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07-30-2013 JULY AUGUST MEMBERS S M T W T F S S M T W T F S v' NAEF L KUZNIA --� 1 2 3 4 5 6 1 2 3 v'FISHER DATTA 7 8 9 10 11 12 13 4 5 6 7 8 9 10 r`IALLARD '�f�'IRTH 14 15 16 17 18 19 20 11 12 13 14 15 16 17 �' KERSSEN ✓ANDERSON 21 22 23 24 25 26 27 18 19 20 21 22 23 24 28 29 30 31 25 26 27 28 29 30 31 AGENDA ZONING & PLANNING COMMISSION Tuesday, July 30, 2013 REGULAR MEETING 6:30 P.M. COUNCIL CHAMBERS ----------------------------------------------------- � ITEM: Approve and sign minutes of the June 25, 2013, regular meeting. COMMISSION ACTION: / / / / CASE NO. ZN13-2 ZONING AMENDMENTS Public Public hearing to consider various zoning amendments Hearing COMMISSION ACTION: / / / / CASE NO. VAC13-2 ALLEY VACATION " Public Public hearing to consider vacating an alley to the west of 612 11th Ave S Hearing COMMISSION ACTION: / / / / �� i� �\ AGENDA ZOrdING & PLANNING COMMISSION PAGE 2 --� CASE NO. VN13-3 SIGN SETBACK VARIANCE — THE DEPOT Consideration of a sign setback variance at 9451 Excelsior Blvd COMMISSION ACTION: / / / / ADJOURNMENT n �� i� � . . UNOFFICI,�� ZONING AND PLANNING COMMISSION MINUTES June 25, 2013 . A regular meeting of the Hopkins Zoning and Planning Commission was held on Tuesday, June 25, 2013, at 6:30 p.m. in the Council Chambers of Hopkins City Hall. Present were Commission Members Aaron Kuznia, Charles Firth, Andrew Fisher, Andrea Naef, Doug Datta and Scott Kerssen. Jennifer Allard was absent. Also present was staff inember Nancy Anderson. CALL TO ORDER NIr. Kuznia called the meeting to order at 6:30 p.m. in the Council Chambers. APPROVAL OF MINUTES Mr. Kerssen moved and Mr. Kuznia seconded the motion to approve the minutes of the May 28, 2013, regular meeting. The motion was approved unanimously. ITEM: ZN13-2 ZONING AMENDMENTS—LOADING DOCKS � Ms. Anderson explained the proposed amendments to the ordinance regarding loading docks. The Commission reviewed the proposed amendments. The public hearing was opened at 6:35 p.m. No one appeared at the public hearing. Mr. Kuznia moved and Ms. Naef seconded a motion to close the public hearing. The motion was approved unanimously. The public hearing was closed at 6:36 p.m. Mr. Kerssen moved and Ms. Naef seconded a motion to adopt Resolution RZ13-6, recommending approval of the zoning amendments regarding loading docks. The motion was approved unanimously. ITEM: VN13-2 REAR YARD VARIANCE—6 MANITOBA ROAD Ms. Anderson reviewed the variance with the Commission. The Commission discussed the variance. Jane and David Kirshbaum, the applicants, appeared before the Commission. The Kirshbaums spoke about wanting to build a screened porch. Sandy Racek of 11 St. Albans appeared before the Commission. Mrs. Racek spoke about being a good neighbor, good steward of property and the character of the neighborhood. Sid Levin, the general contractor for the Kirshbaums, appeared before the Commission. Mr. Levin spoke �. about practical difficulties. Debbie Stilman appeared before the Commission. MINUTES OF THE ZONING AND PLANNING MEETING, June 25, 2013 ��r'v��'�� Page 2 The Commission discussed practical difficulties at great length. The Commission also discussed the location of the porch, if it could be constructed in another location, the neighborhood and the large lots. � Mr. Kerssen moved and Mr. Kuznia seconded a motion to adopt Resolution RZ13-5, recommending approval of a variance at 6 Manitoba Road. The motion was approved on a 4-2 vote. Mr. Fisher and Ms. Naef voted nay. ITEM: ZONING AMENDMENT—MASSAGE Ms. Anderson asked that the item be continued. Ms. Naef moved and Mr. Kerssen seconded a motion to continue this item. The motion was approved unanimously. ADJOURN Mr. Kuznia moved and Mr. Firth seconded a motion to adjourn the meeting. The motion was approved unanimously. The meeting was adjourned at 7:35 p.m. MEMBERS � ATTEST: Aaron Kuznia, Chair _ � �� ---� July 22, 2013 � Planning Report ZN13-2 ZONING ORDINANCE AMENDMENTS Proposed Action Staff reconunends the following motion: Move to adopt Resolution RZ13-7, recommending approval of Ordinance 13-1064, amendin�various sections of the zoning ordinance. Overview At various times the staff assembles sections of the zoning ordinance that need to be updated. These amendments are to correct inconsistencies or problems the staff has identified or just to update the ordinance. The biggest changes will be to add a section to allow brew pubs, limit massage therapists to an accessory use clarify definitions in certain sections. There currently is a moratorium on massage therapists obtaining licenses within the City. Once this ordinance is effective, a inassage therapist will be able to obtain a license oiily as an ^ accessory use. The City Council will be amending the liquor licensing to allow brew pubs within the City. Primarv Issues to Consider • What are the proposed amendments? • What is the staff recoirullendation? Sunnortin� Documents • Analysis of Issues � Resolution RZ13-7 • Ordinance 13-1064 � NancX . Ailderson, AICP City P anner Financial Impact: $ N/A Budgeted: Y/N Source: ^ Related Documents (CIP, ERP, etc.): Notes: �� t • , � ZN 13-2 �. Page 2 Primarv Issues to Consider • What are the proposed amendments? Section 515.07 Subd 3. Accessory Structure: A subordinate structure detached from but located on the saine lot or abuttin� lot owned bv the same person, who is the owner of the principal structure, the use of which is incidental and accessory to that of the principal structure. new definition Section 515.07 Subd. 5. Adult Day Care: A facility for the supervised care of adults, providing activities such as meals and socialization one or more days a week durin�specified daytime hours. new definition Section 515.07 Subd 33. Brewpub. As defined in section 1200.22 Subdivision 1. � new definition Section 515.07. Subd 44. Clinic. A��premises or establishment, not includin� a massage therapy establishment, designed and used for the diagnosis and treatment of human patients that does not include overnight care facilities. Change to definition to exclude massage therapy Section 515.07. Subd. 80. Electrio-cigarettes, personal va�orizer or PV, is an electronic inhaler that vaporizes a liquid solution into an aerosol mist simulatin�the act of tobacco smokinpy new definition Section 515 Subd, 87. Fence: A structure serving as a barrier or boundary, usually made of posts or stakes joined to et� her by board, wire, or rails. ��5��8�1:—�er�E : „�� , .,�i „ ,,.,+o 0 0,.�0,� ., a•..•a• , , . New definition for a fence. Section 515.07. Subd. 135. Massage Therapy or Therapeutic Massage: A scientific health care or health maintenance techni uq e or procedure carried out bv a massage therapist involvin� � ^ the massa�in�, kneadin�, rubbing, strokin�pping, pounding, vibratin� or stimulating of the human skin, muscles and tissues for no other purpose than physical fitness health-care referral ZN13-2 ' Page 3 healing, relaxation, or beautification. v Section 515.07. Subd 136. Massage Therapist• A person other than a person licensed as a medical doctor• chiropractor• osteopath• podiatrist• licensed nurse• physical therapist• athletic director or trainer; or beautician or barber who confines his/her treatment to the scalp face and neck; who for compensation practices and provides therapeutic massa�e• and who can prove completion of a ininimuin of 500 hours of class credits from a reco�nized school in course work. Section 515.07. Subd. 137. Massa�e Therapy Establishment• Any establislunent wherein two or more massa�e therapists provide massage therapy or therapeutic massage to the public other than a hospital, sanatoriuin, rest home nursin� home boardin� home medical doctor's office chiropractor's office, or other institution licensed under the provision of Miruiesota Statutes Sections 144.50-144.69 New definition for message therapy, massage therapist and massage therapy establislunent. Section 515.07. Subd. 157. Occasional Sales: An occasional sale shall mean sale of tangible propertv at retail occurrin�no more than seven days per month in an industrial zone district new definition Section 520.13 Subd. 5 Barbed wire or electric fence. Barbed wire fences are pennitted only in industrial districts as provided by this code. Electric boundarv fences are not permitted within the Citv. �' Add language to eliminate electric fences as boundary fences. 530.12 Prohibited Uses: R Districts (b) Home occupation - massa e thera�y Eliminates massage therapy as a home occupation Section 540.03. Conditional Uses: I district. The following uses are pei-�nitted conditional uses in I districts: g) occasional sales 1. That the site have parkin� at a ratio of one space for everv 400 square feet of retail area. 2. Only one occasional sales use per buildin� Requires a conditional use pennit for occasional sales in industrial districts. � ZN 13-2 --� Page 4 535.01 Subd. 3. PERMITTED USES B-1 B-2 B-3 B-4 1. Adult day care (2)XE (2)XE (21XE (2 XE 2. Brewpub X (2)XJJ Adds adult day care and brewpub as uses in the business district. 535.03 Conditional use requirements Subd 2. Conditional uses within B districts JJ) Brew�ub 1. That the property and building abuts Mainstreet A brewpub is a conditional use within the B-3 zoning district. 556.04 Subd 4. Window signage. Temporary window signs shall be on the inside of the window. Temporary window signs are limited to one-third of the window surface area. � Require window signage to be on the inside of the window. 570.32. Window signage. Temporar ��or permanent si�s shall be on the inside of the window. Temporary or permanent window si�ns are limited to one-third of the window surface area. Require window signage to maximum coverage of 1/3 of the window. What is the staff recommendation? Staff is recommending approval of the proposed ordinance. Alternatives. 1. Recommend approval of the amendments to the zoning ordinance. By recommending approval of the amendments to the zoning ordinance, the City Council will consider a recommendation of approval. 2. Recommend denial of the amendments to the zoning ordinance. By recommending denial of the amendments to the zoning ordinance, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, findings will have to be identified that support this alternative. � 3. Continue for further information. If the Planning Commission indicates that further information is needed, the item should be continued. CITY OF HOPHINS Hennepin County, Minnesota � ORDINANCE NO. 2013-1064 THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS FOLLOWS: That the Hopkins Zoning Ordinance No. 515-570 be, and the same and is hereby amended by amending and adding the following sections: Section 515.07 Subd 3. Accessory Structure: A subordinate structure detached from but located on the same lot or abutting lot owned bv the same person who is the owner of the principal structure, the use of which is incidental and accessory to that of the principal structure. Section 515.07 Subd. 5. Adult Dav Care: A facility for the supervised care of adults providin� activities such as meals and socialization one or more davs a week durin� specified daytime hours. � Section 515.07 Subd 33. Brewpub. As defined in section 1200 22 Subdivision 1 Section 515.07. Subd 44 Clinic. A �g premises or establishment, not including a massa e therapy establishment, designed and used for the diagnosis and treatment of human patients that does not include overnight care facilities. � Section 515.07. Subd. 80. Electric-ci�arettes personal vaporizer or PV is an electronic inhaler that vaporizes a liQuid solution into an aerosol mist simulatin� the act of tobacco smokin�. Section 515 Subd, 87. Fence: A structure serving as a barrier or boundary usuall�made of posts or stakes joined to etg her by board, wire or rails. ��t�� ci c n� c�„i.��l� ,-F:�;,,,, �,..,,,�, ii � � a E2�—�ccrrrcror�—,irrac�crr�t'6'-arrvr�crcc-crccrccr-aT-& ai��,;•�;,��•-imrrg-��ircir�G��C''�A�-�F��EI�{}F.�, uii�rv��6ii�-� L` '7 '�1�' �L. 0 1�,� ., Section 515.07. Subd. 135. Massa�e Therapy or Therapeutic Massa�e: A scientific health care or health maintenance techni uq e or procedure carried out by a massa�e theranist involvin� the massa i�n� kneadin� rubbin� strokin� tappin�poundin� vibratin�, or stimulatin� of the human skin, muscles and tissues for no other purpose than physical fitness, health-care referral,healing relaxation or beautification Section 515.07. Subd 136. Massage Therapist: A person other than a person licensed as a medical doctor• chiropractor• osteopath• podiatrist• licensed nurse• physical therapist• athletic director or trainer; or beautician or barber who confines his/her treatment to the scalp face and neck• who for compensation practices and provides therapeutic massa�e• `— and who can prove completion of a minimum of 500 hours of class credits from a � reco�nized school in course work. Section 515.07. Subd. 137. Massage Therapy Establishment: Any establishment wherein two or more massa eg therapists provide massa e therapy or therapeutic massage to the public, other than a hospital, sanatorium, rest home, nursin�home, boardin h� ome, medical doctor's office, chiropractor's office, or other institution licensed under the provision of Minnesota Statutes Sections 144.50-144.69 Section 515.07. Subd. 157. Occasional Sales: An occasional sale shall mean sale of tan �gible property at retail occurring no more than seven da�s per month in an industrial zone district. Section 520.13 Subd. 5 Barbed wire or electric fence. Barbed wire fences are permitted , only in industrial districts as provided by this code. Electric boundarv fences are not permitted within the City. 530.12 Prohibited Uses: R Districts (b) Home occupation -massa eg therap.y Section 540.03. Conditional Uses: I district. The following uses are permitted � conditional uses in I districts: g) occasional sales 1. That the site have parkin� at a ratio of one space for every 400 square feet of retail area. 2. Onlv one occasional sales use per buildin� 535.01 Subd. 3. PERMITTED USES B-1 B-2 B-3 B-4 l. Adult dav care (2)XE (2)XE (2)XE (2)XE 2. Brewpub X (2)XJJ 535.03 Conditional use requirements Subd 2. Conditional uses within B districts JJ, Brew�ub �-. 1. That the property and buildin�abuts Mainstreet 556.04 Subd 4. Window signage. Temporary window si�ns shall be on the inside of the window. Temporary window signs are limited to one-third of the window surface area. 570.32. Window si�na�e Temporar�permanent signs shall be on the inside of the � window. Temporarv or permanent window signs are limited to one-third of the window surface area. Other uses listed in Section 515 and 535 are to be renumbered accordingly. First Reading: August 5, 2013 Second Reading: August 20, 2013 Date of Publication: August 29, 2013 Date Ordinance Takes Effect: August 29, 2013 Eugene J. Maxwell,Mayor ATTEST: Kristine Luedke, City Clerk � APPROVED AS TO FORM AND LEGALITY: City Attorney Signature Date � � � CITY OF HOPKINS Hennepin County, Minnesota RESOLUTION NO: RZ13-7 RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF VARIOUS ZONING AMENDMENTS WHEREAS, an application for Zoning Amendment ZN13-2 has been initiated by the City of Hopkins; WHEREAS, the procedural history of the application is as follows: 1. That an application for zoning amendment was initiated by the City of Hopkins; 2. That the Hopkins Zoning and Planning Commission published notice, held a public hearing on the application and reviewed such application on July 30, 2013: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered. � NOW, THEREFORE, BE IT RESOLVED that the application for Zoning Amendment ZN13-2 is hereby recommended for approval based on the following Findings of Fact: 1. That the Zoning and Planning Commission reviewed the proposed ordinance. 2. That several of the proposed amendments are to clarify and add definitions. 3. That the proposed amendments will update the zoning ordinance. Adopted this 30th day of July 2013. � Aaron Kuznia, Chair �--. July 22, 2013 � Planning Report VAC13-2 VACATE ALLEY—612 - 11TH AVENUE SOUTH Proposed Action Staff recommends the following motion: Move to adopt Resolution RZ13-8, recoinmendin� approval of Ordinance 13-1065, approving the vacation of uart of an allev abutting 612 - 11" Avenue South. Overview Ed Stiele, the owner of 612 - l lth Avenue South, is requesting the vacation of the alley to the west of his building. The alley is 14 feet in width and is not improved. The two property owners to the west of the abutting alley have agreed to the vacation. The abutting property owner will receive '/z of the alley. The public works department has reviewed the vacation and determined that there is no public purpose for the alley. ^ Primarv Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? • Is the alley needed for a public purpose? • What is the staff recommendation for the vacation? • What were the responses from the utility companies regarding the vacation? Supporting Documents • Analysis of Issues • Resolution RZ13-8 • Ordinance 13-1065 '1 Nancy . Anderson, AICP City Planner Financial Impact: $ N/A Budgeted: Y/N Source: Related Documents (CIP, ERP, etc.): Notes: �� VAC 13-2 � Page 2 Primarv Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The zoniiig of the property is I-2, General Industrial. The Comprehensive Plan designation is Industrial. • Is the alley needed for a public purpose? The public works department reviewed the proposed vacation and detennined that the portion of the alley to be vacated is not needed for a public purpose. • What is the staff recommendation for the vacation? Staff is recormnending approval of the vacation. • What were the responses from the utility companies regarding the vacation? As of the date of this report, Comcast is requiring a drainage and utility easement. --` Alternatives 1. Recorrunend approval of the vacation of the alley. By recommending approval of the vacation,the City Council will consider a recommendation of approval. 2. Recommend denial of the vacation of the alley. By recommending denial of the vacation, the City Council will consider a recommendation of denial. If the Planning Commission considers this alternative, findings will have to be identified that support this alternative. 3. Continue for further information. If the Planning Corrunission indicates that further information is needed, the item should be continued. ' � CITY OF HOPKINS Hennepin County, Minnesota �— RESOLUTION NO: RZ13-8 RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF AN ALLEY VACATION WHEREAS, an application for Vacation VAC13-2 has been made by Ed Stiele; WHEREAS, the procedural history of the application is as follows: 1. That an application for a vacation of the alley was made by Ed Stiele on July 3, 2013; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published notice, held a public hearing on the application and reviewed such , application on July 3, 2013: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of City staff were considered; and � 4. Legal description of the alley to be vacated is as follows: That part of the alley of Block 57, West Minneapolis, according to the recorded plat thereof Hennepin County, Minnesota, lying north of the easterly extension of the north line of Lot 20, said Block 57 NOW, THEREFORE, BE IT RESOLVED that the application for vacation VAC13-2 is hereby recommended for approval based on the following Findings of Fact: 1. That the above-described alley is not needed for a public purpose. BE IT FURTHER RESOLVED that application for variance VAC13-2 is hereby recommended for approval based on the following condition: 1. That the applicant grants Comcast a drainage and utility easement. Adopted this 30th day of July 2013 Aaron Kuznia, Chair � CITY OF HOPHINS .^ Hennepin County, Minnesota ORDINANCE NO. 2013-1065 ORDINANCE VACATING AN ALLEY THE COUNCIL OF THE CITY OF HOPKINS DOES HEREBY ORDAIN AS FOLLOWS: That the following described area of the following public alley in the City of Hopkins, namely: That part of the alley of Block 57, West Minneapolis, according to the recorded plat thereof Hennepin County, Minnesota, lying north of the easterly extension of the north line of Lot 20, said Block 57 be vacated as an alley. First Reading: August 5, 2013 Second Reading: August 20, 2013 � Date of Publication: August 29, 2013 Date Ordinance Takes Effect: August 29, 2013 Eugene J. 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' G RQ�P 2007-P0197-0068 RF.AT.ESTATE DUE DILIGENCE 1 �� 1 � July 22, 2013 � Planning Report VN13-3 FRONT YARD SIGN SETBACK VARIANCE—THE DEPOT Pronosed Action Staff recommends the following motion: adopt Resolution RZ13-9, recommending approval of a front vard si�n setback variance at 9451 Excelsior Boulevard—The Depot Coffee House. Overview The applicant, Three Rivers Park District, is proposing to erect a new monuinent sign at The Depot Coffee House at the same location as the existing sign. In doing research for the placement of the new sign, it was discovered that the existing sign does not have the required 10-foot sign setback. If the new sign is placed at the required 10-foot setback,the sign would be back too far for visibility from Excelsior Boulevard. � Primarv Issues to Consider • What is the zoning of the property, and how has the Coinprehensive Plan designated the subject site? • What does the ordinance require? • What are the specifics of the applicant's request? • What practical difficulties does the property have? Supporting Documents • Analysis of Issues • Site plans • Resolution RZ13-9 '� 1 ��'1 Nanc . Anderson, AICP City er Financial Impact: $ N/A Budgeted: Y/N Source: �' Related Documents (CIP, ERP, etc.): Notes: �� J • VN13-3 Page 2 � Primary Issues to Consider • What is the zoning of the property, and how has the Comprehensive Plan designated the subject site? The subject property is zoned I-2, General Industrial. The Comprehensive Plan has designated the site as Industrial. • What does the ordinance require? The required sign setback in an industrial area is 10 feet. • What are the specifics of the applicant's request? The applicant is requesting an 8' variance so the sign will be in front of the building. This is where the sign exists now. • What practical difficulties does the property have? The new state statute requires three standards for the granting of a variance. The three �--� requirements are: 1. That practical difficulties cited in connection with the granting of a variance means that the property owner proposes to use the property in a reasonable manner not permitted by an official control; 2. The plight of the landowner is due to circumstances unique to the property, not created by the landowner; and 3. The variance, if granted, will not alter the essential character of the locality. � The applicant meets the three requirements to grant a variance. The property is narrow and linear and the building has approximately a 10-foot setback. The existing sign does not have visibility issues from Excelsior Boulevard. Surrounding uses The site is surrounded by Excelsior Boulevard to the north, SUPERVALU to the south and vacant land to the east and west. Alternatives 1. Recommend approval of the sign setback variance. By recommending approval of the sign setback variance, the City Council will consider a recommendation of approval. ^ 2. Recommend denial of the sign setback variance. By recommending denial of the sign setback variance, the City Council will consider a recommendation of denial. If the VN13-3 Page 3 Planning Commission considers this alternative, findings will have to be identified that support this alternative. � 3. Continue for further information. If the Planning Commission indicates that further information is needed, the item should be continued. � � CITY OF HOPKINS � Hennepin County, Minnesota RESOLUTION NO: RZ13-9 RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING APPROVAL OF AN 8-FOOT SIGN SETBACK VARIANCE AT 9451 EXCELSIOR BOULEVARD WHEREAS, an application for Variance VN13-3 has been made by Three Rivers Park District, and WHEREAS, the procedural history of the application is as follows: 1. That an application for Variance VN13-3 was made by Three Rivers Park District on July 1, 2013; 2. That the Hopkins Zoning and Planning Commission, pursuant to mailed notice, held a meeting on the application and reviewed such application on July 30, 2013: all persons present were given an opportunity to be heard; 3. That the written comments and analysis of the City staff were considered; and, 4. Legal description of the parcel is as follows: HCRRA right-of-way across Southwest '/ except parcels lA and 1B as shown on --� City of Hopkins right-of-way plat No 1 except roads NOW, THEREFORE, BE IT RESOLVED BY THE ZONING AND PLANNING COMMISSION OF THE CITY OF HOPKINS, MINNESOTA, that application for Variance VN13-3 to reduce the sign setback from 10 feet to 2 feet for the proposed sign is hereby recommended for approval based on the following Findings of Fact: 1. That the applicants do have a circumstance peculiar and unique to the parcel because of the placement of the building and the linear shape of the lot. 2. There exists a practical difficulty because if the proposed sign was placed at the required 10-foot setback, the sign would not be visible from Excelsior Boulevard. 3. That the variance will not alter the essential character of the surrounding area. BASED ON THE FOREGOING FINDINGS OF FACT, the Zoning and Planning . Commission of the City of Hopkins, Minnesota, hereby determines that the literal enforcement of the 10-foot sign setback in the Industrial zoning district would cause practical difficulties because of circumstances unique to the subject property, that granting of the requested variance to the extent necessary to compensate for such practical difficulties is in keeping with the intent of the Hopkins City Code, and that the variance of 8 feet is reasonable. Adopted this 30th day of July 2013 � Aaron Kuznia, Chair � �'`�, � fi,: 5 - �� ': + ' ��, �� A.,�* � . �� . '�,r _ , V � . , �t ' a'� . �� 4�� .� r ��:+r�" y4 ��. �, � _ �. '�"�.^ �'� ' .�j �i � �!'� - ��= , � r � � ��,j �s�_ � Y. �� . , � � . ,��.� �. .� Ci ��, 'a X Ll �"' � ' : � � . . i �F - s� . � � y.L ,�� i1�7 . '��`e �� } .. i � � � . � r � . �, `� _ �# �.., _ , :� .� : A� �^ `� 1� ^ — . r l �� `� • \, !• I i , � ,t �� •� , . � , , ' �• � '••' � � �� . ..:� i�� i ` ; , '. : 'r S r '� � �� , ti`, ��. :Y . ��i��'.�- ; I . .. . 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