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87-63 WMITE - CITV CLERK PINK - FINANCE G I TY O F SA I NT PA U L Council CANARV - DEPARTMENT BI.UE - MAVOR File NO. � � ` v� � Council Resolution Presented By Referred To Committee: Date Out of Committee By Date FURTHER RESOLVED, that the appeal of Martin and Pam Sinnot be and is hereby granted in all respects ; and, be it FURTHER RESOLVED, that a copy of this Resolution be forwarded by the City Clerk to Martin and Pam Sinnot, the Zoning Admini- strator, and the Planning Commission. COUNCILMEN Requested by Department of: Yeas p�eW Nays � Nicosia [n Favor Rettman Scheibel � so,,,,e� __ Against BY Ted��o �' JAN � 1987 Adopted by Council: Date 5 Form Approved City Attorney Certified o .i re BY By� _. _ q p Appr by Mavor: Date _ C,�AN ,� I 1�07 Approved b ayor for Submission to Council sy _ — By PUBLISNED J A N 31 1987 CITY OF SAINT PAUL ���'��' ' ,.o.�. OFFIC� OF THE CIZ'Y COIINCIL •a���u�ae . . e�s���ppef - �`"' Odte ; December 15, 1986 COMM (TTEE REPORT TO = SQ�nt Pau I City Council - , F R O M � C o nn m ir t e e O h C i ty Deve 1 opment and Transportat i an CHAIR Wi 11 iam L. Wi lson � 1 . Relocation Policy for UDAG (HRAJ' (Committee " recommends approval as amended) 2. Appea 1 - P1 ann i ng Comm i ss 1 oh far non-cc�r�forrtri ng us�. at 1255 Ashland (Committee recomm�nd� approval for ' ��' ' • non-corform f ng use)= . - . . �� �� 3. Ordinance amending the Legislative Code, Building and Nousing Code by adding a provision for the � • -� ��'C� i dent i f i.cation and_ rernova 1 'of- yQUth gang raff i t i �..P' � !�� (Commi ttee recommends approva 1� a��►��� - - �,�� ��. 4 4. ' accepting the report submitted by the ��r Overnight Shelter Board dated September 1986 and providing that the Council will act on the recom- mendations within 90 days (Committee recommends approval as amended) CTI'Y HALL SEVII�ITH FLOOR SAINT PAU4 MINNESUTA 55102 �H �..,�.._,..,....._�,�.--....;,......�..-......e..,.......p,..,..�..�..�.' .. . .. .. _ ._.. . ,-.... .«.». ...r,. .-+..,.-...--...«-.-..... . . . ._ -.� ..�-:. .__�...�-.,�.......-.+......-.,�.>-_, ., . .: ..._...,,.-.....,.�,.,.-�.._. . /� - _ . � ... . � . � : , ..,.��.r.:,.. n _� i .�:✓ �P'� r' ' ).n ' (Y t- I - d r ' K .�� c':a y u� ' I _ � ! �. � -�',�y} *x i � �� � �� � . E ,.0 .� 3 J w° Yt, i. 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'�1�! %�i �'1`� "� ! 1 � ��� �. � - � ��l� � � 1 �: � ��� � 1 irc r (;� } � � �� ��� � �� � � � ��� �� � � � t .� t , C r` � ` y.i � ^ f d��. f w�` /.� /ti�`5 S� yc < ' .�� : f ��`•�'„y� �� �' �t��. � `4' :. . � t 1 L. � y .i� Q4 ,�2'�y' � : ,, h � \' .f� � 4 µF�i .: �'p k } !, I � � .� � _ F ��,s 4� ,: F � ..,:f �:�r , ,.����,,,_.�. .:�k, . .S ;.��.,e.xn.��� � u��. � � � �,�� ��t��aa �t.�.c� � ��xr_.,��i���.�. ��� .rs, � s;`v ;�. �� �.<' � �� r L� t i r i + x� r � �a .o , i , ..�.,,7�`i..° � F �., _ . � ..,xf. _ -'�,� , .a ��� .., C�� y � w�a'A ; _��t '�� €::,x..� r--� a � � -w-- F � ._ , � , CiTY OP � R�6 �, - `�,, � CITY OF SAINT PAUL a ���������„ ; DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT `� ���� �� � �o' DIVISION OF PLANNING m 25 West Fourth Street,Saint Paul,Minnesota 55102 I96� 612-292-1577 GEORGE LATIMER MAYOR December 8 1986 �� `-� , . �,., . � � � Albert Olson, City Clerk '' ' =� Room 386, City Hall `-.' rn .- ., v St. Paul, MN 55102 __ - -? RE: Zoning File #10028 - Martin and Pamela Sinnott , � � , �, City Council Hearing: December 18, 1986 _. PURPOSE: An appeal of the Planning Commission's decision which denied a Nonconforming Use Permit to allow continued use of a third floor apartment. PLANNING COMMISSION DECISION: Deny (12-0) ZONING COMMITTEE DECISION: Deny (5-0) STAFF RECOMMENDATION: Approve SUPPORT: One letter received. OPPOSITION: One person testified. Dear Sir. On November 6, 1986, the Zoning Committee of the Planning Commission held a public hearing on this Nonconforming Use Permit application. No one was present who represented the applicant but one neighbor testified in opposition to the permit. At the close of the public hearing, the Committee voted 5 to 0 to deny the permit based on three principal findings: (1) the intensity of use (as a three unit) is dissimilar to other residential uses in this single family, R-4 zone, (2) there was insufficient evidence to prove that the third unit has been in existence for a period of at least ten years and therefore it was considered illegally established, and (3) the continuance of an illegally established third unit would disrupt the neighborhood character and is therefore not in conformance with the City's comprehensive plan. On November 7, 1986, the Planning Commission upheld the Zoning Committee's . recommendation on a unanimous voice vote. , . . . � �x�� �lbert Olson December 8, 1986 Page Two This appeal will be reviewed by the City Development and Transportation Committee on December 15, 1986; slides will be shown at that meeting. The public hearing will be before the full Council on December 18, 1986. Sincerely, �dVlVl�, ������ Donna Datsko Planner II DD:rm Attachments �'7- � � city of saint paul pianning commission resolution f ile number 86-106 �t� November 7, 1986 WHEREAS, Martin and Pam Sinnott File #10002 has applied for a nonconforming use permit under the provisions of Section 62.102, Subd. 5 (l l) of the Saint Paul Legislative Code, for the purpose of continued use of residence as a triplex on property located at 1255 Ashland Avenue, legally described as Lot 20, Block 24, Anna and Ramsey Addition; and WHEREAS, the Zoning Committee of the Planning Commission on November 6, 1986, held a public hearing at which all persons present were given an opportunity to be heard pursuant to said application in accordancc with the requirements of Section 64.300 of the Saint Paul Legislative Code; and WHEREAS, Saint Paul Planning Commission, based on the evidence presented to its Zoning Committee at the public hearing as subsequently reflected in the minutes, made the following findings of fact: 1. The applicants have owned the property at 1255 Ashland since January 1977. There are two, two-bedroom apartments on the first and second floor renting at about $445/month and a one- bedroom unit on the third floor renting for about $255/month. In October 1986, the applicants moved out-of-state and are attempting to sell the property as a triplex. 2. To grant legal nonconforming status to uses which fail to meet the standards of Section 62.102, the Planning Commission must make nine findings of fact; these requirements and the applicants' ability to meet them are as follows: � a) The use occurs entirely within an existing structure. The unit in question is a third floor unit. b) The use is similar to other uses permitted within the district. This area east of the Short Line is primarily single family with few interspersed duplexes. The residential use is therefore dissimilar to other uses permitted in the district. c) The use is appropriate and is consistent with the general welfare of the community and the en joyment of ad jacent property. (continued) moved by Morton seconded by Summers in fav�or Un_s voi ce vote (DENY) against , . , . . . �- �-�-r� city of saint paui planning commission resolution file number � date File #10002 Page Two The residential use is appropriate and consistent with other residential uses and the general welfare of the community but the intensity of the use is inappropriate to adjacent property. d) The use has been in existence for a period of at least l0 years prior to the application to the Planning Commission. The applicant has provided statements from two previous owners of the property which attest to its continual use as a triplex since 1975. In the period between 1976 through 1984, the City Directory inconsistently lists between one and three names. The accessor's office has stated that in 1975 a physical inspection of the property determined its use as a duplex. It therefore appears that the third unit was illegally established. e) The off-street parking is adequate to serve the use. Requircd off-street parking for a new triplex would be four spaccs. This property has room for four vehicles in the rear of the lot. f) The use is in substantial agreement with the Comprehensive Plan. The Comprehensive Plan states the City's commitment to neighborhood improvement and that "conversion of existing housing should occur on a limited basis in most neighborhoods to avoid concentration and disruption of the neighborhood character" The continuance of one unit which was illegally established would disrupt the neighborhood character. g) Hardship would result if the use were discontinued. The applicants have stated that they bought the property as an occupied triplex for $68,000. The applicants have accepted an offer to selt for the same price. If one unit was disallowed, the property would be worth about $56,000 and would result in a $12,000 loss to the applicant (according to the applicant's realtor). (continued) moved by seconded by in favor- against- . . . � ��� city of saint paul planning commission resolution file number � date File #10002 Page Three h) Rezoning the property would result in "spot zoning" or a zoning inappropriate to surrounding land uses. The parcel is one lot, 6,000 square feet in the R-4 zone; rezoning to RT-2 would be spot zoning. i) A notarized petition of two-thirds of the property owners within 100 feet of the property has been obtained stating support of the use. A sufficient petition was filed with the Planning Division. . NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Planning Commission, that under the authority of the City's Legislative Code, the application for a nonconforming use permit to allow the continued use of a third floor residential unit at 1255 Ashland Avenue is hereby denied. moved by seconded by in fav�or- against.— �-�`-, �-� • � MINUTES OF THE ZONING COMMITTEE CITY COUNCIL CHAMBERS, ST. PAUL, MINNESO'TA ON NOVEMBER 6, 1986 � PRESEN'T: Mmes. Morton, Summers, Tracy and Zieman; Messr. Lanegran of the Zoning Committee; Mr. Segal, Assistant City Attorney; Ms. Lane of the Division of Housing and Building Code Enforcement; Ms. Synstegaard, Ms. Datsko, Ms. James, Ms. Drummond and Mr. Soderholm of the Planning Division staff. ABSENT: Messrs. Pangal, Levy and Repke. The meeting was chaired by Gladys Morton, Vice-Chairman. MARTIN AND PAM SINNOTT (#I0002): Nonconforming use permit for property at 1255 Ashland Avenue to allow continued use of third unit apartment. The applicant was not present. There was opposition present at the hearing. Ms. Datsko showed slides of the site and reviewed the staff report with a recommendation for approval. She stated that three letters were received in support. Charles Curry, 1232 Ashland, stated that he has lived in the neighborhood for a year and the home at 1255 Ashland did sell. Regarding the resale price of the home if it was not allowed to have three units, he doubts that information obtained is true. He stated he is concerned about the neighborhood and that the neighborhood has been upgraded continually throughout the last decade and he would like to see this trend continued. He would like to know if the new owner intends to live in the building. If he does plan on living in the building then possibly he would consider rescinding his objection, but if he is going to be a absentee landlord, he strongly objects to a three unit building on that block. CMs. Morton stated that the Committee has no information if the new owner intends to live in the building or not. Mr. Curry stated that the home has been sold for two or three weeks. Ms. Zieman asked Mr. Curry if he knew if the previous owner lived in the home. Mr. Curry answered that he does not know. He also stated that the home was for sale for approximately a year. Hearing no further testimony, Ms. Morton closed the public hearing portion of the meeting. Mr. Lanegran asked if the home has a certificate of occupancy for three units. Ms. Lane answered no, and that that is how it was caught. She further stated that the owners have moved out of state and now are living in Ohio. Ms. Zieman asked if when the house was put up for sale, and listed it as a triplex, that was how it was caught. Ms. Lane stated that she is not sure, and that they usually do not know. It gets on the inspectors list by someone calling to complain, during the sale of the house, someone just happens to notice three mail boxes, etc. Ms. Zieman asked Ms. Lane from their inspection of the home if was a full kitchen, bath, etc. in the third unit. Ms. Lane answered yes. Ms. Datsko stated that she asked the applicant if he could provide photos of the inside of his home but he was never able to; the last time she spoke with them they were on their way to Ohio. � � y .. • . � � ` �� File #10002 Page Two �_ Mr. Lanegran made a motion to recommend denial because the third unit was converted illegally and the intensity of use does not conform to adjacent uses. Ms. Summers seconded motion, which passed on a roll call vote of 5 to 0. Submitted by: Approved by: � �;' - I.�Ov�►�� j� �,t'� ��1���� �L� :: ' ,,%�l� � �' `- "vl '� / Donna Datsko Gladys Morton, Vice-Chairman l � . . . . . �_ �� � 3 ZONING COMIVIITTEE STAFF REPORT ----------------------------- ----------------------------- FILE #10002 1. APPLICANT: Martin and Pam Sinnott DATE OF HEARING: 11/6/86 2. CLASSIFICATION: Nonconforming Use Permit 3. LOCATION: 1255 Ashland Avenue (north side between Griggs and Syndicate) 4. PLANNING DISTRICT: 13L 5. LEGAL DESCRIPTION: Lot 20, Block 24, Anna and Ramsey Addition 6. PRESENT ZONING: R-4 ZONING CODE REFERENCE: 62.102, Subd. 5 (11) 7. STAFF INVESTIGATION AND REPORT: DATE: October 27, 1986 BY: Donna Datsko ------ ---------------------------------------------------- ----------------------------------------------------------------------- A. PURPOSE: To permit continued use of third floor apartment. B. SUFFICIENCY: The petition was declared sufficient by the Planning Division on September 22, 1986; 19 parcels eligible; 13 parcels required; 13 parcels signed. C. PARCEL SIZE: The parcel is one lot, 40' x 150', or 6,000 square feet in area. D. EXISTING LAND USE: The property is a 2 1/2 story frame structure built in 1984 as a duplex now in use as a triplex. E. SURROUNDING LAND USE: North: Low density residential East: Low density residential South: Low density residential West: Low density residential F. ZONING HISTORY: This parcel was zoned A Residential prior to 1975. G. FINDINGS: 1. The applicants have owned the property at 1255 Ashland since January, 1977. There are two, two-bedroom apartments on the first and second floor renting at about $445/month and a one-bedroom unit on the third floor renting for about $255/month. In October , 1986, the applicants moved out of state and are attempting to sell the property as a trinlex. � . � � �r- �-� File•#10002 Page Two The applicant has provided statements from two previous owners of the property which attest to its continual use as a triplex since 1975. In the period between 1976 through 1984, the City Directory inconsistently lists between one and three names. The accessor's office has stated that in 1975 a physical inspection of the property determined its use as a duplex. e) The off-street parking is adequate to serve the use. Required off-street parking for a new triplex would be four spaces. This property has room for four vehicles in the rear of the lot. f) The use is in substantial agreement with the Comprehensive Plan. The Comprehensive Plan states the City's commitment to neighborhood improvement and that "conversion of existing housing should occur on a limited basis in most neighborhoods to avoid concentration and disruption of the neighborhood character." The continuance of one unit which as existed for a period of at least 10 years will not disrupt the neighborhood character. g) Hardship would result if the use were discontinued. The applicants have stated that they bought the property as an occupied triplex for $68,000. The applicants have accepted an offer to sell for the same price. If one unit was disallowed, the property would be worth about $56,000 and would result in a $12,000 loss to the applicant. h) Rezoning the property would result in "spot zoning" or a zoning inappropriate to surrounding land uses. The parcel is one lot, 6,000 square feet in the R-4 zone; rezoning to RT-2 would be spot zoning. i) A notarized petition of two-thirds of the property owners within 100 feet of the property has been obtained stating support of the use. A sufficient petition was filed with the Planning Division. H. STAFF RECOMMENDATION: Based on staff findings 1 and 2, staff recommends approval of the nonconforming use permit. I �7 �� �, f APPLICATION FOR NONCONFORMING �i USE PERMIT CITY OF SAINT PAUL ZONING OFFICE USE ONLY Zoning File � ����� Application Fee � 7 � /�G�i Tentative Hearing Date Number of Lots or Size of Parcel: ______________________________________ A legal nonconforming use of structure/land is one which lawfully existed on October 25, 1975, the effective date of the adoption of the Saint Paul Zoning Code. Application is hereby made for a Nonconforming Use Permit under provisions of Chapter 62, Section 102, Subdivision 5, Paragraph of the Zoning Code. A. APPLICANT Name N(AR'�iN -� I�ik�( S(n1nToR"r Phone (Daytime) 571� 340� Address 95� L..In1�.Teo� � S�- PPwt. . MN Zip S� t0 � Property interest of Applicant (Owner, contract purchaser, etc.) pt�rJE� Name of owner (if different) /V oT � FY "g��. �. GRo.�� r�-� 13� F�E �� Ub-- s� c c�s � �ca.s s r -------=------------==-==-------------=----==------------------------------------ ----=--- - -------------- ------- 6. PROPERTY DESCRIPTION Address/Location I�SS �S k{ t�,,J� kk✓� , S+ P+�1� � r�-iN SS10�- Legal Description: Lot �0 Block �� Add. . Present Zoning a—�� Lot Size __yD � IcSrb ' __________________________________________________________________________________________ C. USE INFORMATION Previous Use (Attach supporting documentation) - �- a, Ti�.c. — �� Proposed Use or Change (Attach Site Plan) � :�.� � � a, �-� R�EC 1519a6 If you have any questions, please contact: ��N�NG ' Saint Paul Zoning Office, 1100 City Hall Annex 4102 25 West Fourth Street, Saint Paul , Minnesota 55102 (298-4154) 2/85 , R I . . . . _ .. . . _ . .. . . �� ` � .�.. .. CONSENT OF ADJOINING PROPERTY OWNERS We, the undersigned, owners of property within 100 feet of �aS� S '� , a knowled at we have been furnished with a copy of the application o � Q � - ��, for a special condition use permit/nonconforming use pe mit circle one along with any relevant site plans, diagrams, or other documentation; and that we consent to the approval of this application as it was explained to us by the applicant or his/her representative. LOT BLOCK ADDITION RECORD OWNER SIGNATURE DATE r r. � � r�--' � n � �c� r ' ' .,.� , � ���7 , �� � � � � �� ���s �,u. � �� - ;� . ��l ������ �l � �7 �'� - , r / J � (�,� �� f r { �/����t�' t `��. o�i ' � �u � '' ���G� �� �, � , � a-y �,,C�, �w � 2 � ` o � L�- �� �f---3 � � . � ���—�",L �� � , ,� �,, __. ��� � �� .� � � � ( .� ��� Q: � �1 Q� '� V-� - 'r � . � ,� . ' �, ���� �.-� � � � � U � L- � ��.. L--�y/'�fL' �.'�a""--� � �/ =3 �' '0 2 2 °�t,� � � . _ �— —$ � 2/85 G��� �� CONSENT OF ADJOINING PROPERTY OWNERS We, the undersigned, owners af property within 100 feet of j�:.�c� ���-e-� ac w edg that we have been furnished with a copy of the application of for a special condition use permit/nonconforming use permit ci cle one along with any relevant site plans, diagrams, or other documentation; and that we consent to the approval of this application as it was explained to us by the applicant or his/her representative. LOT BLOCK ADDITION RECORD OWNER SIGNATURE DATE � � � �oSR��� E ��o�� .�. ��%' �-�y�� 2/85 - , ° , . �' �— �� STATE OF MINNESOTA) : SS COUNTY OF RAMSEY ) —���I ' ���} � , being first duly sworn, deposes and states that he is the person who circulated the within petition and consent, consisting of _� pages; that affiant is informed and believes that the parties described are the owners respectively of the lots placed immediately before each name, that affiant is informed and believes that each of the parties described above is the owner of property which is within 100 feet from any property owned or purchased by petitioner or sold by petitioner within one (1 ) year preceding the date of this petition which is contiguous to the property described in the petition; that except for none of the parties described above has purchased or is purchasing property from petitioner contiguous to the above described property within one (1) year of the date of the petition; that this consent was signed by each of said owners in the presence of this affiant, and that the signatures are the true and correct signatures of each and all of the parties so described. Gf 17�� �C:��(' C�,h�C,� ���-- _ Address c3�-�7 �I�C� Telephone Number Subscribed�nd sworn to b ore me th i s �_rd ay of , 19� � Notary Public � . A ���,. S�t�ROrd A. E3�iLHARZ * ��(`�,C:' NOiARY PJEiiIC—MINN�s.^,fA 'i � GA:CtIT,�CQUNTV ` ,� M1ty Commiasion ExpireS 2•16•90 �, a " Approved as to form - Feb. 85 Page of Planning Department i• ' �C�/`�a-3 STATE OF MINNESOTA) : SS COUNTY OF RAMSEY ) �.1Z��rp,�,�r►�__, being first duly sworn, deposes and states that he is the person who circulated the within petition and consent, consisting of pages; that affiant is informed and believes that the parties described are the owners respectively of the lots placed immediately before each name, that affiant is informed and believes that each of the parties described above is the owner of property which is within 100 feet from any property owned or purchased by petitioner or sold by petitioner within one (1 ) year preceding the date of this petition which is contiguous to the property described in the petition; that except for _ __ none of the parties described above has purchased or is purchasing property from petitioner contiguous to the above described property within one (1 ) year of the date of the petition; that this consent was signed by each of said owners in the presence of this affiant, and that the signatures are the true and correct signatures of each and all of the parties so described. �� 1 �ra. � � �v �. Address �� - 9�yY Telephone Number Subscribed nd sworn f e me this � day of _______, 19�� � ! Notary Public � + . � ' S�IAROlV A. B�ILHARZ ; ��N4TARX PUBtIC—MINNESOTA `. � DAKOTA COUN7Y My Cemmission Expaes 2-16•90 ; :, r Approved as to form - Feb. 85 Page of Planning Oepartment . _ . � 7 - � � �'��r�i.r-�,r.,., i�'�=1::,.�_tl ,�;G�i"�.' L..i:°�aauc.;ci t�t�•;�F:� C;i.t�;✓ c-s�4� .�ai� !='��s_tl f��t i='���:1 , !`'N`�.! '�;:s2!:i::i ���.,:��:.�.:;,�:�,�,7E-:.�� �::J� �.���.� Z��e�G FILE I oc�o Z ---___ i.)i::��:�r- !"f�-. 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';'f't;_l 6'd:S. .�. .�. {':.�t��:(i? �.R"14:i{'�::"' �":i:�P..(�{!:�"i 1�i':ii S.E'1 j�.Ci 1 Eli�C1R'tC°� "+ . . . . . ..._ i � •i r- i....;r.::. � . �.. ..� i:i.i..Y(:J P..C:l�:.::7 .._ .. . . .... . .. .... ... r.:t�...(:-C:?�...i{'i : .,..� t......�i._.!.t.t'c::i�P. .t..t C: y(::'r t..t;'_ ;.�i- �".F'i(:;; 'v<::t Y .c r_�!"i C:ih:• '�".i_) �°.t't i•:�' ....t�. ...:..J�'t.{.4-1�.� �!"1" .�..;yc1�..3 ��i`:��{.L c.:t4.11_S {°l�`t'C:i.'� . � . :::s 7.t'..,C::f•-��..(}Z•.�.'�.'y ' V , . � �,�i r°:�: 1 1 v �":�� ��.� �..t�...t:::3'�_��:. - . . . �� ��- �� � A MEMBER OF THE SEARS FINANCIAL NEf WORK • � - - � �� �IL.E ��� �p��� �� COLDWELL BANKER RESIDENTIAL REAL ESTATE SERVICES 1815 SUBURBAN AVENUE ST PAUL,MN 55119 (612)738-7666 September 2, 1986 To Whom It May Concern: I bought and closed on 1255 Ashland in September 8, 1977. To the best of my recollection, I was informed that it was a 'grandfathered in' triplex. I lived on the first floor for approximately three years and rented out the 2nd and 3rd floors. I sold and closed the triplex, Dec�nber 18, 1980. Sincerely, �J l� Ken Erickson KE:bb . _ . � �1- 63 ��'����lNG ��LE o0t� --- October 8, 1986 TO WHOM IT MAY CONCERN� Regarding the property at 1255 Ashland Ave. , St. Paul, Mn. s I purchased the property in April of 19?5 and sold it in September of 1977• When I purchased the property, I purchased it as a Tri-Pl,ex. To the best of my knowledge it had been in use as a Tri-Plex for man,y ,years before I purchased it . During the time I owned the property I did occasionally have all three units rented. Sincerely, /� �i��a-,�.-� "F a c J. Pream 989 Eleanor Ave . St . Paul� Mn. 228-9921 . . , �' 7 - � � - - v � . , E , o� ZpN�NG F1 a� ��=�i �� 9 .,P�- �� ' , �/� ���,/,� � z� � � � ,� � �� ��� . " � � ,�..�s� �' ��, ��,�'-��.��,� � �u ��`.� " - ; �� �- � � � ,,, � - �� • /'��'� ���'jyr� �.�/o� I