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HomeMy WebLinkAbout1988-04-21 1 H^ s y . a TOWN OF GROTON PLANNING BOARD Public Hearing , Thursday , April 21 , 19887 8 : 00 p . m . , MAJOR SUBDIVISION proposed by ROGER GLEASON located west of Lick St . and north of Old Stage Rd . known as Morton Farmlands ; Tax Map No . 121 - 1 - 21 . E . BOARD PUBLIC PRESENT 4George Totman , Chairman Gary Wood , Zoning Mike Post , Vice Chairman Enforcement Officer * Cecil Twigg Roger Gleason , Old Stage * Monica Carey Rd " * Verl Rankin David Withey , 730 Lick St . * Bill Casolara Guido Petrella , 371 Clark * Gary Ballou St . Ext . Rebecca VanGorder , 4E7 Clark St . Ext . ( * present ) B . CASOLARA , Acting Chairman , opened the public hearing with the reading of the public notice . PLEASE TAKE NOTICE , that the Planning Board of the Town of Groton , County of Tompkins , New York , will hold a public hearing at the Town Hall , 101 Conger Boulevard , Groton , N . Y . at 8 : 00 p . m . on Thursday , April 21 , 1988 , for the purpose of considering the application for development of a major subdivision located west of Lick Street and north of Old Stage Road known as Morton Farmlands as submitted by Roper Gleason . All interested persons will be heard . Dated : April 119 1988 CASOLARA : Roger , would you like to explain the intent of the subdivision ? GLEASON : The main reason it is a major Subdivision is because out of this whole parcel , over a period of time , I have sold more than four pieces , including the ones that you peopl own . I am selling one parcel which is located south/ Mr . Wit hey ' s woods . PETRELLA : Dees this property border Withey ' s property ? GLEASON : Yes . a PETRELLA : Does it come clear to Old Stage Rd . ? GLEASON " Yes , it is 5 . 3 acres . PETRELLA : So the 5 acres goes from the back of his line to 200 feet long ? GLEASON : It ' s 300 feet . PETRELLA : Does it run 300 feet all the way ? GLEASON " Pretty close . WITHEY : It was my understanding , from the surveyor , that you had surveyed off more than .just that parcel ? GLEASON : No , we did the 5 . 3 acres . They have done surveys for me on another parcel north of Clark St . Ext . and we did some earlier west of the parcel on Old Stage Rd . PETRELLA : Becky owns that piece of property . . . . . GLEASON " VanGorder ? PETRELLA : Yes , Becky VanGorder . GLEASON : I don ' t know . I have a 5 acres parcel , the man is going to build a house and I am leasing back the remaining property for farm land . PETRELLA : Just like you did on the other parcels along Old Stage Rd . GLEASON : Yes . PETRELLA : That is all this involves ? GLEASON . Yes . CASOLARA : Are there any further concerns or objections ? This is of a technical nature being that Mr . Gleason owns a very Page - large parcel of land and over a period of years he has sold off pieces of that parcel . At some point he exceeded the limit , according to the planning regulations , which then required the Board to have a public hearing and classify it as a major subdivision . It ' s not in the nature that you are going to have a major development going in or a trailer park or any type of planned development . It is just the sale of one parcel I of land . i( GLEASON : It would actually be a minor subdivision or a rural j j division except that I have already sold more parcels off previously . WI "THEY ® It was my understanding , after talking to one of the � surveyors , there were going to be four parcels of land right next to mine and he said to me that I should buy at least two parcels of this land . He said there was , going to be a subdivision there with a road down through the middle of it . I told him I didn ' t know anything about that , so that is why I am here tonight to find out . GLEASON : No , I don ' t know where he got that from . That is it I right there , one parcel of 5 . 3 acres . i CASOLARA : The Planning Board has some concerns about the way that Mr . Gleason has been selling his land in a haphazard fashion . In fact , we have stipulated at the last i meeting , that if he did sell anymore land off that parcel , he would have to do a Flat and show the planned development for that parcel over the upcoming years . Asl Page - 3 _ I I far as we are aware , there are no other lots coming off that parcel . It says in last months minutes that he said he does not intend to sell any more pieces of land off that parcel . Are there any further questions or comments ? Do the Board members have any comments or questions ? ( negative ) If there are no further questions or comments the public hearing will be closed . I , MARGARET A . PALMER , DO CERTIFY that at the Public Hearing in the matter of a Major Subdivision proposed by ROGER GLEASON west of Lick St . and north of Old Stage Rd . known as Morton Farmlands , Town of Groton , Tax Map No . 121 - 1 -21 . 2 held on Thursday , April 219 1988 , did take the minutes of said hearing and the foregoing is a true and exact copy of said hearing . rgaet A . Palmer Page - 4 it 3c t4��- R4 , Gr-46 ev 'x . It _ . . .:. It It „ . S 5 4 I I TOWN OF GROTON PLANNING BOARD j t Thursday , April 21 , 19887 8 : 30 p . m . BOARD PUBLIC PRESENT * George Totman , Chairman Gary Wood , Zoning Mike Post , Vice Chairman Enforcement Officer * Cecil Twi 99 * Monica Carey ` * I Ver 1 Rankin I * Bill Caste� l ara * Gary Ba l l o u I ( * present ) I I i I i C . TWIGG , Acting Chairman , opened the Planning Board meeting at 8 : 30 p . m . Minutes of the March 17 , 1988 meeting were read and reviewed . Stenographer asked that on the last page of t �l minutes where Type 1 , Type 2 and Unclassified discussed concerninm SEOR be clarified . Gary Wood stated the minutes were clear enough and would not have any impact on future discussions or decisiiI BILL CASOLARA : At the bottom of page 5 speaking of George ' s I comments from the previous meeting it should read " . . a if no one complains then I can ' t see anything wrong with it . . . " ; page 9 about two -thirds of the way down I don ' t remember exactly what was said , I said " I resent the implication . . . " yet there is nothing I resented in the previous paragraph . I don ' t think it has any bearing on what we were discussing . CECIL TWIGG : Agreed that phrase should be deleted from the I minutes . VERL RANKIN made the motion the minutes of the Marc h 174 1988 meeting be approved with the corrections as noted ; BILL CASOLARA seconded the motion ; motion carried . MINOR SUBDIVISION proposed by HARRY GRIEF on Sovocool Hill Rd . , Town of Groton , Tax Map No . 25 - 1 - 19 . C . TWIGG : The minor subdivision proposed by Harry Griep involves two lots located on Sovocoo l Hill Rd . H . GRIEP : I want to give to my son , John , a lot like I did to my ether son , B . CASOLARA : Are there two lots here ? I � I Page - 1 Y I H . GRIEP : It was originally 25 acres and I gave one lot to my son , Frank , and I sold 1 lot to Jack VanCise of 10 acres . Actually , where the TV tower is was a lot out of it but I had nothing to do with that . Plus there is where I live . That would make 4 lots . It was originally a farm . B . CASOLARA : Would you show me on the map what is being done ? Do I understand it right , two of the parcels pre - date zoning ? V . RANKIN : The lot with the tower , the 200 by 175 lot , does pre - date zoning , B . CASOLARA : I don ' t understand the relationship here . Parcel 19 - 2 is 22 . 73 acres . It shows 2 parcels out of it , Parcel 21 . 1 and the TV tower parcel . H . GRIEP : No this is what I own now . ( referring to the map ) The 9 9 P lot on the west side I gave to my son Frank . V . RANKIN : What is the lot that is drawn on the corner ? H . GRIEP : Parcel 20 is Quick and Parcel 19 . 1 is Sutliff and Parcel 25 - 1 - 21 . 1 is VanCise . The lot I am talking about now is on the corner at the top of Sovocool Hill Rd . east of my residence . I sold 2 lots . One to my son and one to VanCise . Frank ' s pre - dated zoning . B . CASOLARA : - According to the Ordinance regulations if there are 3 to 5 lots and any lot is under 5 acres it is a Minor Subdivision . C . TWIGG : He has 3 lots , with one under 5 acres so he has a Minor Subdivision . B . CASOLARA : How big is the lot you are deeding over to your son John ? H . GRIEP : I have not had it Surveyed yet . I think it should be 2 or 3 acres . The surveyor walked it with a measure and it should be about 300 by 300 feet , north 300 feet and west 300 feet . There are no . official marks yet . G . WOOD : If you went back 500 feet you would still only have a little over 3 acres . B . CASOLARA : What we are getting at is if the parcel you are disposing of had 5 acres then you would not have a Minor Subdivision , you would have a Rural Subdivision , which would make it easier as far as the procedure . H . GRIEP : I don ' t want to get into the same trap I did before , if I make additional lots down below where I have to have a variance if I want to get back in there . The way it is , Page - i now I have enough frontage for the land right in back u me . I have fr'ontage enough along the read but the hill would make it impossible to get back in there . I C . TWIGG : What is the procedure for a Miner Subdivision ? G . WOOD : You would review that as a sketch plan , then do whatever I you care to do and then based upon that he can brie Y P 9 bad a survey map as a preliminary map , at which time you can review that and decide whether or not he can proceed ornt the final plat . Basically , what you need to do tonight is to look at that as a sketch plan and give Mr . Griep some guidance . C . TWIGG : So this meets all the requirements for a Minor Subdivision . I H . CASOLARA : I hear him saying . there i s a potential ent i a 1 for more lots down the road . I don ' t see a plan for any lots down the road . H . GRIEP : I wouldn ' t have enough frontage for ` more lots on Sovocool Hill Rd . I had not planned that far ahead . G . WOOD : What the Board is trying to do is make sure you don ' t end up in a position you were in with the other parcel where I your frontage was split . I H . GRIEP : It was marked out with a wheel in a preliminary Y survey . One thing I ' d like to find out , and I don ' t want to pay for a full survey , when they reworked the Hill many years ago they took out the permanent markers so I . don ' t have markers on the roadside . I would like the Village to reestablish the markers . B . CASOLARA : The Village or the Town ? H . GRIEP : It says the Village on my map . B . CASOLARAa The Village line is at the bottom of the hill at the II curve . H . GRIEP : The Village owns the property to ray line . I would like this marker to be reestablished so I don ' t have to pay for full survey , do the one lot right now . That ' s all I want right now . G . WOOD : How much frontage is left ? H . GRIEP : It would be over 200 feet . I have a lower driveway here keep that . G . WOOD : - You can ' t get access up the hill , can you , it ' s toy steep ? I, Page - 3 � I , i H . GRIEP : I plan on it as an alternative driveway , where they hauled out lags a few years ago . I -, - _ I G . WOOD . Supposing youleft yourself ` �,�> feet and then if you ever � wanted to put lets back in here , you could put a road through there with lots riff the side of it ., H . GRIEPe Right now the old TV cable , telephone and power lines go through there . 4 B . CASOLARA : The only thing I would like to see , if you do intend to sell future lots . . . H . GRIEPe I don ' t intend to right now but I want to make sure I don ' t get into the trap I did before of not having enough frontage . B . CASOLARA : Is it possible for you to supply us with a preliminary sketch of how you would intend to divide this P Y up at some future date so we can plan that now rather than coming back at some future date and say you have another lot to sell , which would make it a major subdivision ? H . GRIEPe Until it ' s surveyed , I Could give you rough plan . like I did here . I don ' t see how I could go any farther than that until it is surveyed . Would a sketch like this be enough ? BOARD agreed a sketch of any future plans would be all that was required without a formal survey map . I, H . GRIEF : I know there is enough frontage for my own self . What I would like to do some day is build another place for myself . �I B . CASOLARA : If you sell the corner lot , there is such a steep grade at this position in the hill that it would be virtually impossible to build a driveway in the bank . 'cH . GRIEP : Well , yes and no . There is a logging driveway there now . My son ' s driveway would run parallel to my driveway . For now we would use the same driveway . Williams ' have a driveway on the corner and it would angle right around the corner . It would be a bad place for visibility , C . TWIGG : Can a right - of -way be part of one of the 200 foot lots or has it got to be separate ? G . TOTMAN : The 200 feet is for a building lot . C . TWIGG : You can ' t run a right -of - way through there ? You can ' t subtract that from the frontage ? Page - 4 ,1 G . WOOD : Do you mean a public road ? C . TWIGG : No , if somebody bought a lot in the back and warned a right - of - way to it , could he use part of Harry ' s lot ? G . TOTMAN : You ' re talking about putting a deed restriction on the lot . C . TWIGG : Yes , and in the deed restriction if people have that the would use the land the same as he uses it with the peopli _ I 1 Y who have the r i ht -of - wa for the cable . Harr uses th g Y Y land for whatever as long as he doesn ' t disrupt the cable . G . WOOD : The lot in the back has to have frontage on a public road . C . TWIGG : There is frontage on Sovocol_11 Hill Rd . I B . CASOLARA : There is still the possibility if somebody built on the hill to have a basement and dig Out part of garage the hill and have a driveway to the house . ail C . TWIGG : It is not impassible to build a house on that hill . i B . CASOLARA : I ' m perfectly comfortable to move forward with this and accept this as a preliminary sketch and let this thing gel forward . But I would like to see Mr . Griep plan , somewhat , for the selling of other lots there . i; C . TWIGG : He doesn ' t want to go to the expense of making a major subdivision now . B . CASOLARA : He is stuck with that . It is a " rninor Subdivision as divided now . C . TWIGG : I think he has provided for the proper frontage for future development . B . CASOLARA : Even with that , if he sells the additional two lots it would be a major Subdivision because there would be more than 5 lots . Lets plan for the eventuality . What I hear hire saying is he may want to sell the lots down the road . H . GRIEP : I don ' t want to go to the expense of surveying it . B . CASOLARA : All we ask is a sketch from you showing any future plans . BILL CASOLARA made the motion the Planning Board accept the preliminary sketch presented by HARRY GRIEP for a Minor Page - 5 i i Subdivision on Sovocool Hill Rd . Tax Map No . 25 - 1 - 15 . ` g MONICA CAREY seconded the motion . G . TOTMAN : Your accepting the sketch plan and asking him to come back with another sketch or a survey ? B . CASOLARA : Asking for a survey . ` I H . GRIEP : I have kind of laid it out and gone over it with a wheel I for measurement so if I did want to make additional lets I don ' t plan on it bait I didn ' t plan on giving this lot I to John either . I have applied for a Building Permit ar, PP g I want to start clearing the land to put a mobile home u n n r� I there until �tal John is financially able t _ put his house _i Y P P - , but I did n �� t want t �� �_� further r� � . the without the Building g Permit . I have the plans for his home here . Would it be possible to get an answer on that so I can go ahead with the contractor ? I C . TWIGG : Called for a vote o o to the motion . _ n . i VOTE : S - IN FAVOR 1 ABSTENTION I MOTION CARRIED G . WOOD : For his clarification , as I understand it , his next step I is to have the Surveyor% survey off the lot which he brings back in as the preliminary plat . G . TOTMAN : As I understand it , in the meantime you want to put a mobile home on the lot ? H . GRIEP : On the lot I marked out , the corner lot . The surveyor was aware of the zoning restrictions for a lot when he made the preliminary run with the wheel for the frontage . C . TWIGG : So that is up to Gary to give him permission to put the trailer in , right ? What does he have to have before you give him a permit ? B . CASOLARA : I think this is a separate issue and a separate forum . Jill C . TWIGG : It is but we are trying to figure out what Gary has to do . B . CASOLARA : He has to see Gary , Gary has to see if he can issue him a Building Permit , G . WOOD : There is a question here , if the Board would care to give me some guidance here . Technically , I can ' t issue a Building Permit until that parcel is set out in a separate deed . On the other hand , there is precedence where we have issued Building Permits based on a Page - 6 designation of a parcel from a larger parcel that would be a separate residence . We have a requirement that there can be only one residential building on any parcel . Jill We had a case on Lick St . where a .junior member of the family wanted to install a home . He did not deed out a parcel but marked Out a parcel and designated it as a parcel for a home . With the Board ' s concurrence , a similar treatment could apply here . Mr . Griep owns the parcel and he wants to apply for a Building Permit for a second dwelling on this 10 acre parcel . There is a Jill parcel deed , meeting subdivision requirements , designating this as a separate residence even though at this point there is not a separate deed . ' B . CASOLARA : I don ' t remember reading anything in the planning document that empowers the Planning Board to do that , to sanction the giving of a Building Permit in that manner . 11G . TOTMANne What Gary originally stated , I think. , was by doing 11 Jill what they were doing they set a precedent , that is not in writing but set a precedent . What I think Gary is really asking for is concurrence of the Planning Board for doing it and that the Board understands what he is doing . Is that correct , Gary ? G . WOOD : Yes . B . CASOLARA : What I am saying is I don ' t recall anything in the Ordinance that empowers the Board to do that . G'. TOTMAN : You are asking for a concurrence by the Board , right ? G " WOOD : Yes . V .'^ RANKTN : Mr, . Griep said he was going to deed the property over . H . '' GRIEPs Yes , but that will take close to six months . I want to get in this month „ G . I� TOTMANn. Which also means , if he gets the Building Permit for, this lot then he can ' t build anything else or do anything with the rest of the lit until he gets approval of the subdivision . C . " TWIGGa I see what Bill is saying . I don ' t know what there is in the Ordinance to allow us to do what Gary is talking about doing . „tl P . CASOLARAa I don ' t know what Board gives approval for two Jill residences on a single parcel , is that the ZBA or is that us or is it regulated ? Page - 7 G . WOOD : It ' s riot . It would have to be a court issue . B . CASOLARA : I don ' t have any problem with it but I don ' t think my say so matters . I don ' t think we have any authority for this , I don ' t think we are empowered to do this . G . TOTMAN : I agree . I think , basically , what Gary is saying is you are the Planning Board ; he is saying what has been done and as long as you understand what is going on and nobody has any violent objections , then he is going to continue doing the same thing . B , CASOLARA : Then Gary should state it in that manner . V . ', RANKIN : I think the Board understands what you are doing . MAJOR SUBDIVISION proposed by ROGER GLEASON located west of Lick. St . and north of Old Stage Rd . Town of Groton , Tax Map No . 121 - 1 - 21 . 24 C . TWIGG : Is there any further discussion on Roger ' s proposed subdivision ? BILL CASOLARA made the motion the Planning Board accept the proposed Major Subdivision proposed by ROGER GLEASON located west of Lick St . and north of Old Stage Rd . knew as Morton Farmland Tax Map No . 121 - 1 -21 . 2q VERL RANKIN seconded the motion . VOTE : ALL in favor Motion carried MINOR SUBDIVISION proposed by ARTHUR WEBBER located in the northeast corner of Clark St . Ext . and Salt Rd . , Town of Groton , Tax Map No . 17 - 1 - 26 . ? : BILL CASOLARA made the motion the Planning Board table the Minor Subdivision proposal of ARTHUR WEBBER for land located in the northeast corner of Clark St . Ext . and Salt Rd . , Town �� f 11 Groton , iTax Map No . 17 - 2 - E6 . ? g VERL RANKIN seconded the motion . Be CASOLARA : The reason for tabling the proposal is that Mr . Webber or a representative of Mr . Webber is not present to present the proposal or answer any questions the Board may have . Also I am of the opinion his subdivision plan is in violation of the planning manual and I believe it should go to the ZBA to be approved . Under Section 285 . it states " all side lines of lots should be at right Jangles with straight street lines , . . . . . unless there is a variance to this rule . . . . . " I Page - 8 q • L i G . WOOD : I don ' t think , with this layout , it would pass the Health Department rules because 1 don ' t believe you can get the � required diameter circle within that center lot . B . CASOLARA : There is a regulation that that should not be divided in the manner that he is attempting to divide it . j VOTE : ALL in favor MOTION CARRIED GEORGE TOTMAN made the motion that Mr . Webber resubmit - his proposal with lot lines meeting Zoning Regulations Section 285 . 2 ; he furnish a letter of approval from the County Health Department approving each lot for a septic system and either he be present in person or have a representative . presentg BILL CASOLARA seconded the motion VOTE "a ALL in favor MOTION CARRIED CHANGES TO ORDINANCE G . TOTMAN : We have , at various meetings approved everything i that has been proposed for changes so far . Nothing else has come up since then , unless Bill has been working or, it . B . CASOLARA : It seems to me that part _ of this is new information . The first page and a half , I don ' t think has come to the Board ' s attention , it was not done until March 27 , after the last meeting . If you look at the first page it says we had a meeting on March 27 and . proposed these changes . Then the second page , about half way down , it says that these changes were previously discussed . So that means the first page and a half have not yet come before the Board and everything that comes after the middle of the second page has . G . TOTMAN : Everybody got copies of the changes in the mail , you ' ve read over what you got in the mail . To clarify whether they were or were not all approved I will make a motion that the Board pass everything listed on the proposed changes up to this point . GEORGE TOTMAN made the Motion the Planning Board approve the list of changes to the Town Zoning Ordinance presented by the committee up to this point , 4 / 21 / 88 ; BILL CASOLARA seconded the mot ion . B . CASOLARA : I want to point out that some of this material contained in the first page and a half , in fact , contradicts some of the material presented previously . There are notes in here that indicates those sections and I hope you have taken those sections into consideration 4 Page - 9 • I for this new material will supersede what was previously ., done . 1 C . TWIGG : The notes on the first page and a half are approved with the proposed changes . A copy of the proposed changes are % to be attached to the minutes . I VOTEe ALL in favor I MOTION CARRIED OTHER BUSINESS TO COME BEFORE THE BOARD B . CASOLARA : We agreed , at the meeting of the 27th , . t �� consummate our changes in some kind of a document to the Town Board . How do we do this . G . TOTMANa We also loft it we were going to contact someone to type up the document in a form to present to the Town Board . P B . CASOLARA : I was under the impression the document would be modified until after we knew that the Town Board would approve it . G . WOODa The answer to that is the zoning law can only be changed by the Town Board . But , hopefully , we are going to have a method by which we can make these changes within the context of the document so that when we go to the Town Board we can say , " Here is how it fits in and what we have done . " + B . CASOLARA : I am under the impression that there is a legal form that has to be filled out . G . WOODa For the actual change before the Board approves it . In our discussions , we talked about having it with commentary , comparing the changes with the original dOcUment n so that when we presented it to the Town Board we could say , " Here is what you had and here is how YOU want to modify it . " B CASOLARA : What I need to do is come up with the stipulation for this contract . I have a person willing to do that but I need to tell the person what you want so that the person can write you a formal letter saying , " Here is what she will do and here is the money she expects for it . " G . '' WOOD ® Do we still have the capability . . . . B . CASOLARA a Yes . Wage - 10 I G . WOOD : What I envision is loading the existing law into the � machine and then adding to that the proposed changes w commentary that would explain the significance and i reasons for these changes . That commentary would not l become a part of the law , if and when it was approved . II' B . CASOLARA : That would be difficult to. do if you think. about I what we have changed . We have taken one entire section and folded it into another section . So to have surnimarj comments and rationals would be very difficult to do . think what would probably be done is at the beginning i the section say , Here is what happened and here is the PP results .. " r� C . TWIGG . That w _ u1d explain what was changed rather than have al commentary on each item . G . WOOD : I misunderstood what was feasible . B . CASOLARA : I think , as much as possible , I will endeavor to i have that done . As much as possible , all rational and the history of what was ' done and trace what was done aria include it in any and all instances . R C . TWIGG : That would save the Town Board a lot of time if they kne why we done what we did . It would save a lot of questions back and forth . I B . CASOLARA e The person I have contacted is a technical report I writer . G . WOODa Did the Town Beard authorize funds for this ? G . TOTMAN : Yes . B . CASOLARA . We would end up with two docUment s 9 an archive copy Jill docUment ing what happened and the finished document which) then would be revised as we g �� along . G . TOTMANo We went to the County Planning Board and got a disk from their computer that has our whole document on it . We have that in Our possession . Fortunately for us they I did the whole thing , with rewrites , on a disk . Once it is on the computer , it can be revised . � . I Jill ELECTION _OF OFFICERS G . TOTMAN . At the April meeting n of the Board election ect i on r g _ f officers is usually held . CECIL TWIGG opened the floor for nominations for Chairman . Page - 11 HILL CASOLARA nominated GEORGE TOTMAN ; MONICA CAREY All seconded the nomination CECIL TWIGG closed the floor for nominations and ca11e' for, a ballot . I GEORGE TOTMAN was elected Chairman by unanimous vote . CECIL TWIGG opened the floor for nominations for Vice Chairman . VERL RANKIN nominated MIKE POST ; MONICA CAREY seconde the nomination . I CECIL TWIGG closed the floor for nominations and ca11eI, for a ballot . I MIKE POST was elected Vice Chairman by unanimous vote . P HILL CASOLARA made the motion the Hoard meeting be i adjournedg GARY HALLOU seconded the motion . MOTION CARRIED . ,II I The next regular meeting of the Town of Groton Planning Boare I will be held Th .ir sdayg May 19 , 1988 at BPP 0Cr p . m . � Respectfully submitted , I � 011ie arga et AP Palmer 1 f� Page _ 12