you for your consideration. Joanne Mattera 38 Endicott Street MAUdAM E. MACKEY, SET KATHLEEN A. MACKEY, do I JAMES F. MACKEY 71 SUMMER STREETay"� IRON ROD JANET DOUCETTE SET36 ENDICOTT STREET �p� '\lam MAG NAIL o� GAS ,( SET y , Gy, METER !.- z ELECTRI 4Q/ t \ �. METER 2 STORY BRICK.BUILDING #3aMAG NAIL . ` SET MICHAEL'R. GIARDI v 73 SUMMER STREETO• MAG �- N NAIL SET } &► N7NDOW.' �V �P��,A OF M4 F ' GRATES'. IN SIREEr `O a GAIL G� MAG r`i a L. TH NAIL +' "� /��� . J No.35043 SET �y PLOT PLAN..OF LAN �o. PtG/S7E0.F� � ,f, PROPERTY OF FSshiAiLAN05° O `6 � JOANNE MAfTERA LOCATED AT V 5 \ �•�`� 36 ENDICOTT STREET SALEM. MA SCALE I w = 10' AUGUST 12; 2004 MAG NAIL NORTH SHORE SURVEY CORPORATION SET 47 LINDEN ST., SALEM. MA #2315 pm> W44..1u.M..aw.us • ..:c a-. r ..s x:. ...sv.M.va.bnrc 1>.naNM+s .Y'� rr.eert�ww�Mn..•m'�- .r.r..-a�.f i S •� °y'w 1A,ti�� t ° CL3 �J t `^�•'�t '4.,:r. '1:, ..q... �x...+.. per.,. yy ix+ 4 xy � 1 A �} i• +t ^alt. 941, V f G h L+ C: 7x •i,+ i'J fes,`. �? fS h� °#�, 'r",.. •?.\ Gd °��. ♦'t ^?P �,'S .%:�,>�, },�y' L5 Sts q,'t;} �C t� r?�"%.y�a ��=��+.�' ¢" .L3 Nti i„t :•, ice^+. '< `t v i r 4;,. .4aCewll /r.G�9�-.. /Z' . ,fix-sSfs i5�rn.c s�{DGtS� tv use J Z, Well 4r- Aa/ O/Vc-{o Lr / moor z Aw /z r,,w t Ttt.ea�te'� �o/teal to tD Y tfvHse i 6"x % " /lsr✓� �p/sf /mss usa U z sitcLi �y 'S oy�Foo7 1 . i 7 t a r MIA _. _ yI PW7 4 w a r f ++�eynX,g ,i, 'rte fi 6 @ � a 'RtwY G. ! - -> h 4� 73' SumTrmer ISt ,c ► - ,r+^'f ~�•� t % ': .gip �� `' All y , r } r �i ��. a• * _ v ! � � 5 ?yamy. # v • 4W `. 1� 1 R4 Ail too Y� f ��r�'a•. • I 1 • r f , �� '* , �" l