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10-15-25 Planning Commission October 15, 2025 7:00 PM 7071 University Avenue NE Agenda Call to Order Roll Call Approval of Meeting Minutes 1.Approval of the September 17, 2025, Planning Commission Meeting Minutes Public Hearing 2.Consideration of a Conditional Use Permit, CUP#25-01, by Mike Bismark and Dynamic Offensive Futbal, for indoor commercial recreation for a private soccer training facility 3.Consideration of a Conditional Use Permit, CUP #25-02, by Grown Rogue Unlimited, LLC, for indoor cannabis cultivation at 40 77th Avenue NE Other Business Adjournment Accessibility Notice: If you need free interpretation or translation assistance, please contact City staff. Si necesita ayuda de interpretación o traducción gratis, comuníquese con el personal de la ciudad. Yog tias koj xav tau kev pab txhais lus los sis txhais ntaub ntawv dawb, ces thov tiv tauj rau Lub Nroog cov neeg ua hauj lwm. Haddii aad u baahan tahay tarjumaad bilaash ah ama kaalmo tarjumaad, fadlan la xiriir shaqaalaha Magaalada. Upon request, accommodation will be provided to allow individuals with disabilities to participate in any City of Fridley services, programs or activities. Hearing impaired persons who need an interpreter or other persons who require auxiliary aids should contact CityClerk@FridleyMN.govor (763) 572-3450. 1 Jufn!2/ AGENDA REPORT Meeting Date:October 15, 2025 Meeting Type:Planning Commission Submitted By:Julianne Beberg, Office Coordinator Title Approval of the September 17, 2025,Planning Commission Meeting Minutes Background Attached are the September 17, 2025, Financial Impact None Recommendation Staff recommend the approval of theSeptember 17, 2025,Planning Commission Meeting Minutes Attachments and Other Resources September 17,2025, Planning Commission Meeting Minutes Vision Statement We believe Fridley will be a safe, vibrant, friendly and stable home for families and businesses. 2 Jufn!2/ Planning Commission September 17,2025 7:00 PM Fridley City Hall, 7071 University Avenue NE Minutes Call to Order Chair Hansencalled the Planning Commission Meeting to order at 7:00 p.m. Present Pete Borman Aaron Brom Mark Hansen Mike Heuchert Ross Meisner Absent Aaron Klemz Paul Nealy Others Present Nancy Abts, Senior Planner Ryan Solberg, HRA and Administrative Intern Daniel Brenk Brianna Carfic Alex Druley Aidan Smith Sal Bjornberg Approval of Meeting Minutes 1.Approve July 16,2025, Planning Commission Minutes Motionby Commissioner Meisnerto approve the minutes. Seconded by Commissioner Borman. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously. Public Hearing 2.Public Hearing to Consider an Interim Use Permit, IUP #25-02, by Brenk Brothers Inc. to Allow the Property at 7490 Central Avenue NE to be Temporarily Used for the Outdoor Storage of a Shipping Container 3 Jufn!2/ Planning Commission 9/17/2025 Minutes Page 2 Motionby Commissioner Bromto open the public hearing. Seconded by Commissioner Heuchert. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the public hearing was opened at 7:02 p.m. Ryan Solberg, HRA and Administrative Intern, presented a request from Brenk Brothers Inc. for an Interim Use Permit (IUP) to allow the property at 7490 Central Avenue NE to be used temporarily for outdoor storage. He provided information on the site description and history, analysis, and recommended approval of the IUP as presented and subject to stipulations. He noted that a neighboring property owner did submit comments in favor of the request. Commissioner Brom requested additional information on the recommended three-year period. Nancy Abts, Senior Planner, replied that although the applicant requested one year, three years is a reasonable timeline and would prevent the need for a future extension. Commissioner Borman asked for more information on the shipping done by the business. Daniel Brenk, representing the applicant, explained that this would allow the shipping containers to be stored out of the way. Commissioner Borman commented that this seems like a great storage solution, as these appear to be reusable containers. Commissioner Meisner asked for information on the Brenk Brothers business. Mr. Brenk provided more information on the business. Motion by Commissioner Heuchert to close the public hearing. Seconded by Commissioner Meisner. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the public hearing was closed at 7:12 p.m. Commissioner Borman commented that this seems to be a reasonable request that will allow more space within the facility. Motion by Commissioner Meisner recommending approval of an Interim Use Permit, IUP #25-02, to allow the property at 7490 Central Avenue NE to be used temporarily for the outdoor storage of a shipping container, with stipulations. Seconded by Commissioner Borman. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously. It was noted that this item would move forward to the City Council at the October 13, 2025, meeting. 3. Public Hearing to Consider Ordinance No. 1434 Amending Title 6 Zoning and Subdivision Related to the Public District, Use Definitions and Conditions, and Subdivision Procedures 4 Jufn!2/ Planning Commission 9/17/2025 Minutes Page 3 Motionby Commissioner Meisnerto open the public hearing. Seconded by Commissioner Heuchert. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the public hearing was opened at 7:15 p.m. Ms. Abts provided background information on the Zoning Code update process and goals for annual updates. She provided more specific information on proposed changes to subdivision procedures, public facilities district, use definitions, use table, principal use standards, and recommended approval of the ordinance as presented. Commissioner Meisner referenced the residential care use definition and standards, verifying that the setback is intentional. Ms. Abts provided additional information on the difference between residential group homes and other care facilities, such as a nursing home. Commissioner Borman asked and received additional clarification on the difference between in-home and commercial daycare uses. Commissioner Heuchert asked for more information on public use properties and clarification on the rezoning that occurred on a specific property. Ms. Abts provided more information on the rezoning that occurred when a public entity purchased the property per the current ordinance. She explained that with the changes, a public entity other then the City would need to request the rezoning; it would no longer be automatic. Commissioner Meisner suggested language be added related to the office requirement for an auto sales use. It was determined that language should be added to specify that there be a permanent, on-site office. Motion by Commissioner Heuchert to close the public hearing. Seconded by Commissioner Borman. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the public hearing was closed at 7:30 p.m. Motion by Commissioner Heuchert recommending approval of Ordinance No. 1434 Amending Title 6 Zoning and Subdivision Related to the Public District, Use Definitions and Conditions, and Subdivision Procedures. Seconded by Commissioner Meisner. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously. It was noted that this item would move forward to the City Council at the October 13, 2025, meeting. Other Business 5 Jufn!2/ Planning Commission 9/17/2025 Minutes Page 4 4.Approval of the 2026 Planning Commission Meeting Dates Motion by Commissioner Borman approving the 2026 Planning Commission meeting dates as presented. Seconded by Commissioner Meisner. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously. Adjournment Motion by Commissioner Meisner to adjourn the meeting. Seconded by Commissioner Borman. Upon a voice vote, all voting aye, Chair Hansen declared the motion carried unanimously, and the meeting adjourned at 7:34 p.m. Respectfully submitted, Nancy Abts, Staff Liaison 6 Jufn!3/ LandUseApplicationSummary Item:CUP#25-01 Meeting Date:October15, 2025 GENERAL INFORMATIONSPECIAL INFORMATION Applicant:Several permits have been issued over the Bismark Buildersyears to allow interior remodels. 21760 Tulip St NW1985 SUP for office use approved. Oak Grove, MN 553031989 SUP for repair garage use approved. 2022 SUP for Wild Things caféapproved. Requested Action: Legal Description of Property: Public Hearing to Consider a Conditional Use Permit, CUP #25-01 to allow an Indoor Lots 1-5, Block 2, Paco Industrial Park Commercial Recreation facility at 7280 Public Utilities: Commerce Circle East Commented \[SS1\]: Buildingis connected ǒƭĻķ Ʒƚ ĭƩĻğƷĻ ƷŷĻ /ƚƒƒźƭƭźƚƓ ğŭĻƓķğ͵ Location: Transportation: rd 7280 Commerce Circle Easttenant space Property is accessed from 73Ave, Commerce 7264-7266 Circle East, West and South ExistingZoning: Physical Characteristics: M-1, Light Industrial Building, parking, with edged landscaping Size: Summary of Request: 350,541sq. ft.8acres Bismark Builders, on behalf of Dynamic Offensive with the parking lot to the south Futbol,are requesting approval of a conditional Existing Land Use:use permitforspace at 7280 Commerce Circle Industrial Eastto be used for an indoor commercial recreationfacility (private soccer club training). Surrounding LandUse & Zoning: N:Industrial& M-1 and M-2 Staff Recommendation: E:Commercial& C-2City staff recommends approval of the S:Industrial& M-1conditional use permitrequest, subject to W:Industrial & M-2stipulations. Comprehensive Plan Conformance: The Future Land Use Map designates the City Council Action/60 Day Action Date: property as IndustrialCity Council November 10, 2025 60 Day Date November 28, 2025 Zoning Ordinance Conformance: Section 612.03.1 requiresa conditional use Staff Report Prepared by Ryan Solberg permitfor indoor commercial recreation in an industrial building. Building and Zoning History: 1979Lot is platted. 1979Office/Warehouse buildingconstructed. 7 Jufn!3/ Written Report The Request The petitioner, Bismark Builders, isrequesting on behalf of Dynamic Offensive Futbol (DOF) the approval of a conditional use permit to allow the property at 7280 Commerce Circle East to be used for an indoor commercial recreation facility. DOF, a private soccer club, is seeking to lease tenant spaces that are addressed as 7264-7266 Commerce Circle East, within the multi-tenant building at 7280 Commerce Circle East, to hold year-round private training sessions. The management company on behalf of the property owner has given the petitioner permission to submit this conditional use permit application. Site Description and History rd The subject property is located on 73 Avenue, west of University Avenue. It is zoned M-1, Light Industrial. The existing office/warehouse building was constructed in 1979. Several interior modifications for new tenants have been made over the years, but otherwise, the exterior of the property has remained the same. In 1985, a special use permit was approved to allow an office use not associated with a principal use. That special use permit was specific to the Minnesota Department of Jobs and Training office and was to be discontinued when they moved out of the building. In 1989, a special use permit was issued to allow a repair garage use. That special use permit was not limited to one business, so because a special use permit stays with the property, provided the conditions set forth on the permit are adhered to, a repair garage is still permitted as a special use on this property. In 2022, a special use permit was issued to allow Wild Things Unlimited LLC to have a small coffee shop within their retail/warehouse space. Code Requirements and Analysis The M-1, Light Industrial zoning district allows wholesaling, warehousing, manufacturing, construction, or service uses as principal permitted uses. Accessory uses include off-street parking, retail sales of products manufactured or warehouses, and offices associated with the principal use. Indoor commercial recreation within an industrial building is a conditional use. DOF is interested in leasing 9,061 sq. ft. of the 110,400 sq. ft. building at 7280 Commerce Circle East. Approximately 6,363 sq. ft. will be used as soccer training space. Turf will be installed over the existing concrete floor, and distinct training areas will be demarcated by short walls similar to hockey boards. Side and top netting will be installed to prevent stray soccer balls from leaving training spaces and potentially causing injury or damaging lighting and fire safety equipment. The 8 Jufn!3/ remaining square footage will be used for storage, a parent bathrooms. A photo of a similar facility located in Oakdale, Minnesota has been included below to provide an idea of what the space will look like after remodeling. T proposed floor planis attached. DOF anticipates their operating hours for the space will be 4 PM to 9 PM on weekdays and 9 AM to 7 PM on weekends. Peak occupancy during operating hours is expected to be roughly 40 people. Fridley City Code requires 175parking stalls for this property, based on the current uses in the buildingas well as the proposed use. There are 184 stalls on the subject property, with an additional 138 in the shared parking lot to the south, therefore the property is complaint in meeting their parking requirements. City code does not currently list specific use standards references for indoor recreation. The Findings for Approval for conditional use permits outlined in Section 650.03.04 of Fridley City Codeto wereused to . CUP Findings for ApprovalAnalysis The potential for the proposed use to The comprehensive plan guides the site for be in harmony with the general Industrial land uses. Zoning code allows indoor purpose and intent of the Zoning commercial recreation as a conditional use. Code and the Comprehensive Plan. The effect of the proposed use upon Staff does not anticipate a negative impact on the health, safety and general welfare surrounding occupants due to the proposed use. of occupants of surrounding lands. The existing and anticipated traffic Given theanticipated hours of conditions.operation and peak occupancy, staff does not anticipate a negative impact on traffic in the area due to the proposed use. The effect on values of property in Staff does not anticipate a negative impact on the surroundings.the values of surrounding properties due to the proposed use. Staff find that the application meets the standards for issuing a CUP. 9 Jufn!3/ Staff Recommendation Staff recommends the Planning Commission hold a public hearing for Conditional Use Permit, CUP #25-01. Staff further recommends approval of Conditional Use Permit, CUP #25-01, with stipulations. Stipulations Staff recommends that if the conditional use permit is approved, the following stipulations be attached. 1. The petitioner shall obtain any permits needed for building alterations for the proposed use. 2.All updates and renovations to the facility shall comply with the Minnesota State Fire Code and shall be subject to review and approval by the City Fire Marshal. 3. The petitioner shall not install any permanent sign unless a permit has been applied for and 4. The petitioner's footprint shall not exceed 9,500 square feet. The petitioner shall not expand their footprint unless an amendment to this Conditional Use Permit has been applied for and issued by the City. 5. Per 650.01.9.e.1 of the Fridley City Code, this Conditional Use Permit will become null and void one year after the City Council approval date if work has not commenced or if the Petitioner has not petitioned the City Council for an extension. Attachments 1. 2. Public Hearing notice 10 Jufn!3/ 11 DYNAMIC OFFENSIVE FUTBOL 7266 Commerce Circle, Fridley, Minnesota 55379 CODE REVIEW Block without rock - 1' 1/8"? Jufn!3/ 15 Jufn!3/ 16 Jufn!3/ 17 Jufn!4/ LandUseApplicationSummary Item:CUP#25-02 Meeting Date:October15, 2025 GENERAL INFORMATIONSPECIAL INFORMATION Applicant:Legal Description of Property: Mark Doherty, Grown Rogue Unlimited LLC See attached survey 550 Airport Road, Medford, OR 97504 Public Utilities: Requested Action:Buildingis connected. Anticipated demand on Public Hearing to consider Conditional Use municipal utilities can be accommodated. Permit, CUP #25-02 to allowCannabis Transportation: th th Cultivationat 40 77Avenue NE Property is accessed from 77AveNE Location: Physical Characteristics: th 40 77Avenue NE Large buildingwith warehouse and office space, Existing Zoning: large parkingand loading area, landscaping M-2, HeavyIndustrialDistrict Summary of Request: Size:Mark Doherty with recreational cannabis 284,843 sq. ft.6.54acrescompany Grown Rogue Unlimited LLC requests approval of a conditionaluse permitforspace Existing Land Use: th inside the existing building at 40 77Ave NE to Industrial; former Johnson Printing & be used for acannabis cultivation facility Packaging site licensed by the State of Minnesota. Surrounding LandUse & Zoning: Staff Recommendation: N: Industrial, M-O Onaway District City staff recommendapproval of the conditional E: Industrial, M-2 use permitrequest, subject to stipulations. S: Industrial,M-2 W: Railroad; Industrial M-1; R-1 Single Family Comprehensive Plan Conformance: The Future Land Use Map designates the property as Industrial Zoning Ordinance Conformance: Section 612.03.1 requiresa conditional use permitfor a cannabis cultivation businessin the Heavy Industrialdistrict. Building and Zoning History: 1952Lot is platted Aerial of the Property 1983Warehouse/manufacturing and office City Council Action/60 Day Action Date: building constructed City Council November 10, 2025 1985Addition to building 60 Day Date November 10, 2025 1998 SUP for cell toweradditionapproved; no Staff Report Prepared by Nancy Abts subsequent building permits issued. 18 Jufn!4/ Written Report Regulatory History Minnesota Statutes Chapter 342 was passed in 2023, establishing a regulatory framework for the Fridley adopted Ordinance 1426, Cannabis and Hemp Businesses, effective January 2025. Through its Office of Cannabis Management (OCM), the state licenses specific types of cannabis businesses, ranging from cannabis producers to processors, transporters, and retailers. Cities have been given limited authority to further regulate legalized cannabis, most notably through land use restrictions. Cannabis uses are treated similarly to other uses in the City, with retail facilities generally located in Business zoning districts and production and processing uses located in industrial and manufacturing districts. cultivation may occur within M-1, M-2, and M-3 Industrial zoning districts and requires a Conditional Use Permit. Cultivation is only allowed within an enclosed building. The Request Mark Doherty of Grown Rogue Unlimited LLC, a Medford, Oregon-based cannabis company, has requested approval of an indoor cannabis cultivation facility. Grown Rogue proposes to operate within th the former Johnson Printing building located at 40 77 Avenue NE in Fridley. Grown Rogue has cultivation operations in three states, including both indoor and outdoor cultivation areas in their home state of Oregon, and indoor cultivation facilities in New Jersey and Michigan. Their proposed Fridley facility will meet operational and security standards imposed by OCM. Indoor operations include sealed cultivation and processing rooms that do not exchange air with the exterior. This ensures controlled growing conditions for the cannabis as well as limiting odors. Air exchanges with outdoor air will be filtered through carbon filtration systems. The Fridley facility will be developed in phases. Phase 1 includes updates to the existing 12,000 square foot office area (which will be used for secured entry, locker rooms, and general office space) and construction of approximately 30,000 sq ft of cultivation and processing space. The entire building is approximately 107,700 square feet, leaving additional warehouse space for future phased cultivation expansion. Grown Rogue does not propose to process cannabis extract at this site. Instead, they will prepare dried cannabis and pre-rolls for distribution through a licensed retailer. Site Description and History th The subject property is located on 77 Avenue, west of University Avenue and immediately east of the railroad corridor. It is zoned M-2, Heavy Industrial. The existing office/warehouse building was 19 Jufn!4/ constructed in 1983. An addition was built in 1985, and modest upgrades and modifications to building systems have been made over the years. The building exterior has remained largely unchanged. Code Requirements and Analysis Parking For Phase 1, the applicant anticipates 80 employees working over two shifts. There are 40 parking spaces required for the 12,000 square foot office portion of the project. An additional 15 spaces are needed for the 30,000 warehouse space utilized in Phase 1, requiring 55 parking spaces as the project is currently presented. The applicant reports the property has 85 parking spaces, which is adequate for the use. If the entire non-office component of the building was developed as future cultivation space under the 1 parking stall per 2,000 square feet of warehouse space, the property would require a total of 88 parking spaces. If additional parking is required, there is extensive space for additional parking spaces to be striped on the existing paved area to the south of the current parking stalls. Landscaping and Screening There are no exterior alterations to the property that require an updated landscaping or screening getation thinning and removing ground- level brush across the site to improve visibility, particularly on the south end of the property. Use The M-2, Heavy Industrial zoning district allows cannabis cultivation as a Conditional Use. Conditions for Cannabis Cultivation uses are established in Code Chapter 620.09, and are included as stipulations 1-4 in the Conditional Use Permit. Additionally, Findings for Approval for conditional use permits (Code Section 650.03.04) were used to request. CUP Findings for Approval Analysis Condition The potential for the proposed use to be The comprehensive plan guides the site for Not in harmony with the general purpose Industrial land uses. Zoning code allows needed and intent of the Zoning Code and the indoor cannabis cultivation as a conditional Comprehensive Plan. use. The effect of the proposed use upon the OCM is responsible for overseeing the # 1 health, safety and general welfare of health and safety impacts of the licensed occupants of surrounding lands. activities. The existing and anticipated traffic Traffic and parking generation are Not conditions. consistent with previous and surrounding needed land use. The effect on values of property in the The proposed use is consistent with Not surroundings. previous and surrounding land uses. needed 20 Jufn!4/ Staff find that the application meets the standards for issuing a CUP. Staff Recommendation Staff recommends the Planning Commission hold a public hearing for Conditional Use Permit, CUP #25-02. Staff further recommends approval of Conditional Use Permit, CUP #25-02, with stipulations. Stipulations Staff recommends that if the conditional use permit is approved, the following stipulations be attached. 1. The cannabis cultivation facility must comply with all licensing requirements of the Office of Cannabis Management. 2. The cannabis cultivation business may only plant, grow, harvest, store, trim, or otherwise manipulate cannabis products inside of a completely enclosed structure within a limited access area. The cannabis cultivation facility may transport regulated cannabis in an outdoor portion of its limited access area only in compliance with state and local laws and regulations. 3. The provided odor mitigation plan identifies all odor emitting aspects of the business, as well as mitigations to be implemented to ensure odor is not readily detectable beyond the boundaries of the immediate site. Mitigation measures identified in the plan are required upon establishment of the business and to remain operational for the full duration of the business. The completely enclosed facility must be managed to prevent nuisance odors from being detectable from outside of the property. 4. The cannabis cultivation business agrees to comply with an approved National Fire Protection Association (NFPA) standard. 5. The cannabis cultivation business must obtain any permits needed for building alterations for the proposed use. 6. All parking for the use must be as provided for in the application. Parking for future expansions must be accommodated on site in accordance with Code Chapter 631 Off-Street Parking. 7. The cannabis cultivation business must not conduct any Cannabis or Hemp Manufacturing, or Cannabis or Hemp Processing or Extraction activities unless a separate Conditional Use Permit is granted. 8. Per 650.01.9.e.1 of the Fridley City Code, this Conditional Use Permit will become null and void one year after the City Council approval date if work has not commenced or if the Petitioner has not petitioned the City Council for an extension. Attachments 1. 2. Public Hearing notice 21 Jufn!4/ xxx/hspxosphvf/dpn jogpAhspxosphvf/dpn HSPXO!SPHVF!JT!B!GMPXFS.GPSXBSE!DBOOBCJT!DPNQBOZ!SPPUFE!JO!PSFHPO“T!SPHVF! WBMMFZ˜MPOH!BMJHOFE!XJUI!IVNCPMEU!GPS!JUT!MFHBDZ!BOE!DSBGU/!XF!EFMJWFS!DPOTJTUFOU-! 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