Loading...
7.b)1) TKDA Memo-Gillespie Variance Amendment Request � � . b� � ) � - 444 Cedar Street,Suite 1500 + � Saint Paul,MN 55101 � � 651.292.4400 � tkda.com �: €� TKDA Memorandum To: Scandia City Council Reference: Gillespie Variance Amendment Kristina Handt, Administrator Request, City of Scandia Copies To: Dawn and Gary Gillespie, Applicants Project No.: 14253.006 From: Sherri Buss, Planner Routing: Date: April 9, 2013 SUBJECT: Gillespie Application for Variance Amendment MEETING DATE: April 16, 2013 LOCATION: 20290 Olinda Trail Scandia, Minnesota APPLICANT: Dawn Gillespie ZONING: General Rural (GR) District 60-DAY PERIOD: May 13, 2013 ITEMS REVIEWED: Application and Site Plans March 14, 2013 BRIEF DESCRIPTION OF THE REQUEST: The City granted a variance to Dawn and Gary Gillespie on July 17, 2012 to allow the Gillespies to create two lots on their property located at 20290 Olinda Trail. The variance allowed the lots to be created without the required frontage on a public street. The Planning Commission and Council also reviewed a sketch plan for the subdivision and provided comments on the sketch plan with the variance approval. The variance included a condition that "The Applicant shall submit a Preliminary Plat for the Minor Subdivision to the City that meets the requirements of the Development Code. The Preliminary and Final Plats shall be approved by the City before construction of proposed improvements on the property." An employee owned company promoting affirmative action and equal opportunity Gillespie Variance Amendment Scandia City Council Page 2 April 16, 2013 The applicants are seeking an amendment to the variance to remove the condition that requires subdivision and platting. The Planning Commission held a public hearing regarding the application on April 2. No public comments were submitted on the application. DETAILED EVALUATION OF THE REQUEST Based on the variance granted by the City, the Gillespies began working with a land surveyor on the subdivision process. The surveyor indicated to the Gillespies that State Statutes do not require subdivision or platting for `parcels of residential or agricultural land of not less than 20 acres and having a width of not less than 500 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels, any one of which is less than 20 acres in area or 500 feet in width."[Mn Statutes 462.358, Subd 4b, Item (6)]. The surveyor also noted to the Gillespies that the regulations require that if a lot is platted, a wetland delineation must be completed for all wetlands on the prope�ty (Mn Statutes 505, Subd. 9), and that a wetland delineation for the new lot would have a high cost for the Gillespies. The Gillespies surveyor suggested that they approach the City to determine if the variance could be amended to remove the requirement for platting, based on the state statutes related to platting and subdivision. The Council should also know that a wetland delineation is valid for only three years. If the parcel is not developed within three years of the delineation that would be required for platting, it would need to be completed again by the Gillespies or a new owner before development could occur on the parcel. City Attorney Comments Regarding the Variance Amendment Request City Attorney Tom Miller had recommended the condition that was included in the Gillespie's variance approval to require submission of a preliminary and final plat. The condition was recommended as a typical condition that is applied to potential subdivision applications. The City's Subdivision ordinance includes a provision related to large-lot subdivisions that is similar to the State Statute, in Chapter 3, Section 1, Item 1.5 (1): "...The regulations in this chapter do not apply to cases where all parcels resulting from fhe land division exceed 20 acres in size and have 500 feet of frontage on a public road and subdivision approval is not required." Based on the state statute and the City's ordinance, the planner discussed the Gillespies' request to remove the condition that requires subdivision and platting with the City Attorney. Upon review, Attorney Miller had the following comments: • The City originally indicated to the applicants that subdivision was required because the parcel did not have the required frontage on a public roadway. The City has since granted the variance from the frontage requirement, and therefore the applicants do not need to provide the required roadway frontage. Therefore Chapter 3, Section 1, Item 1.5 may be applied to the Gillespies' case, and the lots may be created without the subdivision process. • If subdivision is not required, the Gillespies do not need to plat. 1 , � Gillespie Variance Amendment Scandia City Council Page 3 April 16, 2013 • The Gillespies case meets the requirements in State Statute to be exempt from subdivision and platting. The City's current Attorney, Nick Vivian, reviewed the ordinance and the Gillespie's request, and indicated the following; • Platting imposes a hardship that was not contemplated by the City or the applicant at the time of approval, and is not required. In summary, the City Attorney indicated no objections to removing the condition that requires subdivision and platting. P/anner Analysis of the Variance Amendment Request Ordinance 129 states that variances are allowed when the variance is consistent with the Comprehensive Plan, and the strict enforcement of the Development Code would cause practical difficulties because of circumstances unique to the individual property under consideration. The criteria for granting a variance include the following: • The applicant proposes to use the property in a reasonable manner not permitted by the Development Code. • The plight of the landowner is due to circumstances unique to the property, not created by the landowner. • The variance, if granted, will not alter the essential character of the locality. • The practical difficulties are not due solely to economic conditions. • The proposed variance will not impair an adequate supply of light and air to adjacent properties, substantially increase the congestion of public streets, or increase the danger of fire or endanger public safety, or substantially diminish or impair property values within the neighborhood. • That the requested variance is the minimum action required to eliminate the practical difficulty. • Practical difficulties include, but are not limited to inadequate access to direct sunlight for solar energy systems. The analysis and findings for the original variance request concluded that the request met the Development Code criteria for granting the variance, based on the following: • The proposed residential use and lot sizes are consistent with the Comprehensive Plan and development code. • The single-family residential use is permitted in the General Rural District, and is therefore a reasonable use of the property. • The practical difficulties were caused by the landlocked condition of the existing parcel, a pre-existing condition unique to the parcel that was not created by the current landowner. • The variance will not alter the essential character and pattern of development of the surrounding area. • The practical difficulties were related to the landlocked nature of the parcel, and not solely an economic condition. • Granting the variance will not impair an adequate supply of light and air to adjacent properties, substantially increase the congestion of public streets, or increase the danger 1 - . � Gillespie Variance Amendment Scandia City Council Page 4 April 16, 2013 of fire or endanger public safety, or substantially diminish or impair property values within the neighborhood. • Granting the variance was the minimum action required to eliminate the practical difficulty. • The practical difficulty was not related to inadequate access to direct sunlight for solar energy systems. The Planner analvzed the variance amendment reauest, and found the followinq: • Granting the amendment would not change the Findings that were the basis for the approval of the variance. The findings would apply to the amended variance requested by the applicant. • The Planner and Attorney could find no advantage or need for the City to require subdivision and platting for the proposed division of the existing parcel. The parcels meet the State Statutory requirement for division without subdivision. The parcel lines are regular, and therefore platting has no significant advantage over a meets and bounds description in this case. • The statutory requirement for wetland delineation with platting places a burden on the applicant that may be of no value if the property is not sold and developed within three years of the date of the delineation. The Planner has included a condition that a wetland delineation be completed at the time improvements are proposed. • The City's concerns related to the completion of improvements to the shared driveway may be addressed through the building permit process. The Planner revised the conditions to require that the driveway improvements be completed before a building permit may be issued. ACTION REQUESTED: The Council can take the following actions on the request: 1. Approval 2. Approval with conditions 3. Denial with findings 4. Table the request PLANNING COMMISSION RECOMMENDATIONS The Planning Commission recommends that the Council approve the Variance Amendment request to revise the conditions included in the Variance granted on July 17, 2012 that required that the applicants submit Preliminary and Final Plats for a subdivision at 20290 Olinda Trail to the City. The Variance Amendment removes the requirement for subdivision and platting based on Minnesota Statutes 462.358, Subd. 4b, Item (6) and Chapter 3, Section 1, Item 1.5 (1) of the Development Code. The Amended Variance includes the following conditions: 1. The development on the property shall be in substantial compliance with the site plan submitted to the City on June 8, 2012. 1 f Gillespie Variance Amendment Scandia City Council Page 5 April 16, 2013 2. The parcels shall be recorded at Washington County before construction of the improvements on the property. 3. The Applicant shall have prepared and provided to the City Attorney for approval a document or documents, in recordable form creating a shared driveway easement for the proposed subdivided lots consistent with the conditions required by the Council approval and identifying the maintenance responsibilities of the respective owners of such lots regarding the driveway. The document or documents shall have been approved by the City Attorney prior to approval of a building permit for the new parcel. 4. The Applicant shall complete the following improvements, and shall maintain the common access and future shared driveway to allow for emergency vehicle access to the existing and future homes, including the following: • In order to provide reasonable access to fire trucks and rescue vehicles, the Applicant shall provide a minimum 12' wide gravel surtace for the common access and shared driveway (Class 5 aggregate base). The gravel should be a minimum 6" thick compacted surface. • The Applicant shall maintain a 16' wide opening around the driveway by clearing trees or shrubs as needed. • The Applicant shall slope the driveway to drain the gravel to ditches and culverts. • The Applicant shall add ditches or culverts if needed to provide adequate drainage for the driveway and common access. • The driveway shall at all times be maintained in a condition so as to allow access by fire trucks, rescue and other emergency vehicles, including ensuring that equipment and vehicles are not parked within the driveway area. 5. The Applicant shall complete the improvements required in Condition #4 before the City shall issue a building permit for new construction on either parcel. 6. The Applicant or future owner shall obtain the required wastewater system permit from Washington County for construction of a future home on the new parcel(s). 7. The applicant or future owner shall obtain a Watershed District permit for storm water management for proposed improvements and erosion control if required by the District. 8. The applicant or future owner of the new parcel shall obtain a Wetland Delineation prior to obtaining a building permit for proposed improvements to meet the requirements of the Minnesota Wetland Conservation Act. 9. The variance is approved for a shared driveway and access for the two parcels that are shown on the plan. The applicant or future owners must apply for a variance if additional subdivision of the parcel(s) and shared access is proposed in the future. 10. The Applicant shall pay all fees and escrows related to this application. 1 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 04-16-13-04 APPROVING AMENDED VARIANCE FOR 20290 OLINDA TRAIL WHEREAS, the City approved a Variance for Dawn Gillespie to create two lots by subdivision of an existing parcel at 20290 Olinda Trail on July 27, 2012; and WHEREAS,Dawn Gillespie has made an application to amend the Variance to allow division of the existing parcel without subdivision and platting; and WHEREAS,the property is legally described as follows: The North Six (6) Rods of the East Two (2) Rods of the Southwest Quarter of the Southeast Quarter (SW l/4 of SE 1/4) of Section Twenty-two (22), in Township Thirty-two (32) North, of Range Twenty (20) West, containing .08 acre of land, more or less, and the Northwest Quarter of the Southeast Quarter (NW1/4 of SE1/4) of Section Twenty-two (22) in Township Thirty-two (32) North, of Range Twenty (20) West, except the West Two (2) Rods of the South Six (6) Rods thereof, contain 39.92 acres, more or less; and WHEREAS, Minnesota Statutes 462.358, Subd. 4b, Item (6) allows "parcels of residential or agricultural land of not less than 20 acres and having a width of not less than 500 feet and its conveyance does not result in the division of the parcel into two or more lots or parcels any one of which is less than 20 acres in area or 500 feet in width" to be divided without subdivision, and the parcel at 20290 Olinda Trail meets the Statutory requirement; and WHEREAS, the City's Development Code Chapter 3, Section l, Item 1.5(a) does not require subdivision or platting in cases where "all parcels resulting from the land division exceed 20 acres in size and have 500 feet of frontage on a public road," and the City has granted the Variance from the frontage requirement: and WHEREAS, the Planning Commission reviewed the request for an Amended Variance at a duly noticed Public Hearing on April 2, 2013, and recommended that the City Council approve the amendment to the Variance; Resolution No.: 04-16-13-04 Page 2 of 3 NOW, THEREFORE,BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA,WASHINGTON COUNTY,MINNESOTA,that it should and hereby does approve the variance amendment to allow two lots to be created at 20290 Olinda Trail without subdivision or platting, based on the following findings: 1. Granting the requested variance is in harmony with the Comprehensive Plan goals and policies for the General Rural District. 2. The proposed single-family residential use and lot sizes are consistent with the Comprehensive Plan and policies for the General Rural District. 3. The landlocked condition of the existing parcel was not created by the current owner. 4. The proposed lot size and use are consistent with the essential character of the surrounding General Rural District. 5. The request is related to the existing landlocked nature of the existing lot, not economic conditions. 6. The proposed variance will not impair an adequate supply of light and air to adjacent properties, substantially increase the congestion of public streets, increase the danger of fire or endanger public safety or substantially diminish or impair property values in the neighborhood. 7. The requested variance is the minimum needed to eliminate the practical difficulties and provide access to the parcels. 8. The practical difficulty was not related to inadequate access to direct sunlight for solar energy systems. FURTHER BE IT RESOLVED,that the following conditions of approval shall be met: 1. The development on the property shall be in substantial compliance with the site plan submitted to the City on June 8, 2012. 2. The parcels shall be recorded at Washington County before construction of the improvements on the properiy. 3. The Applicant shall have prepared and provided to the City Attorney for approval a document or documents, in recordable form creating a shared driveway easement for the proposed subdivided lots consistent with the conditions required by the Council approval and identifying the maintenance responsibilities of the respective owners of such lots regarding the driveway. The document or documents shall have been approved by the City Attorney prior to approval of a building permit for the new parcel. Resolution No.: 04-16-13-04 Page 3 of 3 4. The Applicant shall complete the following improvements, and shall maintain the common access and future shared driveway to allow for emergency vehicle access to the existing and future homes, including the following: • In order to provide reasonable access to fire trucks and rescue vehicles, the Applicant shall provide a minimum l2' wide gravel surface for the common access and shared driveway(Class 5 aggregate base). The gravel should be a minimum 6"thick compacted surface. • The Applicant shall maintain a 16' wide opening around the driveway by clearing trees or shrubs as needed. • The Applicant shall slope the driveway to drain the gravel to ditches and culverts. • The Applicant shall add ditches or culverts if needed to provide adeyuate drainage for the driveway and common access. • The driveway shall at all times be maintained in a condition so as to allow access by fire trucks, rescue and other emergency vehicles, including ensuring that equipment and vehicles are not parked within the driveway area. 5. The Applicant shall complete the improvements required in Condition #4 before the City shall issue a building permit for new construction on either parcel. 6. The Applicant or future owner shall obtain the reyuired wastewater system permit from Washington County for construction of a future home on the new parcel(s). 7. The applicant or future owner shall obtain a Watershed District permit for storm water management for proposed improvements and erosion control if required by the District. 8. The applicant or future owner of the new parcel shall obtain a Wetland Delineation prior to obtaining a building permit for proposed improvements to meet the requirements of the Minnesota Wetland Conservation Act. 9. The variance is approved for a shared driveway and access far the two parcels that are shown on the plan. The applicant or future owners must apply for a variance if additional subdivision of the parcel(s) and shared access is proposed in the future. 10. The Applicant shall pay all fees and escrows related to this application. Adopted by the Scandia City Council this 16nd day of April, 2013. Randall Simonson, Mayor ATTEST: Kristina Handt, Administrator/Clerk File No. � 0�� (�n $ APPLICATION FOR PLANNING AND ZONING REQUEST City of Scandia, Minnesota 14727 209th Street North,Scandia,MN 55073 Phone 651/433-2274 Fax 651/433-51 l2 Web http:/1www.ci.scandia.mn.us Please read before compledng: The City will not begin processing an application that is incomplcte. Detailed submission requirements may be found in the Scandia Dcvelopment Code,available at the City office and website(www.ci.scandia.mn.us)and in the chccklist forms for the particular typc of application. Application fees are due at the time of application and are not refundable. 1. Property Location: (street address, ' applicable) 2. Washington County Parcel ID: c� r �`/ - 1 7 - !3 3. Complete Legal Description: (attach if necessary) J��CJ � �i Y��S . c f` C -�- r'C�5 0 � 5 li:'� ��[�I v � S. f ��,�1 .ci/+�j�/(.�,, �q�,f' i/ �V C�-�'/�t �. �. r��s� � f S�• C•, rc:;�'s� ciLG i� � S�-�c_ �<� 7` �';� >� , P. .7 ,12J �G 4. Owner(s): ��Gu Y� �i%�s�I� P��e'� '���y�.� �'��v c�� ��i— 3�; - y���- StreetAddress: �p�c�� nC�/-�e�� 7�^ , E-Mail. ��r�:��(�SP�/�v� .�tp City!Scate: m.�'i'' i i'!—t� !�7/✓ � Zlp� �� c�f 5. Applicant/Contact Person: Phone: ;-� �) 1 JG� L'�i j'I �����-�.S 1j/ -�•� / �') S� �� Street Address(Mailing): E-Mail: City/State: fj � (/)')� Zip: 6. Requested Action(s): (check all that apply) � Variance �rv�@n�rvle�� _ Administrative Permit _ Amendment (Developmcnt Codc) Variancc Extension ��°� — _ Amendment(Comp.Plan) Conditional Use Permit(CUP) _ Site Plan Review — �typ�� _ Subdivision,Minor CiJP Extension CLTP/Opon Space Subdivision. — Site Plan Modificavon _ Subdivision,Preliminary Plat/Major CUP/Planned Unit Development — Site Plan Extension _ Subdivision,Final Plat Tnterim Use Permit(NP) — Sign(Permanent) _ Environmental Review I 1/19/2010 '�. Brief Description of Request: (attach separate sheet if necessary) ' ,,•,. -- ��•^� ��� Y �o �4 � va r1a�Gre f� w L� — ro S c-T'7� � c � C�c'' � � a G%� J � _ � � � � r . p ��„ 3 �,,.. _� c�V i �'�4 G�-- 'S � �^^, ZC S f��'V tv1 c 1 d� r.c, ��f`4 r�c ���. L e.�i ser- v � o-� 8. Project Name: I hereby apply for consideration of the above described request and declare that the information and materials submitted with this application are complete and accurate. I understand that no application shall be considered complete unless accompanied by fees as required by city ordinance. Applications for projects requiring more than one type of review shall include the cumulative total of all application fees specified for each type of review. I understand that applicants are required to reimburse the city for all out-of-pocket costs incurred for processing,reviewing and hearing the application.These cosis shall include,but are not limited to:parcel searches;publication and mailing of notices;review by the city's engineering,planning and other consultants;legal costs,and recording fees. An escrow deposit to cover these costs will be collected by the city at the time of application. The minimum escrow deposit shall be cumulative total of all minimum escrow deposits for each type of review reyuired for the project,unless reduced as provided for by ordinance. The city may increase the amount of the required escrow deposit at any time if the city's costs are reasonably expected to exceed the minimum amount. Atty balance remaining after review is complete will be refunded to the applicant. No interest is paid on escrow deposits. PLEASE NOTE: If the fee owner is not the applicant,the applicant must provide written suthorization by the fee owner in order for this applicarion to be considered complete. Property Fee Owner Signature(s) Date: Applicant Signature(s) Date: 1 ' -� _ L _ ' For City Use Only pAiD Application Fees: � 1 ��' �V MAR 14 2013 Escrow Deposit: ��• �V 11/19/2010 __ __— — _ — 4 -- --� �— --�--- � l�unopuol6uiyseMZlOZ148u6tlo�� ..- —. ... '^��+�^F��e��-•=�x• �.�� �- .-�° t�- ���� - f �ws�'°y�; f _� - � •i'3 4, 1 : h � ��� � r ' r�'F" '�.: tkb, s''a f�r��' � i � r' . . .. �.M�: � . ' � � � \' ,_ �$:,, « `. '�r. .,� f .. L � � . � � k � f ' � � ���., . `.,l;e s ��� e � `�_ ` '� a � ��� � g;. ' - ��� � 0 ��»�� Q1�', '1 .. � � �}�t �{' L.. .• ��;.,F .,p,. � t �i^ R ��.� r 4yoJ\♦ �i.. y �• � �9„ "��. r t .. t. •_. � � � a . .w �\ �i 3 . t� .�y,i s . ��7[ � � � R : i �\ �. ���y5y .. . ♦ �!r . � � � y� e ')� 4 1 . •' a1..�-.� . � -.��r�_ _._ ���.� tl � � r � ` 1�� �\ �IF �_ J'�nt'A� urha —. ��p � i � ����� "L�.� hr \ \ ' :1 . � � , . '� 6� � � YS Ka 4i� ���', ,. '°'*:,� � ;i cv � _ . '��� � � a k �� k�T � �.� ���� ���\ + � � F , ��"� C�i ���; . \ ,. �E�!:� i ti % t� ,� ;'`cz . ,�� ��_ �I � � s ':`- � sf s �' � ' -.� �� ��_,s''., `� '��'V �������mmn�+u �� �� � " ��, � ��,� �. N- �K � � _ .e.3.': � P Yy {� ��� �.w�3e � 'k j ..r.. . i�� . '�k.y, _ -� N' R. �� :,. .a 1f- , � u,e.. p k �. % � �`� � ` - � �' � w 4 ' ' �„r. ; _ . "F. ;` s� � S a ��� I,�"�► � ,' a,^�, e , �+ � �t.. ., a � � <' � . ' ; : ; i , ,�R� !�� ' � � � �., ' � � � "_.� e ��.�y�, ,� R 'e•'4��.�i�, � �- � ��} ; ' f x �� * � � �. t, �`'�� �>� 4 �a } I d '�' � � ..� '$� � �,�;."r� -- '�' . � . ,�ri� `" .`.� � '2�'�Jw,�,�,:hx�3f €,ay� - � ��� ncN� y1O` i; �` s.a �.., . � R �g ; [ �`r '{ »� !' w �.; � �w. --> .. =�ui��`_ '— - � .� I � � ,a�g�.°�f �. �� ..e� ���{� I �� � � � = " �e' +9�' ..�. 4C{1�� �,. 'fi� �L� i-�:� � � .� _ y ' �3 �y n'� .�i a"" '� � 3*�. � � `,t _ . , �: i � ' �s.,�, `;�r�'.�,�" ° a� +, �.�`� � !q �i�. � ��. �I ���� � i '� , � m.-� � �. � � '� ��.. - � ��� �"� �-_ �_ 'Y N y ,�,' � ,� ,�• ? lg�^s �� � -�`� ry,'�'� ��""�S��'d% i .. ,,., �� � � � f I � .*9i � �� 6 W _ .-.x;..: -,� �, � _ i � ,�`` .:.-�, � _ . r � . ,- • < :.� , . _ ,' :� �� _� �' � �``f �_ a _ � "_ ��� � �.� �� -� '�r�-r r � � I�R.- .�:a, � � �-'� ry-`'�� ,•- � �� �/����� � ���� �'�� � '� ~ � � � '� I k,�•'�": .,: �" ��Ir�s+ �� t��°�c .f� ' �,�y �� '�L.a,x..%,t. � .. +16&�` .. •�� a , �:- � r �" � w 4 I�;i..� s`�" � '�'�� � �" ...�`' _�. {. � y�, "`°i �k � � Q � r.. � ,� �"*�"� �_: � _ i � �f�� _�:�.�{ e; . �t � �F� y i,.,. 1' r.�.��. � 1'bY, a*p J,",jly,re -p�, �*• -��� Z .�"'` ,�. ..�� �4 .I ..fA�`.' ,+G �:c k.;,' . .a ,.. • ` . � 7: M �. . .. � .- «fr' �I sYi� '',� '�'�`e� '� "�, } AV b'W'o 4tyfir�. � ' F� �" � . —__"-_'_ R ���� � rnw�w g� � t#�: �,c✓ +' �>� Ps' �'b` ����: � a 1 � . ?�� "�.� { . • �� �- '9�` 'e ���v:1+ 6 � �wc,a"' F.'� �"� � ..s 5. ��� �., n 4 �'2 r �"+ ��Y ' �.��s�,�:qro1ap- �jy �}� �?�" � � � � � � � .,"� kH ,w,� �t�i r�* ��'S��,yi-� A '�Y_T..� py"�w�Th k 6 �� � � � � �yw, +'� w K � �,�3 wn ''�q• �.*. `� �"T;^ "t !:%.. O u. � �S ,r 5. ,�r �, �yS4 ,�#'.'�� ,r��'9 v t �& � �+ Z O �� r.� �� �" �a.�- ��..ro+,�e,�� ',+40.�; f ;',���N'�°��' "y�,'%� LLJ � � '�„ �'�'` '"k ,�` g. °"`�, T'�^. .+ +" .. �'�. r"I(�I y`��, � �° U � � �� �� � � ° �( rR ^���'}j I� ' : ' �a �:;� a°�`P�:t t y.K .: +X 'a' . �f"'sa� , �,:�- ; -�. '�v` P 4y�, t r. J•R r ��! ------ y� . �%'z"���{1yj�al �z`.t F, h1r.''".� ���E � r�,' �� �� (� •t `' • � ���.- FR11'�IY t � � !+ �,�+ , � {S�:— R ' .i�` w ��.. � � f <".� 1 � �->. � . yh � .F�SSr � 3' �,�,s#�,J�.+" �. " � � aI~ e� � 1 h, '�j�T� _+�. .�` ' ,�r.S..: �i:' ' �, �' �, 's'_., �:i„4�m`1,.,i�$� ',R f..,� �+��.��^�k^k. r.- . � � _ . ' j v�----�"'e.-��+..�_ .t ���� ,a ,��'�. � T�y.y y���. _� ,E� '�" y� :_ �, .. �1 �' r' ��� � •• � t``` w� k. S �� . � .� � � � . } ;:�'� �� �: :�. .���,�; `�_ €— €�e�� 4 _ � .. � �, �- _ � .� ,.�, . - _ _ � - �, _ �.�.�i. �r}. � ,�� ,� a :� � .� �.»' e�: "'`A�' .'� �-� .�'4 '�-' .+� �=j'`�� "� . �£`��� � . w. � ��t�.�����;. �t+^�� �' tiFr�v��` �� ^�. ' E"" b � 4 ^$}��i^ �,�. `R� '' L�„�'�. ."�''�`;-' E. j ��. �[��,s+�i •Ya'++Y� :'g�� �+: -7",,.,a��- t �� ��:� Cw/7 ;-;��y� � . .: . e ,�,��.'y.f:...7I� �'� . d i i �� �i b��`'�. �� � . ' �' -.��'§F,k��• 1-'�'� " �.':;�'.r-s,.;�� '�r r � ` �' �'w "' ' 2 �".,k. '�".� � . r�n.�v* . t -..�c�,�,� : $`,�,.��, 'x «` ^,�`�°` < '' U + k - �a i e:;�s., `'� C/j � i:-" � �,ys 4 1 � � 4fi a .�,4""s✓�'�-'.s.r-j��_.' � � `� � . .t a. '�' "' E� .+�. ," ;,� ' _ . '�."�'^^�'�j�j,Y e— �, '15 �,$.� a � y t ?k'� � �r€ ° � '�' � ,�3 i C �*^�MK'� +�."'s � � W a� � i �^�i* �`+� t � `�, � p �''•• �" -•, �p° � h'�'�� �'b.y�.�` �-N, tia �.'.;. � '� :�,;c+_.�y � �) ��(� ,�� l� 'T ,t �4 s.°�' 8 � �� �. � y `f �f��'�w � ��. � . R�S`^ ' s�� t� J � �1 i �. "_ { �.. "t,c�.i" rc.�,. ,�-d'� � � \l� �y I .. _�� ... X_* �..x,�'�`�sT _ . _�.,5!��. a�+� .� q _; _�A'�_. � f:_a�.�::��.:a._ I�l ���!r ! L._ —_- ---- ------- — -- — - ---