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PL 06/04/1975 - 31185CITY OF FRIDLEY �'"� PLANNING COMMISSTON MEETING JVNE 4, 1975 Page 1 � At �:00 P.M. only Chairman Narris and Mr. Lindblad were pr�sent so there wasn't a quorum to begin the meeting. Mr. Peter�on was expec�ed for this meeting, but he had in�ormed adminis'cration that he would be tardy due �o a previous commitment. At 8:40 P.M. Chairman Harris said they would start the discussion on the first item on the agenda. SP #75-04 1�HOMAS MILES: 1. PUQLIC HEARING: REQUEST FQR A SPECIAL USE PERMIT9 9 To allow construction of a 20 it. x 30 fte greenhouse, per� Fridley City Code, Sec�ion 205.051, 3,�, to be located on Lo� 16, Auditor's Subdivision No. 22, zoried R-1 (single family dwelling areasj, �he same being 1370 Rice Creek Road NoE. Mr. Thomas Miles was present. Chairman Harris exp�ained tha� the Public Nearing couldn'� be opened until they had a quorum. Mr. Clark explained that on Friday; May 2, 1975, Mr. Miles was in our o��ice9 � as he was previous to �ha� daLe, asking about building a greenhouse. We never discussed tha� location or the size of the greenhousee Mr, Clark contin��d �hai he i�properly assumed that Mr. Miles was talking about a typical greenhouse that you see if� the rear yard of some residenc�s in Fridley. On P�{ay 5, tvhich was a Monday, someone from our City s�a-if drove by 1370 Rice Creek Road ard called i� to our at%enl:ion where this gree►�house was beir�g constructed, which was in Lh� fronL yard at 1370 Rice Creek Road. Mr. Clark said that when he researched �he records, he realized i� was the greenhouse which Mr, Mi1es had�obtainec� a building permit for on May 2nd. Mr. Clark said he then wen�c out and put a stop t�vo�rk order on this construction, and informed Mr. Miles Lhat he would need to reques� a varia��c for �he location o-F this greenhouse whic{� wou1d be 33 feei from -the stree'c rigi�t af way, and a reques� i�r a Special Use Permit, beca�se this was a second accessory building tha� was over 240 square feet. Mr. ��iles made bo�h these req►aests, and� the variance was �= �ecoinmencied for appror�al by �he Board of Appeals subject to the Special Use being approved. � Mr. Clark said that Mr. Miles r�ad originally asked if he could gro�,�r planting s�tock.and sell ii. Mr. Clar!< said he tol� him that he could note Once Mro Miles was delayed, he decided he might as well ask for the Special Use Per�nit that woulci allow him �o do this, and tha� was what the Planninc� Commission was hea.ring a� this meeting. Mr. Miles was asking to construct this greenh�use and then be allowed to sell p1aniing stock from this greenhouse. He said �that there were no neighbors a� the Board of Appeals meeting objecting i.o this request, and there was no one present at this rneeting with anyobjeciions. Mr. Clark said that if Mr. Miles was granted this Special Use Permit, he though it should be stipulated that no one ou�side his immed- iate family could be hired to help Mr, Miles grow this stock, and he shouldn't be � allowed to bring stock -�rom other location to sell from this greenhouse. Ne should just be able to sell what he yrows himselfa Chairman Harris said this should be operated as a typical ��ame occupai:ion. G Planning Corr�nission Meetinq - Jun� �, 197� Pa9� 2 Mr. Miles said he t��ought Mr, Clark hac! explained h�is position q�ai�e well, but r--1 in regard to the stockq he v��ould have to purcr�ase the parent stock to get this greenhouse going. He said F�e would like to gel; this Special Use Peril�it as soo� as possible, because he alreaaiy had invested ot�er ��i9000 in this project. He said he already had mos�� o� the strucf:ure up. He said he had drawn a rough sketch to obtain the building permit, ar�d it had been issued, so he had started construction right away. He said this s:etch did show that i� wculd be ir� the front yard. Mr. Clark said the staff did make the error. Mr. Miles was granted a building permii., �nd he did get permission to go ahead, which he did in good faith. Mr. Clark said part of �he reasor ihe error was made was that both times Mr. Miles came into the o-ffice at City Hall, there were about five people a� the counter, and we were trying ta help �,11 of the�� at th��same Lime. He said ±hat if more time had been give;� to P�r°. r�liles, and �i.he location {�acJ been discussed, we dvould have known right avday what he needed be�or� the buildir�g permit was issued. Mr. Clark_ said that when he was g7vzn the building per;r;it to sign, he did look up the roof design, and stir�alated �;hat the roof load had to be 10 �ounds per square ioot. �1r. Mi 1 es 1 eft Ci ty Nal 1 on F�ri da,y wi th the bui 1 d i r�g perm�i �, and an Monday, a.. st=�p wor!: notice was pos�ted. ' • Mr. Clark said th�t he d�dn't think the �lanning Commission and Council should grant this Special Use Perm�it, j�st �ecause the staf-(' made a�� error. We mad� an error, and we just have to accept �hat. I-le said that legally, Mr. (�iiles has sta�ed thai he already has an $1,OOO�investm2nt in this cor�str�action, and it was already half up, so we might have sorne responsibi7ity �th�re, if this was denied. Mr. Clark said th7s Special Use Permi'c should be considered as if the construction hadn't r"'� be�n s�tarted. J' Mr. Mi1es said he had discussed �this wi�h the neighbors on both sides of this property and �hey had no objection. Mr. Clark said they have a written, agreen�ent from one neighbor. • . Mr. Harris �sked h1r. Miles how he proposed to sell stock >from this gr�enhouse? Mr. MiTes said heiri�tended i� sell from the si�e, and he worked for a wholesale florist and thought he could sell some of h�s stock there. Mr. Narris asked h�w he would get people to com� to this location? h9r. Miles said r�e though� he �vould put up a small sign on the greenhouseo Ne said he didn't think parking wouid be any problem'because they have a large lot with two horse shoe drive�vayse Mr. Clarb; said they had between 4'00 feet to 500 feet of driveway on this proper�ty. Mr. Miles said he would be propagating his oUan stock from parent plants. Mr. Clark said the house at 137U Rice Creek Road sits a long way back from the road, as does the house on Lot 15. He said �the house on Lot 17 faces Central Avenue and was quiLe close to Rice Creek Road. Mr. Clark said the �easan for the locai:ion o� this greenhouse was because the lo�t was heavily wooded. There was a row of evergreens between the greenhouse location and the street. Just beyond the greenhouse, there were a lo� more trees which makes a very si�aded area. Where Mr. Miles wan�s to locate this greenhouse was the only open space where this struciure could get the sun. � Mr. Wyman �mith, who was �reser7�� on �noth�r request, pardcned himself �or butting into �this reques��9 but he said as far as he I<new, there should still be a statute on the books -�hat permits anyone raising farm pr�duce to sell �t most Planning Commission Meeti��g - June 4, 1975 Page 3 any place, and he thought that still applied. He said he knew the present zoning � codes may have had some modi�ic�tion, but our original zoning cod�s, and the original zoning codes for all communities, did have greenho�ses as an allow�d use in a residential district. Mr. Harris said it was ihe size of ti�is greenhouse that required a Special Use Permit. It was over 240 square �eet, and it was a second accessory build�ing. Mr. Richard Wallin, 6761 Madison S�reet �+.E�, a friend of Mr. Miles, said tha� �his was jus� a temporae�y building that �NOUId only be up about five years. Mr. Harris asked if this a�ould be arichored down. �r. Clark said it woulda Mr. Miles show�d the plans for_the greenhousea There were posts tha� would be anchored in the ground. The building had metal hoops that would b� draped with a special plastic for° greenhousese Mr. Clark said �ihe def�nition in tr►e City Code doesn't di�fferentiate between a temporary and a permanarat building. Mr. Peterson came �o �he meeting a� 9:00 P.M. and Mr. Harris saicf they could now follow normal procedure� as they had a qu��rum. CALL TO ORDER: Chairman Harris called �he meeting to o�der officially at 9:00 P.M. � ROLL CALL: ' Memb�rs Present: Harris, Lindblacl9 Peterson �Members Absent: Drigans, Meissner Others Present: Darrel Clar►:, Commurity Gev�l�pmen� Administra��ur James.Lar�genfeld, Ex-officio Mer�ber MOTION by Lindblad, seconded by Peterson, that the Planning Commission open the Pub.Zic tlearing on the request for a 5pecial Use Permit, .SP #75-05, by Thorrtas Mi.Zes. Upon a voice vote, a11 veting aye, Chairman Harris opened the Public Hearing officially at 9:02 P.M. Chai rman Narr°i s br°ough Mr. Peterson up to date ot� the di scussi on . Mr. Peicerson asked ii �herc was any objectio;� from the reighbors on this reques�. Mr. Harris said no. Mr. Clark said Mr.. Miles was a student a� Anoka Ramsay studyir�g horticult«re, and he wants to practice this at home. Mr°. P�iles said he intended to tra�sfer 'tc� the University o-� Minnesota to continue his educ�tion in this -iield. Mr. Langenfeld said he had one q��estion i�or curiosity's sake. He asked P9r. Miles if he had insured this greenhouse? Ne said he was an insurance under�wri�tE��° and he thought Lhis would have to be insured as a commercial venture. Mr. h1iles said he thought it was covered under homeowners insurance, and he thanked ��lr. Langenfeld for calling this to his atten�ion, and he sai� he would check on this n because it would be quite a large investmen� for him to lose. Mr. Linclblad.asked Mr. Miles if {�e would ag�°ee 'co dismantl� this greenhouse �;� Planning Commission Meeting � J�ne 4, 1975 Page 4 and dispose o� it, if he should quit this busin�ss, and not use it for any oth�ti� use than as a greenhouse. P�r. Miles said that was all he intended Lo use �his � building for, and if he went out of business, he would sell this greenhouse. MOTION by Lindblad, secorlded by Peterson, that t.�e Planning Corr�mission close the Pub.Iic Hearing on the request for a Special Use Pc�rmit, SP #75-04, b� Tliomas Mi1es. Upon a�voice vote, a11 voting aye, Chairman Harris declared the Public Hearing closed at 9:.I0 P.M. MOTION by Peterson, seconded by Lindblad, tha� the Planning Commission recommend to Counci.Z approval of the request far a Special Use Permi�, SP #75-C14, b� Thomas Mi1�s, to allocti� construction of a 2n ft. by 35 ft. greenhouse, per Fridlea City Code, Section 205.051, 3, �I, to be �+acated on Lot 16, Auditor`s Subdivision Noo 22, zoned R-I (s.zng.Ze family dwe.tZing ar�ds) t`_he same being 1370 Rice Creek Road N.E. w.ith the following stipu.Zations: 1. I��o on-street parking be allowed on Rice Cre�k Road for this operation. 2. When this is no Ionger used as a grePnhouse, i� must be remove�. 3. T1�e greenhouse be propertly maintained. 4. Petitioner only be alZowed to sell products he propagates in �his gre�:�l�vuseo 5. This�be considered as a home occupation, and no one outside the immediate family be allowed to wa�k in this greenhousea �"'� iTPON A voice vote, a11 votin� aye, the motion carried u�zanimously. 2. PUBLIC HEARING: REQUEST FOR A SPECIAL USE PERMTT, SP #75-05, BY WIN STEPHENS DATSUN �ORIFI: To permit the sale o-F new and used cars, per Fridley Cit.y C�de, Section 2050101, (3,B) and (3,G) in a C-2 zon� (general business areas) to be located on the North 12G.�1 fee-� of the Eas� 20U �eec of Lot 3, Block 2, and �the South 173.99 feet oi ihe Eas�� 200 feet o-F Lot 2, Block 2, all in Eas-t Ranch Estates 2nd Addition, the sam� being 7810 Universi'cy Avenue N.E. Mr. Wyman Smi�h, Mr. Roland Benjamin, Mr. Bob Schroer and Mr. Tim Nol were prese►i�. . MOTION by Peterson, seconded by Lindblad, that the Planning Commission open the Public Hearing on the request for a Special Use Perrnit, SP #75-05, by Win 5tephens Datsun North. Upon a voic� vote, a11 voting aye, Chairrrtan Flarris declared the Public Hearing open at 9:Z2 P.M. Mr. Clark said tl�at basically this was the same operation that �they had been discussing for some time that was to have been located at 7701 East River Road, but now it was going �o be a completely dif�erent location. The petitioner has wi�hdrawn his request for the old location, and this new locaLion was going to be just nor�h of the Town Crier Pancake House. He said there wer°e a couple of items that the petitioner would have to take care or before they could start construction, if this Special Use Permit was approved. One 4�;as, that ihey have to appear be-Fore Building Standards which was was scheduled for June 5�h, and �he other was, that they would have �o apply for, and get approval for, a lot split or a plato The P�anniny � Commission have previousl,}� approved lot splits for both the pancake house and Capp Homes, and this loc��ion riLS that plan which h1r•. Schroet° had shown us, and vdhich migh� yo into effPCt at s�me fuiure date. 0 P1 anni n� Commi ssi on Meeti ng - J�ane 4, 1975 Pa�e 5 „� Mr. Clark said the plot plan presented shows that the plan meets all the se�back � requiremen�s for both the building and parking. Because of the easements on th�s property, the location of the building was som�wr�atc restricted. Whe�i 'chis request goes to Building Standards, they will be going over° this plan more thoroughl,� an th� landscaping9 park�ng, and how the building will iook aes�ihetica1ly. Wha� the petitioner wants from the Planning Commission uvas a recommendation, so they can go to the Ci�y Council and get a decision from Lhem. � �� Mr. �dyman �mith said that Roland Benjamin and Tim Hol were present, and they would be running this opera�ion. There was some urgency in ge'ctir�g approval of the Special Use Permit because they �rant to br�ak ground araund �the lst a�f July, and be in operation about tiiree months after that. He said this new building was going to be better for the pe�itioner�'�han the old building they vaou1d have had with the first reques� for a Special Use Permit. , Mr. Harris asked if they had the elevations on �the plo� plan? Mr. Benjamin said they d�dn'�- have tha�c �n-Formation for this meeting, but they would have i� for the Bui1diny S�tandards mee�:ing. Mr. Harris asked how 1arge this building would be? Mr. Benjamin said it would be 8,OU0 square feete He said the building on Eas'c River Road was 10,000 square feet, so they would have had about 2,000 square �'eet o�F wasted space in that building. The 8,000 squar� foot building meets the Datsun requirements, He said tha-t it was in�eresti�ng tha� �he land cost and building cons'cruction cost w�uld be about i:he same as if th�y could have started operations at the first locatione This was because it would have been costly to bring the old building up 'to the City requirem�nts and the Datsun requirements. Mr. Clark asl<ed Mr. Benjamin what the new building would look like. Mr. Qenjamin said it would be a block building except for the show �loor which would be glass. The side �hat faces the highway will �ave a bri.ck effec�. The roof will be ila'c, wit{� a mansa rd �frect a11 around this roofe Mr. Harris said tf�ey would have ta come back to �the Planning Commission on the request for a lot split. Mr. Benjamin said theJ% didn't 4van-c to request a la� split uiitil they exercise �heir op'cion to purchase this pro�erty. �1r. Narris asked Mr. Clark if �chis wou1d hold them up in ge�ttirg s�t�rteci on this proj�c�? Mr. Clarl< said he had talked zo Mr. Benjamin before this meeing, and if this came to �he Planning Commission on �cheir meeting or June 25�th, it would go �o tf�e Cour,ci� on J«ly 7th, and this was close enough to thPir proposed start�ng date. He sa�id the previous tiveek was the 4th of July wcek, and he didn't think there would bt mavh construction that w�ek. . � Mr. Clark said that after the lot split9 the parcel thai; remains will have to meet the requirements of C-2 zoning which was 20,000 square i�eet. Mr. Bob Schroer said ihe proposed servicP road could be swung to the South so it went along the 4Jin Step��ens propet�,.y. Mr. Ha�rris said it would change the setback requirements i� this service road went right nex� to th� property. Mr. Schroer said he could leave a 20 foot strip as a boulevard for this service road then. Mr. Clark said he should give that 20 faot strip t� Win Stephens, as they would probably have �o mainta�n it. P9r.Schroer said he would, if they changed �he service dr.ive. Mr., Harris asked if �hey ��ould have enaugh r�om an th�s parcel for tre new cat�, used cars and customer a.nd employee parking? Mr. Benjamin said they had Planning Commission hteeting - June �, 1975 Paae 6 an ar�� of land at their Ie694 site u�hich was adequate, and they wo�ld have �n acreT and a i�alf at this site, so he said he d�idn°� �hink th�y woui� n�ed �to i�ave � any additional land for storage of cars, Mro Harris said he noticed that there was a drainage arid uf:ility easemer�t right down the center oi' this parcel, and he ��dondered i-F this would {�ose ar��y probl ems . h9r.� C1 �r� sai d i t vroul dn' � as �h2y co«1 d us� thi s for parE;i ng �r for a driveway. Mr. Langenfeld asked Mr�. Clarl: 7f �hey had go�t�n any response from Spring Lalce Parke ��r. Clark said they hadn'�. Mro Langen�Fe1d asked if �hey in�ended to do a grEat deal of service work9 because he noLiced that they had 9 service stalls. Mr. Benjamin sa�d that t��G.s one of the Dats�an req��re��en�s, and �heir. �ntEO�i;ion t�ras to keep tf�esE stalls busy if possible. He said they kn�w th�y e�rouldn'�t need this many st�11s wh�n they �i rst s�at Led tile apera L�i ar� e MOTIOP7 by Lindb�ad, seconded by Pei:er�sen, thuc the P.tanning Co.�i�sio�a c.1��e the Public Hearing on ihe zequest for a Special Use Permit, SP �75�05, b1 GJin Stephens Datsun Northe Upon a voice vote� �ZI vo�ing ayeP Chaixman Haxr:�.s declared �he Publ,ic Hearing closed at g,27 P,M. MOTION by Lindblaci, secon�ed by Peterson, that �he Planning Commis.sia�a recommend to CounciZ apps�oval oz° the request for a Specia.� Use Permzt,. SP r�75�05,. by Win Stephens Datsun North, to per-mit the sale of ner�r arzd used cars, per Friciley City Code, Sec�ion 205e1tJ1, (3,B) and (3,G) .in a C-2 zone (general business �reas) � to he locat_�d on i-he North �26.01 feet of �h� East 200 feet �f T,ot 3, B1ock 2P ahd th2 SouLh I73.99 fee� of the East 200 fee�� of Let 2, Slock 2, aII in Eas� Ranch�Estates 2nd Addition, the same being 7810 Universit� Avenue N.E., with '�1-ie following s�ipula�zons: Ia �ubject to the review and recommendations af the Build.zng Stand�rds- Design COI2tPOI Subcammitt-ee. 2o Subject �o the approval of a 1ot splite UPON a voice vote, a11 vo�ing'aye, the motion carried urzanimousZy. Chai �riian H��!�i s said they w�ul d go baci< f:o the f`i rs t part o-f thei r agenda now that �he Public Nearings were over. APPROUE PLP,PdfdING COMMISSION MINUTES: MAY 21, 1975 . MOTION by Lindblad, seconded b� P�tersora, that thc� Planning Commission approve the minutes of their 1�9ay 2.Z, 1975 meeting ��- written. Upon a voice vote, a11 voting aye, the motion carried unariimousZy. RECEIVF BOARLI OF APPEALS MIN►JTES: MAY 13. 1975 ' MOTION by Lindblad, seconded l�y Peters�n, that the Ylanninq Commission receive �� thc Board of Appeals minu�es of the May 13, 1975 meeting. Upon a voice vot�, a11 . voting aye, the motion carried unanimously. r"1 Planning Commission Meeting - Jur�e 4, i975 Page 7 RECEIVE PARKS & REC�EA�rION COP�"�ISSION SUBCOMP�ITTEE MINUTES: MAY 19, 1975 MOTION hy Peterson, seconded by LindbZad, that the Planning Commission receive the mina�es of tiie Parks � Recreati�n Subcommittee mee-':ing of May 19, 1975. Upon a voic� vote, a11 voting aye, th�� motion carried unanimously. RECEIVE �UILDING STAteDARDS-DESIGN CONTROL SUECOMMITTEE MTNUTE�: N1AY 22, 1975 MOTION by Lindblad, seconde'd by Peterson, that the Planning Commission receive the minutes of Building Standards-Design Control Subcommittee meeting of May 22, 197�. Mr. Harris asked about the request by C�co. He asked if this was an addition. Mr. Clark said it was a new building that was the second phase of th�ir building program. The third phase would be for �he office building. He said ichey were anxious to get th�ir entire operation into Fridley, b«t it was a ques�ion or �Financir�g. UPON A VOIeE VOT", a11 voting aye, the motion carried unanimouslye 4. REORGANIZATION OF THE PLANIVTNG COMNtISSION STRUCTURE • Mr. Clark said they intended set�ing up a m�eting towar�s �he end of June that would inr_lude all the men�bers of the Subcommitiees of the Plannir�g Commission. 1'hey planned to have this meeting start at 7:OG Peh10 The firsi, hour, �he separai.� Commissions would meet to pick fiheir chairman ar�d v�ice-chairman. Then at 8:00, t4�e,� wouid a17 meet tagether to discuss the duties and responsibilities of each Comiriiss�iun. ,� Mr. Langeni�eld asked if new chairme� would be pickc� each year. Mr. C1ark said each Commission would vote far a chairman eac6� ;rear and it would be up 'to ' them how long each chairman served. 5. DISCUSSION Mr. Lindblad asked wha-t was hzppening on the billboards? �Mr. Clark said he didn't know. He said Nag�le mef wi�h the Council some �ime in May. He sai�l that he had heard that the Council didn't vran� to rezone for these bil1boards', and he i:hought the Planning Commission would agree with �hat. As -�ar as he.kne��r the Specia1 Use Perrni�s would s�ill have �o be processed. � Mr. Harris said that Mr. Lange�ifeld had received a certiiicate from a seminar and he thought the Planning Commission'should receive it, and �t sfiauld be included in �che minidtes. . MOTION by I,indblad, seconded by Peter.son, tllat a copy of the certificate earned by James Langenfeld from North Heranepin College be included in the rainutes of this meeting. Upon a voice vote, a11 voting a�e, the motian carried unanimously. (See page s for the certificate) � Mr. Langenfeld said he had really enjoyed this seminar and it was very up- to date. They ��ad covered or�in�:nces, land use, laws and groUath managemer�to � 0 � � � Planning Commission Meeti�cn - June 4, 1975 Rage 8 � :y� t y '�l ; ��j ; �' ;; �/ '� �"� � �'r �yi ` �� : �� -v .{ Y� :p •a, � � •w-,o �``T 1/ � ,.+ ,�/ � ro� / � �r- ro 1' ;.� i� �.. ! /,,`� o- .r� ' , � A. ��.+, ":.}.� . . �4 __' . . ..; . �. . : a�..��.,... `�', ��,�1_�..� � �`�`+.�..� (�_ �� % el :. ' .. �� i . � ' } - - ; �;.;:'.� �;,.ry j, �''.; . _� �.. 6 .�,ry.�°I; :� �;��'`�( �:>;.:C,�1 � g' ' . a � ?�--�I � ��' : '�`� � Wa> p6� �e : \!' �,'; � ' �� / � b � � N. / �� ..� y/ / j}� f.�a `„ __ � . � _ . . � � � �� ,�� p �� This ce�ii ies i�at JI�•i y:��u�-`+ �'=,�7 � havira� fulfilled ihe re$uirear�er�� .'� CO��r�ti�1� i;o �l anni na ^ pm�F r, �,� � is hereby a�varded this �� f � �� Given at 1Varih He�nepin C,n�anuni.�y College i�t.i.� l�t�'� d�y o� :,�� Tineteen hundred. and sea�en�y—�'ive Offici.al i�ecaiv,res � ��°r�/.�--��-�r� '_. :� `�. �,�� , ��./ � INSTRUCTOH�' // . PHESIDENT :' d� i ',/ ' �_ / .•i-°t_ �/�..�•�__ � . OIFlECTOR OF COMMIINITY 5@RVICES _� ... .... ..... � L�l� � � �:.� t � = w,�.�� ' ;:' . � ADJOURNMENT: . . �; ,..�. ..� %i/ . �.. � �. .. ..��, < N , }� y a� LITN� IN `�a�/ � . a �, ,� �..< �'� : J`.i�.. _' 1 � �.-j�.p, .,�..i •`'i�,l, r ,; �-� �;'� : ,��?-�-�>� `:� � �:: � _ _. :�10TION BY I,indblad, secanded by Peter.son, th_at the meeting be adjaurned. Upon a voice voie, a11 voting aye, Chairman Harris declared the Planning Commission meeting of June 4, 1975 adjourned at 9:50 P.M. Respectfully submitted, � ,Ls� � � �.{,�?�z:J.�./ DORO7HY EVEN��N,�Secretary � 1 I _,�,� ' \\` � / ��2 i�� /97�" �L�� ` �� c NA�ir� � c��'..tv� � / ��QS l� r lPs � �j �l �C� � �+yJ � l �� ., - / �( �.� ., (� 7C�( �'�� rA.cp tSc�►/ ��` �/� l 3� v� c C e C'. r�. e Ic Q c�,.� �.�, yy� �, e� �,�� o �� /4 �C � ��,�� 3%a � f�wyja�a s7.-L�u.s ��-� n,i.,� 1