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PL 01/07/2004 - 30864F, CITY OF FRIDLEY �� PLANNING COMMISSION MINUTES JAN UARY 7, 2004 CALL TO ORDER: Chairperson Kondrick called the January 7, 2004, Planning Commission meeting to order at 7:34 p.m. ROLL CALL: Members Present: Barb Johns, Larry Kuechle, Dean Saba, Dave Kondrick; LeRoy Oquist, Brad Dunham Members Absent: Diane Savage Others Present: Stacy Stromberg, Planner Doug Petty, Pro-Form Thermal Systems, Inc. Brad Bozich, Malton Equipment Company Patricia Paraschuk, Wallboard, Inc. Concie Rajamannan & Chapman Mayo, AGRO-K Corporation Mr. Ken Solie APPROVE PLANNING COMMISSION MINUTES OF DECEMBER 17, 2003 MOTION made by Mr. Oquist, seconded by Mr. Kuechle, to approve the December 17, 2003, minutes as written. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. AGENDA Chairperson Kondrick stated that the people representing SP #03-22 had not yet arrived and recommended moving item 1 to the end of the agenda. MOTION made by Mr. Saba, seconded by Ms. Johns, to approve the agenda as written and move Item 1 to the end of the agenda. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. PUBLIC HEARING: Consideration of a Special Use Permit, SP #03-23, by Malton Equipment Company, to allow for limited outdoor storage in a Heavy Industrial Zoning District, generally located at 7580 Commerce Lane NE. MOTION made by Mr. Saba, seconded by Ms. Johns, to open the public hearing. �.—., UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY, AND THE PUBLIC HEARING OPEN AT 7:34 P.M. � Planning Commission Meeting, January 7, 2004 Page 2 � Ms. Stromberg stated the petitioner, Brad Bozich, General Manager of Malton Equipment Company is seeking a special use permit to allow limited outdoor storage of pallets, fiberglass tooling, a metal recycling bin and miscellaneous materials associated with the business in the rear yard of the properly off of Osbome Road. Ms. Stromberg stated the property is located on the corner of Commerce Lane and Osborne Road and is zoned M-2 Heavy Industrial as are the properties to the north, west and south. The property to the east is a commercial complex and is zoned C-2 General Business. The existing building was constructed in 1972 with an addition being constructed in 1974. Ms. Stromberg stated the City Code allows the limited outdoor storage in industrial districts with a special use permit as long as nine specific code requirements are being met. Those specific requirements relate to: height, screening, parking, amount of outdoor storage, and types of materials allowed to be stored outdoors. The petitioner is meeting or exceeding all bf those requirements. Ms. Stromberg stated City staff recommends approval of this special use permit with stipulations as limited outdoor storage is permitted under a special use permit in the M-2 Heavy Industrial Zoning District. Ms. Stromberg stated City staff recommends that if a special use permit is granted the following stipulations be attached: 1. Existing gate to have slats installed in order to comply to with code requirements by � August 1, 2004. 2. No outdoor storage other than the storage of items used for this business. Mr. Kuechle stated it seemed unusual to have four of this type of petitions at one meeting and questioned why this has occurred at this particular time. Ms. Stromberg stated that Stephanie Hanson, Fridley Code Enforcement Officer, was doing inspections of all commercial and industrial properties in Fridley and noticed that several properties have outdoor storage without a special use permit. Ms. Hanson gave those property owners until the end of 2003 to apply for their special use permit to become in compliance with the code requirements. These four property owners applied by our last 2003 deadline. Mr. Bozich stated they had finro facilities, one in northern Minnesota and one in Fridley. The company has been there since 1991 and that up until they received Ms. Hanson's letter, the company was unaware of the requirement of a special use permit. He stated he had met with the Planning Coordinator along with the development committee to understand what the requirements were for the outdoor storage permit. He stated that the owner of the property, Sun Pine Properties, had stored some items and one of the vendors that did plowing and lawn care also stored some equipment there. The company has removed almost 8,000 square feet of items being stored and are currently down to 4,000. Mr. Kondrick asked if Mr. Bozich understood the stipulations and how they apply to allow the outdoor storage. � Mr. Bozich stated that they had no problem complying with the stipulations. Mr. Kondrick stated he lived close to the company and had never seen the gate open. �� Planning Commission Meeting, January 7, 2004 Page 3 �` Mr. Bozich stated that Mayflower had installed the gate to allow access for fire trucks to the back of the facility. He stated that since access is on Osborne Road it takes either the Plant Manager or his approval to open the gate. MOTION by Mr. Saba, seconded by Mr. Oquist, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY, AND THE PUBLIC HEARING CLOSED AT 7:43 P.M. MOTION by Ms. Johns, seconded by Mr. Kuechle, to recommend to City Council approval of Special Use Permit #03-23, by Malton Equipment Company, to allow for limited outdoor storage, generally located at 7580 Commerce Lane NE, with the flowing stipulations: 1. Existing gate to have slats installed in order to comply with code requirement by August 1, 2004. 2. No outdoor storage other than storage of items used for this business. Mr. Kondrick said this request will be heard by the City Council on January 26, 2004. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. '� 2. PUBLIC HEARING: Consideration of a Special Use Permit, SP #03-24, by Wallboard, to allow for limited outdoor storage in a Heavy Industrial Zoning District, generally located at 5346 Industrial Blvd. NE. MOTION made by Mr. Kuechle, seconded by Ms. Johns, to open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:45 P.M. Ms. Stromberg stated the petitioner, Patricia Paraschuk, owner of Wallboard, Inc., is seeking a special use permit to allow limited outdoor storage of steel studs and other accessories related to the building trade which are used for her business in the side and rear yards of the property. The property is zoned M-2 Heavy Industrial as are all surrounding properties. Wallboard, Inc. purchased the property in 1994 and constructed the existing building in 1996. A storage building was constructed in 2001. Wallboard, Inc. is in sales and distribution of building materials. Ms. Stromberg stated City Code allows limited outdoor storage in the Industrial District with a special use permit as long as nine specific code requirements are met. Drywall, insulation and other building materials are stored indoors, and steel studs and other accessories are stored outdoors. The petitioner is requesting this special use permit to allow outdoor storage. The ^ perimeter of the property is fenced and landscaped and the petitioner plans to install slats in the existing fence to meet the outdoor storage screening requirement. � Planning Commission Meeting, January 7, 2004 Page 4 �, Ms. Stromberg stated that as stated in the petitioners' narrative, dozens of trucks of building materials are received and shipped on a daily basis, and that the majority of their inventory turns over quickly. In order for order for their business to survive, this daily activity needs to commence. Ms. Stromberg stated City staff recommends approval of the special use permit with stipulations as limited storage is permitted in the M-2 Heavy Industrial Zoning District. Ms. Stromberg stated staff recommends that if the special use permit is granted, the following stipulations be attached: 1. The petitioner shall be responsible for screening the limited outdoor storage area in order to comply with code requirements by August 1, 2004. 2. Outdoor storage cannot exceed 12 feet in height or exceed 50% of the principal buildings footprint. 3. Petitioner to provide City staff with a site plan showing the outdoor storage locations prior to the City Council meeting of January 26, 2004. 4. Trailers located outside of the existing fence and within the public right-of-way shall be removed. 5. No outdoor storage other than the storage of items used for this business. .—. � \ Mr. Kondrick asked if the City had allowed any outdoor storage higher than 12 feet. Ms. Stromberg stated that the current code does not. Mr. Oquist stated stipulation No. 2 states "exceeds 50% of the principal building footprint,° and asked if it the outdoor storage exceeds 50% of the buildings footprint? Ms. Stromberg stated Wallboard has submitted a drawing and calculations of the square footage of the existing outdoor storage and it is currently, 14,000 square feet and they are allowed to have 15,000 feet of outdoor storage. Ms. Paraschuk, owner stated she has owned the property since 1984. The property was purchased based on an approval from the City of 15-foot height and that she was unaware that a special use permit was required. She stated she was in agreement with everything but that the 15 foot is a necessity for the everyday business. Mr. Kondrick questioned the need of the 15 foot for the outdoor storage. Ms. Paraschuk stated the steel studs are stored on racks which have a brace with arms and to remove it would be prohibitive and would not have enough storage space for the studs ranging from 8 to 28 feet. She requested that she be permitted to retain the 15-foot height. Mr. Kondrick asked if the racking system could be modified to accommodate the 12-foot height. �� Ms. Paraschuk stated she would not have enough space since she would be removing one arm. She stated the actual storage of the studs themselves is approximately 13 to14 feet high but the base rack is higher so the arms would show. 7 Planning Commission Meeting, January 7, 2004 Page 5 ,�, Mr. Kondrick asked if the vertical portions of the racks are 15 feet and are stored horizontally. Ms. Paraschuk stated that was correct. She stated she did not believe that it is possible to cut the base because of the braces and the integrity would be compromised. Mr. Kondrick asked the height of the fence. Ms. Paraschuk stated she believed it to be only 6-7 feet. She stated that prior to purchasing the land she contacted the City and based on a letter from the City, she had soil borings done and everything that was required to build the building. She purchased the land in November based on the letter. Mr. Kondrick asked Ms. Stromberg about the letter and what the City could do regarding the fence. Ms. Stromberg stated the letter was written by Barb Dacy, previous Community Development Director, in 1994 and the old code allowed incidental outdoor storage to be 15 feet in height, however outdoor storage on this property has never been incidental, so therefore, it has always been a violation. Mr. Kondrick stated that since the business is based on 15 feet and the letter given her, this issue needs to be resolved. Ms. Stromberg stated the current code does state 12 feet and anything other than 12 feet would require a variance. Mr. Oquist asked if Ms. Paraschuk could apply for a special use permit and go to the Appeals Commission for a variance. Ms. Stromberg stated Ms. Paraschuk would have to go to the Appeals Commission for a variance to have anything other than 12 foot. Mr. Kondrick asked if the Commission could recommend that it be put back to the Appeals Commission. Mr. Kondrick stated the Commission could go up or down on her petition for outdoor storage but she will not be in compliance for the 15 feet but felt that the City staff would defer any penalties until the petition went to the Appeals Commission and the Council. Mr. Oquist stated that stipulation 2 could be changed by adding "without a variance." It would then be understood that Ms. Paraschuk would need to request a variance. Mr. Kuechle stated that there is a special commission that handles appeals and stated that the Commission would go along with the permit except for the 15 foot height and that Ms. Paraschuk would need to go before the Appeals Commission. Mr. Kondrick asked Ms. Paraschuk if the height was the only stipulation she had an issue with. � ' Ms. Paraschuk stated absolutely. Mr. Kuechle asked about a deadline to appear before the Appeals Commission. : Planning Commission Meeting, January 7, 2004 Page 6 �, Mr. Saba asked if Ms. Paraschuk could petition for the variance before the City Council meeting on January 26 or if the Council would have to table it until the variance is either approved or disapproved. Mr. Kuechle stated that the outdoor storage could be approved at the 12 foot with the understanding that Ms. Paraschuk will need to apply for a variance. Mr. Kondrick stated Ms. Paraschuk will need to apply for a variance within 60 days. MOTION by Mr. Saba, seconded Mr. Kuechle, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY, AND THE PUBLIC HEARING CLOSED AT 8:02 P.M. MOTION by Mr. Kuechle, seconded by Mr. Dunham, to recommend to City Council approval of Special Use Permit #03-24, by Wallboard Inc., to allow for limited outdoor storage, generally located at 5346 Industrial Blvd. NE, with the following stipulations: 1. The petitioner shall be responsible for screening the limited outdoor storage area in order to comply with code requirements by August 1, 2004. 2. Outdoor storage cannot exceed 12 feet in height or exceed 50% of the principal buildings footprint. 3. Petitioner to provide City staff with a site plan showing the outdoor storage locations ,�"'� prior to the City Council meeting of January 26, 2004. 4. Trailers located outside of the existing fence and within the public right-of-way shall be removed. 5. No outdoor storage other than the storage of items used for this business. 6. The petitioner shall apply for a variance within 60 days of approval of this special use permit request or comply with the 12 foot height requirement for outdoor storage. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 3. PUBLIC HEARING: Consideration of a Special Use Permit, SP #03-25, by Agro-K Corporation, to allow for limited outdoor storage in a Heavy Industrial Zoning District, generally located at 8030 Main Street NE. MOTION made by Mr. Saba, seconded by Mr. Oquist, to open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 8:05 P.M. Ms. Stromberg stated the petitioner, Ms. Rajamannan of AGRO-K Corporation, is seeking a special use permit to allow limited outdoor storage of empty 55-gallon drums in a 30 foot by 50 ^ foot area located near the loading docks in the rear yard of the properly. The empty barrels will � be stored outside until they can be picked up for recycling. � Planning Commission Meeting, January 7, 2004 Page 7 �—, Ms. Stromberg stated the properly is located on Main Street and 81 St Avenue and is zoned M-2 Heavy Industrial as are the properties to the east and south. The property to the north and west are zoned M-3 Outdoor Intensive Heavy Industrial. The existing building was constructed in 1995. Ms. Stromberg stated City Code allows limited outdoor storage in the Industrial District with a special use permit as long as nine specific code requirements are met. The petitioner is meeting or exceeding all the requirements. Ms. Stromberg stated City staff recommends approval of the special use permit with stipulations as limited outdoor storage is permitted under special use permit in the M-2 Heavy Industrial Zoning Districts. Ms. Stromberg stated that Staff recommends that if the special use permit is granted, the following stipulations be attached. 1. Screening gate to be closed to allow proper screening. 2. No outdoor storage other than the storage of items used for this business. Mr. Oquist asked if there were any environmental concerns regarding the barrels. Ms. Stromberg stated the barrels are completely cleaned and rinsed out inside the building so there is no environmental concem. � Ms. Concie Rajamannan and Chapman Mayo, vice president of the company, were present. Mr. Mayo stated the gate is open only during business hours. He stated that there were other areas less visible from the street, but they are not paved. He stated that they receive a lot of barrels with raw materials and that the barrels are reused to ship out the final product. He stated that the stored barrels are not of good quality and could not be reused to ship out the final product. The recycling company can fit about 100 to 125 barrels on the truck and that the company is charged not only by barrel but also by trip. Mr. Kondrick asked if the gate could be closed more frequently during the day. Mr. Mayo stated there are approximately 3 to 4 deliveries per day and on some days there can be from 6 to 8 shipments going out. The truck driver would have to enter the front of the building to have the gate opened or open it himself. Ms. Johns stated the gate entrance was rather large and asked if a truck would be able to enter if half the gate were kept closed. Mr. Mayo stated there was approximately a 25 foot opening but that the trucks would probably not fit through if just one gate remained opened. Mr. Kuechle asked if there could be a secondary screening so that the barrels would not be visible if the gates were to remain open. � Mr. Mayo stated that additional screening could be installed with a door that would permit entrance to the area. G ��� Planning Commission Meeting, January 7, 2004 Page 8 �^ Mr. Kondrick asked if a fence were constructed another 6 to10 feet towards the street from the current location of the barrels, would that affect how the barrels would be stored. Mr. Mayo stated the barrels are moved by forklift so there would need to be an opening that would allow access. Mr. Mayo asked what the height of the fence could be. Mr. Kondrick stated 5 to 6 feet to cover the barrels. Mr. Solie, 17 Silver Lane in St. Anthony, stated he owns property directly south of AGRO-K. He had talked to City staff and AGRO-K about the possibility of rezoning his property and that of AGRO-K to M-3 like the properties on the west and north and how the Commission would feel about that type of application. Mr. Kondrick stated that it would be something for City staff, who is more informed about those particular things than the Commission. Mr. Kondrick asked Ms. Stromberg regarding Mr. Solie's concerns. Ms. Stromberg stated Mr. Solie had spoken with Scott Hickok, Community Development Director and Paul Bolin, Planning Coordinator about rezoning his property from M-2 Heavy Industrial to M-3 Outdoor Intensive Heavy Industrial which would allow outdoor storage without a special use permit. The best way to rezone Mr. Solie's properly would be to rezone the � AGRO-K property. Both property owners would need to be interested in a rezoning change. � Mr. Saba asked if the screening requirements would still hold. Ms. Stromberg stated it would still apply but they could have outdoor storage without having to apply for a special use permit. MOTION by Mr. Oquist, seconded Mr. Saba, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY, AND THE PUBLIC HEARING CLOSED AT 8:22 P.M. Mr. Kondrick stated that an °or� could be added to stipulation 1 to close the gate or add additional screening in front of the barrels. MOTION by Mr. Oquist, seconded by Mr. Dunham, to recommend to the City Council approval of Special Use Permit #03-25, by AGRO-K Corporation, to allow for limited outdoor storage, generally located at 8030 Main Street NE, with the following stipulations: 1. Screening gate to be closed to allow proper screening or petitioner to provide an additional screening fence in front of the barrels to screen them from the public right-of- way. 2. No outdoor storage other than the storage of items used for this business. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 11 Planning Commission Meeting, January 7, 2004 Page 9 Mr. Kondrick said this request will be heard by the City Council on January 26, 2004. 4. PUBLIC HEARING: Consideration of a Special Use Permit, SP #03-22, by Pro-Form, to allow for limited outdoor storage in a Heavy Industrial Zoning District, generally located at 7805 Beech Street NE. MOTION made by Ms. Johns, seconded by Mr. Kuechle, to open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 8:24 P.M. Ms. Stromberg stated the petitioner, Doug Petty, owner of Pro-Form Thermal Systems, Inc., is seeking a special use permit to allow limited outdoor storage at his business located at the corner of Beech Street and 78th Avenue. The petitioner is requesting to maintain an existing enclosed storage area of 33 feet by 35 feet located behind his building to store construction equipment such as cement mixers, steel angle and I-beams, steel posts and other miscellaneous equipment used for his business. The property is zoned S-3 Heavy Industrial, Onaway Addition as are all surrounding properties. The original building was constructed in 1968 with an addition being constructed in 1971. Ms. Stromberg stated the City Code allows the limited outdoor storage in industrial districts with � a special use permit as long as nine specific code requirements are being met. Those specific � requirements relate to: height, screening, parking, amount of outdoor storage and types of materials allowed to be stored outdoors. The petitioner meets all of those specific code requirements. Ms. Stromberg stated the storage area is located behind the building off of the alley and that 5,000 square feet of outdoor storage is allowed. City staff recommends approval of this special use permit with stipulations as limited outdoor storage is a permitted special use in the S-3, Heavy Industrial, Onaway Addition Zoning District. Ms. Stromberg stated staff recommends that if this special use permit is granted, the following stipulations be attached. 1. Any existing outdoor storage on the site shall be removed or properly stored in the screened storage area by February 1, 2004. 2. No outdoor storage other than the storage of items used for this business. Mr. Oquist asked the height of the fence behind the property that shields the storage area. Ms. Stromberg stated it is 8 feet in height. Mr. Kondrick asked if the fence could be extended to the building so that the exposed material would be screened in. � Ms. Stromberg stated it could. 12 Planning Commission Meeting, January 7, 2004 Pa e 10 � Mr. Petty stated that they currently are constructing a second facility in Blaine and will be able to move into that building on March 1, 2004 and asked if the February 1, 2004 requirement could be extended one month to March 1, 2004. He stated that the material will be cleaned up and remain below the fence. MOTION by Mr. Saba, seconded by Ms. Johns, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY, AND THE PUBLIC HEARING CLOSED AT 8:32 P.M. MOTION by Mr. Kuechle, seconded by Mr. Saba, to recommend to City Council approval of Special Use Permit #03-22, by Pro-Form, to allow for limited outdoor storage, generally located at 7805 Beech Street NE, with the following stipulations, 1. Any existing outdoor storage on the site shall be removed or properly stored in the screened storage area by March 1, 2004. 2. No outdoor storage other than the storage of items used for this business. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Mr. Kondrick stated this item will go to City Council on January 26, 2004. � Mr. Kuechle stated there are a lot of businesses in that area that have unsightly outdoor storage and asked if those areas were being cleaned up or if there were still issues pending. Ms. Stromberg stated Stephanie Hanson, who was the Code Enforcement Officer, had done a sweep through the Onaway District and notified all the property owners of their outdoor storage violations. The City held a meeting with the owners to discuss their outdoor storage and made them aware that a special use permit would need to be granted in order to keep it. 5. RECEIVE THE MINUTES OF THE DECEMBER 1. 2003. PARKS & RECREATION COMMISSION MEETING MOTION made by Mr. Oquist, seconded by Ms. Johns, to receive the December 1, 2003, Parks & Recreation Commission minutes. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Chairperson Kondrick stated that Dick Young who has been a 25-year member of the Commission will be leaving on April 1, 2004 and will be sorely missed. 6. RECEIVE THE MINUTES OF THE DECEMBER 10. 2003. APPEALS COMMISSION MEETING: � MOTION by Mr. Kuechle, seconded by Mr. Saba, to approve the December 10, 2003 Appeals Commission meeting minutes. 13 Planning Commission Meeting, January 7, 2004 Page 11 �. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS Ms. Stromberg updated the Commission on recent Council actions. Ms. Stromberg informed the Commission that the January 21� and February 4�' meetings are cancelled. ADJOURNMENT MOTION by Saba, seconded by Oquist, to adjoum the meeting. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE JANUARY 7, 2004, PLANNING COMMISSION MEETING ADJOURNED AT 8:38 P.M. � � 14 .r.�. - o � �I CITY OF FRIDLEY SIGN-IN SHEET PLANNING COMMISSION MEETING � Name Address/Business '' C�/ � �2 S'�� � � �� /'�-vz l�V � � � G�� j � � °�'/,� / � � � C �,�Y�(. �'�fi��Co� �7g1 l�'Ln���- ��/�C�. �.�,?4-_ 7� ��z l �' �7� � S�/�� ��,� � /�i� c�:��; � ��� 1 C�. vy�l,� i��.,� �t�-� ��� � ��� I l, 0�1 �� l �,_ ��%d�l d.-i./'�5 b ���cP,,rJ / nl �. ���'� � � w / a U �,� c�n v� I< `J � � `�I ' l� �ir�,y1 �I v� r� _ 1�� i`� � n �� �� .� k � n -� �--� i�-� �� ��-► �.�_