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HomeMy WebLinkAboutCorrespondence - 1661 GREAT POND ROAD 10/30/2012 -__ - TOWN OF NORTH ANDOVER pORTF/ -- - _ -- Office of the Building Department f 9 Community Development and Services 1600 Osgood Street, Bldg.20,Suite 2035 * * North Andover,MA 01845 �.9 gDRATlD I.f���J . SSACHUS� Gerald Brown,Inspector of Buildings October 30,2012 Michael Rosen 255 State Street 7th Floor Boston, MA 02109 Re:1665 Great Pond Road Variance, Lot 19&Lot 12,Zoning Determination Dear Mr.Rosen, I have reviewed your letter,dated October 16,2012 requesting a zoning opinion on behalf of Mrs. Ibrahim EI-Hefni, individually,and Wemsley M. Hetni and Suzanne Wright,Trustee of the Technical Training Foundation regarding the variance granted by the Zoning Board of Appeals on March 14th,1966 with respect to the property located at 1665 Great Pond Road in North Andover. The Building Department agrees with the conclusion that confirms that the decision of the North Andover Planning Board on March 14,1966 which describes the land as"sufficient for identification"two lots of land on the north side of Great Pond Road and the Board of Appeals approval granted in 1966 remains valid as to the subdivision of Lot 19,from Lot 12,and that Lot 19 remains developable as a single family residential lot by that Zoning decision. Sincer , Gera Brown, uilding Commissioner ROOK '.. SiillCSfS the execution hereof IOM under rats this twenty—fourth day of August !96fi PAGE r 499 r i �QIIIIlIItRttWCit�} Of �i18811th1iSClfB Middlesex ,as. August 24, 1 66 Then personally appeared the above-named e-naed Mario A. Pesando and Dorothy eaando a"acknowledgrd the foregoing irutnunent in be their J free and deed. before me, r/ r r Joseph Fine, N ary�PwMi Mycommission expires: January 24, I97 6-46 Besex,as. Recorded Aug. 24, 1966 at 2 P. K. #616 THE COMMONWEALTH OF MAMACHUS. NWH AUDOVIR e�w teen, BOARD OF APPEALS ...................................I.h.is. 1966 19 NOTICE OF VARIANCE Conditional or Limited Variance or Special Perndt (C..­i I.w Cp,w 40A.S.Om la...se„M) Notice is hereby given that a Conditional or Limited Variance or Special Permit baa granted >bathita 4t-! hi...................... ..tlra.er a Mitlarr Address..u`14.9!6oad,9tswt....... .............................................................. City or Towa.... ndowsa,NaawahaMtt�......................................................_........ .. tba north adde,.ot q" Ppod Rogd,J 4W,teet.dirfaAt'h"O<1.t..a........... ....... 1ew....eir t.Y Aawwt .......... ......... .....................................................r.......... ..... .......... .. by the Town of................... rth..........ladowr..................................Board of Appeals a seise the ...Ho....... rights of the owner with respect to the use of Premise on Oa<Wgtrlt.................... loa�tb Indy!R34a..Kl!l11....... ........... ................ .................................Or .......................... esus. Ob the record title standing in the name of Itaahis E]-HsYtd ............I............................ North Isdo�e llaaoae......t......... is a.................... whose address is....u�9As ia4d�^!!!lta/.............. r;;; sw. by a deed duly recorded in the.L,0-+(A,.:.......... ....County Registry of a i6 Book 1AX?...PUP.M.0..........................................................Registry District of the and Court CertificateNo.................................Book...............,Page................ The decision of maid Board is on file with the papers in Decision or Cam No.....kW. ..*•+ le, 1966 or AtYdavRa.. 2!!p�Lg..................................... in the offtee of the Town Cl, rk......... x9 4........... Signed thi.lALh...d.y of...............1(aiOD.....................196 6 Board of AppgK ( �•.t,w.a w ...................Clbrk aw.s (Asrwt. Bssex,ss. Recorded Aug. 24, 1966 at 10m past 3P-X- V617 255 State Street,7�'Floor Boston,Massachusetts 02109 Telephone 617.742.4200 Facsimile 617.742.2355 www.riw.com RUBERTO, ISRAEL&WEINER To: Gerald Brown, Building Inspector Town of North Andover From: Joseph Leone and Michael D. Rosen cc: Suzanne Wright Date. October 16, 2012 Re: 1665 Great Pond Road Variance We are requesting a Zoning Opinion Letter on behalf of Mrs. Ibrahim El-Hefei, individually, and Wensley M. Hefei and Suzanne Wright, Trustees of the Technical Training Foundation under Trust dated September 30, 1985 as amended (collectively,the "Applicant"). The request is in furtherance of our April 6, 2011 meeting regarding the variance granted by the North Andover Zoning Board of Appeals in March 1966 (the"Variance")with respect to the property located at 1665 Great Pond Road in North Andover(the "Property"). FACTS Dr. and Mrs. Ibrahim El-Hefei (the"Hefnis")took title to the Property, consisting of 1.81 acres, in July 1965. Shortly thereafter,Dr. Hefei requested a variance from the zoning by-law so as to permit the division of the existing lot into two lots,having more than the required frontage, but less than the required area. After notice and hearing,the Board of Appeals voted on March 18, 1966 to grant the Variance. No express conditions were attached to the Variance, although the board decision does note that"Mr. E1-Hefei will fence off the area with a 4-5 foot (00158327.DOC/4) chain link fence,which will solve a current problem of the Town...." Shortly thereafter, a Notice of Variance was recorded in the Essex County Registry of Deeds on August 24, 1966. (A copy of the Notice of Variance is attached hereto as Exhibit"A"). At all times thereafter the property has been shown as two (2) separate lots on Tax Map 62 (Lot 12 and Lot 19)on the Town's records. A fence was subsequently built around the entire 1.81 acre parcel by the Hefais. Also, in or about 1967,the Hefnis received a building permit and constructed the existing house on the smaller of the two lots (Lot 12). No improvements have ever been built on the other lot(Lot 19). However, from 1967 until 2000, both lots were taxed to the Hefnis, as separate and independent residential parcels. Lot 12 was taxed for the value of the land and the value of the home/building. On the other hand,Lot 19 was only taxed for the value of the land,but that value certainly reflected that Lot 19 was a buildable SFR Lot. In July 2000, at a time when the Hefnis were transferring much of their real estate to their charitable foundation, Technical Training Foundation("TTF"),the Hefnis, by mistake, transferred the entire 1.81 acre parcel to TTF by Deed dated July 31,2000. The Hefnis actually intended to transfer only Lot 12 (upon which the home is located)to TTF and keep the undeveloped lot(Lot 19) in their name. The Hefnis properly instructed their representative to convey Lot 12, and executed a deed which they believed only represented Lot 12. They later came to find out that the deed contained a scrivener's error, and described both Lot 12 and Lot 19. Their true intent is evidenced by the fact that the Hefnis, in their 2000 tax return, listed only Lot 12 as a charitable deduction. Despite the scrivener's error, the Town has continued to recognize the properties as being separately owned. Since 2001,the Town's tax bills for Lot 12 have been sent to TTF, and tax {00158327.DOC/4} bills for Lot 19 have been sent to the Hefnis. (Copies of Tax Assessor's Property Record Cards are attached hereto as Exhibit`B"). As evidenced by the attached Record Cards, Lot 12 has been identified as Use Code 101 —Single Family Residence; and Lot 19 has been identified as Use Code 130—Developable Residential Land. The Hefnis acted in accordance with the board decision and thus,have a validly existing variance. APPLICATION OF LAW Based upon our analysis of the relevant law,the Variance is still valid for several reasons. The Variance, issued in 1966, did not contain any express conditions. The only arguable "condition"mentioned in the Variance is the fence. Such fence was, in fact,built by the Hefni. The Zoning Enabling Act in effect when the Variance was issued provided that"a variance once validly allowed could continue in force without limit of time although not exercised." Hogan v. Hayes, 19 Mass. App. Ct. 399, 403 (1985). The present Zoning Act, G.L. c. 40A(initially enacted in the mid-1970's), states that a variance lapses if not exercised within one year of the date of grant. However, the Massachusetts courts have not retroactively applied this provision to variances granted prior to its enactment. Hogan v. Hayes,supra at 403-405. The Massachusetts courts have held that even where a variance has not been fully carried out by actually building on the property,the variance granted under the old law will be deemed valid if it was "sufficiently exercised." Hogan,supra at 404. Here there is more than ample evidence that the Applicant"sufficiently exercised"the Variance by: (a) Building the house on Lot 12 shortly after the Variance was granted; (b) Putting up the fence around the parcel as mentioned in the Variance; {00158327.DOCl4} (c) Paying taxes on each separately assessed lot since at least 1967 (See Exhibit"C"); and (d) The Town of North Andover has identified Lot 19 as a developable Lot(Code 130) and has taxed(and continues to tax) such lot at a rate as though it was a buildable lot. As a result,the Town has received thousands of dollars of additional tax revenue. CONCLUSION The Hefnis received a Variance for the Property, and acted in accordance therewith; as such,the Applicant continues to have the benefit of the Variance. Applicant requests that the Building Inspector, as the Zoning enforcement officer, confirm that the Variance granted in 1966 remains valid as to the subdivision of Lot 19 from Lot 12, and that Lot 19 remains a developable single family residential Lot(Code 130) by issuing a Zoning Opinion Letter. {00158327.DOC/4} LIST OF EXHIBITS ® Notice of decision dated March 18, 1966 ® Recorded variance dated March 18, 1966, Book 1066 Page 499 ® Land Use Code listing, Page 1 only ® Assessor's Parcel Information, Lot 12 ® Assessor's Parcel Information, Lot 19 ® Assessment History, 1965 through 2010 ® Current Aerial Photograph Y ,QO/M :TECHNICAL TRAINING`FOUNDATION FAX NO. :9786(351553 Mar. 10 2010 10:41AM P2 .�.. IS4:4i•V;•M,,'•:i5, .O.:t'' "Q:S /�:;'•Y•i 1�1'•'r`r�':' i7 �°,yl?N j••a"{?gik�'.'C 4Aki.,ltr•,•':••y,"..�}Nf••�''C••_•,, nV�. f'.. 'p ''. 45 1 hr�: a '.ti' ,:1ain�jb.�?.,r••,r.. t a w ry �• 4,...a: f,. "+.� {. J`' v". 'layy"i'eS} r i a%r•r•I::.'+ 0 ria: ppa✓`1(' ' fil.Fl�n' •a • ••ra. vyr fto *W DO" Firs r Me tollowing gctit:rba •ea&t herd at is VA00urta or the Board 6f twoalo ori•).onday o-oftiov -Karw 14) 1966 a'i/the Tom 011f+��.c�yiaaalu,�,��.7.jdlm-.�1 �...SoIrAbcl�r's pr.,a�owtr Sud -nnurk ng wa rat Danierl. T. gar•a'� t ]"o�.'r j V.Fdl.tiv Morton, $ooetw,�il Arthur '14 rumnond, Jawee Dayo and Aeaaoxate Xemberr.iWowd Ot•3 t., V'ho eat is► plane of'JO)M J. Ssataldo. urtT'J;t+l tz-it Z isquhptad a''1hr$•+s'i1bi'!` oi•"ifis;a. 6.3r3, or tiho toning k-Law no as to ,Pom.it the di,vi.4cn• of an natirtstriing ;0 itn'to to lots, having taare than the raquI ed fr�)n reps but les - j'► - $be regUirod• Ova; on. tha pr less locator at•tho north side of Grtsat Pond 116adl feet didteat from the oomer of Osgood Staloat and.-snows ... i Thi.a pubxio hoaring wan adyarttood to the ftXv-T*'i.bunb art Ir'ebrruarr 48 astd Pax, h 7, 1966+ All abut'mva w•aiv diKly not�a>cW by a 'L Xted roam. ©it t1r� I�csarla�;- fF.ttY. , j1arts;lr.I Mortsy repraiented ibi potittaner, who eras aloo pru-4adt, lio -nrxriatnul that . the late havta mors 'MGM vomog'b trftlillp and *14vt Oh* of th" Rots+ ut An VAUISUCL217 agaped lot. R* •wad #Walan. to perchaea additional I n$ From abtsttars in order to ` meet area requt3m". 14r. M40fat will feva a offs the Arndt With a 44 i'oet oboi.n 'fink fence, whiob will nclw a o,4rrratt problen for the Toren atnoo ihci ry is f en A rtic,10 tvi this SpeoJ41 Tm Xgtr for tfio xo to aono'tx'�tct a Burins 10 C(Lues y: of parking proVI iu the *real . In ftwoutfvo rsaaeiop, a ftor thpftl#ptbt dyy�.6__myy,,r+gq4��t���.rii s�cyp�y,W, ?3gort�+a/�s���yt�`'►-c`xf& �6 u ot,:�V* to yti'�#3a:�tAp�t1�.'y VOW lMwiwv.r4w.Y> w.tll'i9 ri(A. V•A wmr••vViMi .►IVVARMM•R •JL0 Mrr,t" vow JA&MI*/.lS 4a. "d " eai�#o j/7f� . a t{! tbb Valwoo, Mr., Douro abotAlued irrpn wbOA)Sa TJa Dow-rd, vottd to $runt the •arlan W b* the tolxoefts voop a►at ., ` so TA � � W � 34ti UZ4 im, b* 4brodeti,44 th6 tao1jbbq . b+ the s t oaa�rtain nonc�irt�anas tsapsv.S011Y ritfoati ug `Lho p nal' i girt is w ,do not gozeftUr the entif walAa Aisot rot. iia trh•,ah the jAcq4 to liobatedo 6.4 Tho Board anted oo derng+ctlon tw tbuttuit p+ u 'x im pr !q pirlStItS neighborbo d. To da the vJA pcati,'tloA v040.d rowdt in a subit antis?.- h�*Jdpj fluen0i8l Or �, . Yva7 trttY y=a, = LAJID USg COD9- S Y ND U E D CR 012 RES/OPEN SP _ 012 - ResldentiaVO en Space mixed use 013 RES/COM 013 Resldentlai Commercial(mixed use} 132 RES COM/OS 132 Residentlal Commerct 0 en Space mixed use D14 RES/IND 014 Residential industrial mixed use 143 RES/IND/COMM 143 ResidentialJlndustriol/Commercial(mixed use 017 RES/AGRICUL 017 Residentla!/Cha ter Land mixed use 019 RES EXEMPT 019 Residential/Exempt mixed use 031 COM/RES 031 Commerdal/Residential mixed use 0341 COMJIND/RES 0341 Commerdal/industrial/Resldentlai(mixed use) 039 COM/EXEMPT _ __ _039 _Co_mmerciaUExem 041 IND/RFS^ 041 - Industrial Residential(mixed 042 IND/OP2j SP 042 Industrial/0 sn S ace mixed use) 091 EXMP/RES _ 091 Exem Residential mixed use 093 EXEMP/COMM 093 Exem t(Commerclal mixed,use 101 ONE FAMILY 101 One Famii 102 CONDO 102 Condo 1D3 MOBIL HOME -103 Mobil Home 104 TWO FAMILY 104 Two Family 105 THREE FAMILY 105 Three Famli 106 ACC LAND 106 Accessoy Land 107 BLANK 1107 BLANK 108 BLANK 1108 BLANK 109 MULTI HOMES .. - _ 109 Multfple Homes on 1 Lot 110 BLANK 110 BLANK 111 APT UNIT 4.8 111 Apartments 4-8 Units _ 112 APT UNIT+8 112 Apartments B+Units 121BOARDINGHSE_ _._.._ . . 121,.----_ -Boarding House._..._ 122 FRATERNITY - _ 122 Fraternity 123 DORMITORY _- 123 Dormitory 124 RECTORY 124 Recto 125 CONGREGATE 125 Congregate Housmg 130 REVEL LAND 130 Developable Land 131 POT LAND 131 Potentially Develo able Land 132 UNDEV LAND 132 Undevelo able Land 140 CHILDCARE 140 _ Childcare Facility -_ 199 BLANK199 BLANK 201 OPEN SP RES) _201 Open Space Residential 202 OPEN SP WET 202 _ _ Open Space p Wet _ 210 OPEN SP AGR 210 Open Space Ag rlcuitural _ 211 OP SP NONPRO211 Open Space Non Productive 220 OPEN SP COMM _ 220 Oen Space Commercial 221 OP SP C WET, „ 221 Open Space Comm Wet 230 OP SP IND 230 Ind Vacant Land-w/o site Improv+not in CL use 23131 OP SP I WET. ..._._- _ ..........---__231 -_-_ Open mace Ind Wet 2BLANK 299 BLANK ..__--- 300 HOTEL 300 Hotel 301 MOTEL 301 Motel 302 INN 302 Inn 303 BLANK 1303 BLANK 304 NURSING 304 Nursing Home _ 305 HOSPITAL305 Hospital _ 306 CARE(TREAT _ 306 _Care/Treat 310 OIL STORAGE 310 011 Stoma .- 311 GAS STORAGE 311 _ Gas Storage _ 312 GRAIN ELEV 312Grain Elevator 313 LUMBERYARD 313 _ Lumber Yard 314 TRUCK TERM 1314 ITruck Terminal 315 DOCKYARD 315 boc and 316 COMM STORAGE 316 Commercial Storage 317 FARMBLOGS 317 Farm Buildings 318 COMM GRNHSE 318 .Commercial_Greenhouse 321HAR6WARE 321 Hardware Store_ 322 DISCOUNT Sr 322 Discount Store _ 323 SHOP CENTER 323 y Sho ing Center Residential Property Record Card PARCEL ID:210/062.0-0012-0000.0 MAP:062.0 BLOCK:0012 LOT:0000.0 PARCEL ADDRESS:1665 GREAT POND ROAD FY:2012 PARCEL INFORMATION Use-Code: 101 Sale Price: 1 Book: 05901_ Road Type: T Inspect Date: 11/05/2003 Tax Class: T Sale Date: 10/27/00 Page: 0155 Rd Condition: P Meas Date: 08/26/2003 Owner: Tot Fin Area: 1530 Sale Type: P Cert/Doc: Traffic: M Entrance: C TECHNICAL TRAINING FOUNDATION TRUST Tot Land Area: 0.68 Sale Valid: F Water: Collect Id: RRC IBRAHIM&WENSLEY EL HEFNI,TRS Grantor: IBRAHIM EL HEFNI Sewer: Inspect Reas: C Address: 1665 GREAT POND RD Exempt-B/L% / Resid-B/L% 100/100 Comm-B/LP/o Indust-B/L% I Open Sp-B/L% I NORTH ANDOVER MA 01845 RESIDENCE INFORMATION LAND INFORMATION Style: RR Tot Rooms: 9 Main Fn Area: 1530 Attic: NBHD CODE: 6 NBHD CLASS: 6 ZONE: R1 Story Height: 1.00 Bedrooms: 4 Up Fn Area: Bsmt Area: 1530 Seg Type Code Method Sq-Ft Acres Influ-Y/N Value Class Roof: H Full Baths: 3 Add Fn Area: Fn Bsmt Area: 990 1 P 101 S 29665 0.680 202,344 Ext Wall: FB Half Baths: Unfin Area: Bsmt Grade: DETACHED STRUCTURE INFORMATION Masonry Trim: 15 Ext Bath Fix: 0 Tot Fin Area: 1530 Str Unit Msr-1 Msr-2 E-YR-BIt Grade Contl O/oGood`P/F/E!R Cost Class Foundation: CN Bath Qual: T RCNLD: 197543 Kitch Qual: T Eff Yr Built: 1975 Mkt Adj: SE S 320 0.00 1988 G G ///89 6,400 Heat Type: ER Ext Kitch: Year Built: 1966 Sound Value: VALUATION INFORMATION Fuel Type: E Grade: AG Cost Bldg: 197,500 Current Total: 406,200 Bldg: 203,900 Land: 202,300 MktLnd: 202,300 Fireplace: 2 Bsmt Gar Cap: Condition: A Att Str Vall: Prior Total: 406,200 Bldg: 203,900 Land: 202,300 MktLnd: 202,300 Central AC: N - Bsmt Gar SF: 540 Pct Complete: Att Str Va12: Att Gar SF: 270%oGood P/F/E/R: /100//79 Porch Tyne Porch Area Porch Grade Factor T 450 W 270 SKETCH PHOTO in I;n VY 27 Rq 530 .Ft t 1 450 S .Ft 27 27 27 153D Sq �8 30 6 Parcel ID:210/062.0-0012-0000.0 as of 3/21/12 Page 1 of 1 (AS$E9� M -N i 1-11 go, oRY p10 Other Value Bldg value Year Map Lot Land Value Pur711611966 Total Value Tax Tax Rate Per $1,000 1965 62 19 $75.00 1966 62 19 $75.00 1967 62 19 350.00 350.00 28.35 0.0810 $81.00 1968 62 19 350.00 350,00 32.20 0.0920 $92.00 1969 62 19 0.00 0.1010 $101,00 1970 62 19 0.00 0.1150 $115,00 1971 62 19 350.00 350.00 42.00 0.1200 $120,00 1972 62 19 0.00 0,1310 $131.00 1973 62 19 0.00 0.1320 $132.00 1974 62 19 350.00 350.00 48.30 0.1380 $138.00 1975 62 19 0.00 0.1380 $138.00 1976 62 19 0.00 0.1530 $153.00 1977 62 19 350,00 350.00 55.65 0.1590 $159.00 1978 62 19 350.00 350.00 58.45 0,1670 $167.00 1979 62 19 350.00 350.00 62.65 0.1790 $179,00 1980 62 19 350.00 350.00 65,45 0.1870 $187.00 1981 62 19 5,000.00 5,000.00 106.50 0.0213 $21.30 1982 62 19 2,500.00 53.00 21.2000 $21.20 1983 62 19 30,100.00 30,100.00 404.61 0.0161 $16.10 1984 62 19 30,100.00 30,100.00 494.24 0.0164 $16.42 1985 62 19 0.00 16.4200 $16.42 1986 62 19 0.00 12.6000 $12.60 1987 62 19 0.00 12.7700 $12.77 1988 62 19 45,900.00 45,900.00 591.62 0.0130 $13.02 1989 62 19 122,700.00 122,700.00 1,004.91 8.1900 $8.19 1990 62 19 8.9000 $8.90 1991 62 19 122,700.00 122,700.00 1,122.71 9.1500 0.15 1992 62 19 28,100.00 28,100.00 318.94 11.3500 $11.35 1993 62 19 25,300.00 25,300.00 313.47 12,3900 $12,49 1994 62 19 25,300.00 27,800,00 353,89 12.7300 $12,73 1995 62 19 27,800,00 27,800.00 366,13 13.1700 $13.17 1996 62 19 27,800.00 27,800.00 379.75 13.6600 $13.66 1997 62 19 27,800.00 27,800.00 385.59 13,8700 $18.87 1998 62 19 32,000.00 32,000.00 435.20 13,6000 $13.60 1999 62 19 32,000.00 32,000.00 448.32 14.0100 $14,01 2000 62 19 32,000.00 32,000,00 477.12 14.9100 $14.91 2001 62 19 119,700.00 119,700.00 1,577.65 13.1800 $13.18 2002 62 19 130,500,00 130,500.00 1,652.13 12.6600 $12.66 2003 62 19 150,000.00 150,000.00 11960.00 13.1200 $13.12 2004 62 19 165,100.00 165,100.00 1,941,58 11.7600 $11.76 2005 62 19 173,300.00 173,300.00 1,996.42 11.5200 $11.52 2006 62 19 187,200,00 187,200.00 2,085.41 11.1400 $11.14 2007 62 19 206,900.00 206,900.00 2,162.11 10,4500 $10.45 2008 62 19 187,000.00 187,000,00 2,131,80 11.4000 $11.40 2009 62 19 187,000.00 187,000,00 2,199.12 11.7600 $11,76 2010 62 19 206,200.00 206,200,00 2,626.99 12,7400 $12.74 Year Map Lot Land Value Other Value Bldg Value Total Value Tax Tax Rate Per.$1,000 1965 62 12 140.00 Pur 7/16/1965 140.00 10.50 0.0750 $75,00 1966 62 12 140,00 140.00 10.50 0.0750 $75,00 1967 62 12 650.00 0100 6,390.00 7,040.00 570.24 0.0810 $81.00 1968 62 12 650.00 0.00 6,390.00 7,040.00 647.68 0.0920 $92,00 1969 62 12 0100 0.1010 $101.00 1970 62 12 0.00 011150 $115.00 1971 62 12 650.00 0100 7,100.00 7,750,00 930.00 0.1200 $120.00 1972 62 12 0100 0.1310 $131.00 1973 62 12 0.00 0.1320 $132,00 1974 62 12 650.00 540.00 7,100.00 81920.00 1,239.88 0.1390 $138.00 1975 62 12 0.00 0.1380 $138.00 1976 62 12 0100 0.1530 $153.00 1977 62 12 650.00 970.00 7,100.00 81720.00 1,386.48 0.1590 $159.00 1978 62 12 650.00 970.00 7,100.00 8,720.00 1,456.24 0.1670 $167.00 1979 62 12 650.00 970.00 7,100.00 8,720.00 1,560.88 0.1790 $179.00 1980 62 12 650.00 970.00 7,100.00 8,720.00 1,630,64 0.1870 $187.00 1981 62 12 15,000.00 8,730.00 63,900,00 87,630,00 1,866.52 0,0213 $21.30 1982 62. 12 0.00 21.2000 $21.20 1983 62 12 48,400.00 0.00 70,500.00 118,900.00 1,914.29 0.0161 $16,10 1984 62 12 48,400.00 0.00 70,500.00 118,900.00 1,952.34 0.0164 $16.42 1985 62 12 0.00 16,4200 $16.42 1986 62 12 0.00 12.6000 $12.60 1987 62 12 0.00 12.7700 $12,77 1988 62 12 75,300.00 0.00 79,500.00 154,800.00 2,035.50 0.0130 $13.02 1989 62 12 175,000.00 0100 113,300.00 283,300.00 2,320.23 811900 $8.19 1990 62 12 0.00 8.9000 $8.90 1991 62 12 175,000.00 0,00 113,300.00 288,300.00 2,637.95 9.1500 $9.15 1992 62 12 122,300,00 128,500.00 250,800.00 2,846.58 11,3500 $11.35 1993 62 12 109,900.00 128,500.00 238,400.00 2,953.78 12.3900 $12,39 1994 62 12 109,900.00 128,500.00 238,400.00 2,034.83 12.7300 $8.54 1995 62 12 121,200.00 132,300.00 253,500.00 3,338.60 13.1700 $13.17 1996 62 12 121,200.00 132,300.00 235,500.00 3,216.93 13.6600 $13.66 1997 62 12 121,200.00 132,300.00 253,500.00 2,320.23 13,8700 $9.15 1998 62 12 139,200.00 141,300.00 280,500.00 3,814,80 13,6000 $13,60 1999 62 12 139,200.00 141,300.00 280,500.00 3,929.81 14.0100 $14.01 2000 62 12 132,900.00 141,300.00 280,500.00 4,182.26 14.9100 $14.91 2001 62 12 173,600.00 155,100.00 328,700,00 4332,27 13.1800 $13.18 2002 62 12 189,400.00 168,600,00 358,000,00 4,532.28 12.6600 $12.66 2003 62 12 317,500.00 168,600.00 386,100.00 5,065,63 13.1200 $13,12 2004 62 12 241,500.00 230,500.00 472,000.00 5,550.72 11.7600 $11.76 2005 62 12 253,400.00 240,500.00 493,900.00 5,689.73 11,5200 $11.52 2006 62 12 273,800.00 256,600.00 530,400.00 5,908.66 11,1400 $11,14 2007 62 12 311,200.00 251,000.00 562,200.00 5,875.00 10,4500 $10.45 2008 62 12 281,300.00 248,300.00 529,600.00 6,037.44 11,4000 $11,40 _ 2009 62 12 281,300,00 236,100.00 517,400.00 6,084.62 11.7600 $11.76 2010 62 12 202,300.00 200,300.00 402,600.00 5,129.12 12.7400 $12.74 I i r � m tl } i li ¢� F r j zj i r a I�!