The URL can be used to link to this page

87-844 WHITE - CITV CLERK PINK - FINANCE GITY OF SAINT PAUL Council C4NARV - DEPARTMENT File NO. ��` BL�L�. -�MAV OR � ou c ' Resolution Presented By /� Referred To Committee: Date Out of Committee By Date WHEREAS, Palmer Peterson has submitted the attached proposed lot split for City Council approval ; and WHEREAS, the Departments of Planning and Economic Development and Public Works have reviewed the proposed lot split at 289 Thomas Avenue as described on the attached survey; and WHEREAS, the proposed lot split meets the requirements of Sections 67.304 and 67.406 of the Zoning Code, except for lot size; and WHEREAS, the City Council on May 28, 1987 held a public hearing to determine the advisability and necessity for the granting of variances from the strict application of the provisions of Sections 67.304 and 67.406 of the Zoning Code at which hearing all persons present were given an opportunity to testify; and WHEREAS, following said public hearing, the City Council made the following findings of fact: 1 . The property in question cannot be put to a reasonable use under the strict provisions of the code; 2. The plight of the landowner seeking to divide the property is due to circumstances unique to his property, and these circumstances were not created by the landowner; and 3. The variance requested is in keeping with the spirit and intent of the code, and is consistent with the health, safety, comfort, morals and welfare of the inhabitants of the City of Saint Paul ; and COUNCILMEN Requested by Department of: Yeas p�eW Nays Nicosia Planning aracl Economic Development Rettman �� FaVO[ Scheibel Sonnen __ Ag81[1S� BY Tedesco Wilson Form Approve by City Att ney Adopted by Council: Date Certified Yassed by Council Secretary BY By� Approved by Ylavor: Date _ Approved y yor for Submission to Council Bv - - — BY WHITE - CITV CLERK PINK - FINANCE COUACII r/'� CANARV - OEPARTMENT GITY OF SAINT PAiTL File NO• v �� BI��IE. -fNAVOR � Council Resolution Presented By Referred To Committee: Date Out of Committee By Date 4. Granting the requested variance will not impair an adequate supply of light and air to adjacent property, nor will it alter the essential character of the surrounding area or unreasonably diminish established property values within the surrounding area; and 5. The variance, if granted will not permit any use of the land that is inconsistent with the provisions of the Zoning Code; and 6. The owners request for this variance is not based primarily on a desire to increase the value of income potential of the parcels of land; and NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves this lot split for property situated at 289 Thomas Avenue legally described as Lot 12, Block 27, Lafond's Addition with the following variances: Parcel 1: Reduce lot area from 5000 square feet to 4957.92 square feet. Parcel 2: Reduce lot area from 6000 square feet to 3017.82 square feet. COUNC[LMEN Requested by Department of: Yeas DfeW Nays �;�;y Pl anni n and Economi Devel o ment Rettman Icl FBVO[ � ` ��<Cd Sonnen '� __ Against BY � W ilson �N � � �� Form Approve City Attorney Adopted by Council: Date Certified Yas-e, uncil $ tar BY B}� Appro by ,Navor. Date 1 ( N 1 6 1�7� Appr e b ay r for Su ' sion to Council _ By e e�.�st� �� 0198� � �,,�� ; PED . DEPARTM�NT _ . " ��'-�`�"7 �O. _ OS`e�J� . Allan Czaia CONTACT 228-3390 PHONE . . June 1, 1987 . e e�/ . DATE � �e'Q ASSIGN NIJhBER FQR ROtlTING ORDER C1i All Lacatians for Si natu � Depa`rtment Director � ` Director of Management/Mayor Finance and Management Services pirector � 5 Ci Clerk Budget Dir�ctor - p" /�� _ � City A�torney . t� WHAT WILL ,BE ACHIEVED BY TAKING ACT�IQ.N QN THF ATTACMEfl MATfRIALS? (Purpose/ Rationale) : The approval of the lot split with variance at 289 Thomas Ave. The publ�c hearing,was held on. May 28, 1987 (City Council voted for: approval) . . : RECEf!/ED COST/BENEFIT, BUDGETARY AND PERSQNNEI� IMPACTS ANTICIPATED:., J UN 0 N 1987 N/A . P�r?AYOR'S OFFICE : . FINANCING SOURCE AND BUDGET ACTIVITY NUNBfR CHARGED-0R CREDITED: (Mayor's signa- . t�re not _re- Total Amour�t of "Transaction: quired if under " �1Q,000) Fu�nding Sa�rce: Activity Number: � RECEIVED ATTACHMENTS (List and Number All Attachments) : J UN 1. Resolution � � ,�7 z. S��f� report -CITY ATTORNEY 3. Public hearing notice 4. Copy of the Survey DEPARTMENT REVIEW ; CITY ATT4RNEY REVIEW �Yes No Council Resolution Required? ' Resolution Required? Yes No Yes �_No Insurance Required? ' Insurance Sufficient? Yes No Yes x No Insurance Attached: , . : . . . , . (SEE �REVERSE .SIDE FiOR INSTRUCTIONSj Revised 12/84 , �/.-�7-�� PLAT STAFF REPORT FILE #263 l . APPLICANT : Palmer Peterson DATE OF HEARING : 5-28-87 2 . LOCATION : 289 Thomas Ave . 3 . LEGAL DESCRIPTION: Lot 12 , Block 27 , Lafond' s Addition 4 . PRESENT ZONING RT- 1 ZONING CODE REFERENCE : 67 . 00 5 . STAFF INVESTIGATION AND REPORT : DATE : 5- 18-87 BY: Al1an Czaia A. PURPOSE : To consider a lot split with variance . There are two homes on one lot . B . SITE & AREA CONDITIONS : The site is developed, there is an existing single family home and a duplex. The surrounding area is residential with a mixture of single and two family homes . C . Current Area and Width: 7975 square feet in area, SO feet in width. D . Required Area and Width: The required area and width for a single family home is 5000 square feet and 40 feet in width. The required area and width for a duplex is 6000 square feet and 50 feet in width . E . Proposed Area and Width : The proposed area and width for the single family home is 4957 . 92 square feet and 50 . 08 feet in width. The proposed area for the duplex is 3017 . 82 square feet and 60 . 26 feet in width . F. REOUIRED FINDINGS : 1 . All the applicable provisions of the Legislative Code are complied with. 2 . The proposed subdivision will not be detrimental to the present and potential surrounding land uses . The surrounding land uses is all residential . 3 . The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. The surrounding area is fully developed with residential homes . 4 . The subdivision is in conformance with the Comprehensive Plan. 5 . The subdivision preserves and incorporates the site ' s important. existing natural features , whenever possible . The lot split is down the existing fence between the two dwellings . 6 . All land intended for building sites can be used safely without endangering the residents by peril from floods , erosion, continuously high water table , severe soil conditions or other menace . 7 . The subdivision can be economically served with public facilities and services . There is public facilities to each of these dwellings . . �" �7�y Page 2 SBD . 263 G . STAFF RECOMMENDATION: Based on the above findings , staff recommends the approval of the lot split with variance for the property at 289 Thomas Ave . with the following variances : Parcel 1 : Reduce lot area from 5000 square feet to 4957 . 92 square feet . Parcel 2 : Reduce lot area from 6000 square feet to 3017 . 81 square feet . , � . � ��-�� s. � ST. PAUL CITY COUNCIL PUB� IC HEARING NOTICE ZONING - To: Property owners within 350' ; FIL E N 0 Representatives of Planning District 7 • SBD 263 PAGE P U R P O S E -ro consider a lot split with variance. There are two homes on one lot. LOCATION 289 Thomas Ave. PE T I T ION E R pALMER PETERSON H E A R I N G Thursday, May 28, �9s� io:00 A.M. . Cit Council Chambers, 3rd Floor City Hall - Court House Q U E S TIO N S Zoning 29s-4154 (Allan cZa;a) Contact the Zoning Secti�n of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, MinnesoLa 55102 Legal Description: Lot 12, Block 27, Lafond' s Addition Notice aent 5-15-87 �� 7'- �t% �T '��-r��n� ,stt e �i t �rt�4{r�r��ks��' z�.�..._ � .o'�inF�aYJT ': �" r" . f +�y■,�k �.��5• � �` ��. '� ' ��' �i'�' ra�rif.t�,f N _ � '�T�'��+'i�u._s.S.r�'�'.*JS _ lt...e.'i.§� '� � � J �' � �� r:�� T91e 8t. Paul City Couti�i will conduct a publir �;�; hearFnffi t� �a�taid�i' the��, �,. .� uest of Palmer Peterson for a lot'split with var}ance ibr'Lgg+i�i6�s��e:�'� * ity��av,Mav 2 8.1 9 8 7 a t�0:0(1•R:M.�t�e CitJ►.Coua�Ti;C�,am�,3rd Floof, .� �;� ;�� .�_ �"'� I?ated May 13,1987. - • ��,�, ,,;�, ��c� ��'��k�� '- �' � . x�sr r�.:�'� �� `�nc� - � ,M ��' ��.` ��y '"�"��' .�: R J� - s � }�,. ��'� v !'-�'r Jti�r� Y�tM � ;.a._.kx� �� M� . .. . , . ... ,� . . . .. .e-,.i�-'rr � ' ' ,. � �`� �' 6 �`�, 1 ,�'� �� ST. PAUL CITY COUNCII. PU6l.IC HEARING NOTICE ZONING - To: Property owners within 350' ; FI L E N 0. Representatives of Planning District 7 SBD 263 PAGE P U R P O S E To consider a lot split with variance. There are two homes on one lot. LOCATION 289 Thomas Ave. PETITIONER pALMER PETERSON H E A R I N G Thursday, May za, �9s� io:oo A.M. , Cit Council Chambers, 3rd Floor City Hall - Court House Q U E S TIO N S Zoning 298-4154 (Allan cZa;a) Contact the Zoning Section of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, Minnesoia 55102 Legal Description: Lot 12, Block 27, Lafond' s Addition Notice sent 5-15-87 �� ;; . -�,. , . . , . NOTICE OF PUBLIC HEARING The St. Paul City Council will conduct a public hearing to consider � the request of Palmer Peterson for`a lot split with variance for 289 Thomas Avenue on. ��'i May= 28, 19£3? at ��cf.� A�M. in the City Council Chambers, 3rd Floor, City Hall. Dated rlay 13, 1987 � � Albe�t B. Olson City Clerk , , : (May 16� 1987) ' ; � � � , G _ � � � ,\ i , • _ � 1 R _ � . � � � a � , . � f � E , � � � . � r ! ! � � ST. PAUL CITY COUNCI� PUBI.IC HEARING NOTICE ZONING - To: Property owners within 350' ; FIL E N 0 Representatives of Planning District 7 • SBD 263 PAGE P U R P 0 S E To consider a lot split with variance. There are two homes on one lot. LOCATION 289 Thomas Ave. P E T I T 10 N E R pALMER PETERSON H E A R I N G ��, �� s, 3�� . _ 30:�:� • Cit Council Chambers, 3rd Floor City Hall - Court House Q U E S TIO N S Zoning 29s-4154 (Allan cZa;a) Contact the Zoning Sectinn of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, Minnesota 55102 Legal Description: Lot 12, Block 27, Lafond's Addition Notice aent 5-15-87 �`� �. � � `�,� , r __jr: _ _ � w�° a.Y�i ,t,.Z.A. J�'' . ,�.1 a . � .. . � . � ... - i: .3. -. '+ F I}x ) i.: S �� :e.. :.-. �1• . , . . '�.: . .��. =` . .�,,., u ..r �=��y, � 34uii +t '� ... r .t'; q' �" • „��M��V��';E.� ".�r ;�li: �5". . "_9ftq, �-'�i.�� 1.'b.'a�'.�ft{ u 7 e . . :3i r,1 r ., r . - t s'.a . . s� F ,� y s� a.•A `��„• �t=.�,� ._ •d. S n��!�v��l1+:ins'� r '. 1j�� $'" �.�',�� at. '��`"�18 + �t' .,�-F�`34� � �1��W!4 !}'- t �. '$..: oATlitarsdap M�p�B 198't at�A�•i�,�xa �;g�t' � fi�._ �. , , �7 s _.. - � 'G��:�i�i.='� - -�e . �s� iei+�i efl .'Y�wa ,x.�'`� .f.:;:,-�`. ac� -,+i•; �� ::_ /4�� ..?h YsjY tb'1 ,{�dK �.� .Y�t.�'(�f?i� �`y 1 . ' �" "`� /V !��[,�y:�{�P�'p([ :� ..: u i..�t.�.1 4 i .'yT T fi � .: �f}+l�if'��P'_'^t lS � � 1 J.'� . ' lf �� .� . �.: r ':/ktw�1�l�� .' , . -,� ;...: ' � VNad a� � .- =i;s,. t'+ .3 ..__�. � . � �,4�'...1 �... � �..�..r'_Yts_ :.:"�- �� '- . .� . , �..�. . . . . . �'��- 1�`'�'`,°`, PLAT STAFF REPORT FILE #263 1 . APPLICANT : Palmer Peterson DATE OF HEARING : 5 - 28 - 87 2 . LOCATION: 289 Thomas Ave . 3 . LEGAL DESCRIPTION : Lot 12 , Block 27 , Lafond' s Addition 4 . PRESENT ZONING RT- 1 ZONING CODE REFERENCE : 67 . 00 5 . STAFF INVESTIGATION AND REPORT : DATE : 5-18- 87 BY: Allan Czaia s�aaea___�_____��_�me__a_m��=s��___�eaa�o�a�=�=��sasaamaa��_=s�ss�- �=�m��ea__�_�m��=��a�Q�_aasssa=��a��as=a�-=��saa��sa�sa=�o�a===s A . PURPOSE : To consider a lot split with variance . There are two homes on one lot . B . SITE & AREA CONDITIONS : The site is developed, there is an existing single family home and a duplex . The surrounding area is residential with a mixture of single and two family homes . C . Current Area and Width : 7975 square feet in area , SO feet in width . D . Required Area and Width: The required area and width for a single family home is 5000 square feet and 40 feet in width . The required area and width for a duplex is 6000 square feet and 50 feet in width . E . Proposed Area and Width: The proposed area and width for the single family home is 4957 . 92 square feet and 50 . 08 feet in width. The proposed area for the duplex is 3017 . 82 square feet and 60 . 26 feet in width . F . REOUIRED FINDINGS : 1 . All the applicable provisions of the Legislative Code are complied with . 2 . The proposed subdivision will not be detrimental to the present and potential surrounding land uses . The surrounding land uses is all residential . 3 . The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. The surrounding area is fully developed with residential homes . 4 . The subdivision is in conformance with the Comprehensive Plan. 5 . The subdivision preserves and incorporates the site ' s important existing natural features , whenever possible . The lot split is down the existing fence between the two dwellings . 6 . Al1 land intended for building sites can be used safely without endangering the residents by peril from floods , erosion, continuously high water table , severe soil conditions or other menace . 7 . The subdivision can be economically served with public facilities and services . There is public facilities to each of these dwellings . i Page 2 SBD . 263 G . STAFF RECOMMENDATION : Based on the above findings , staff recommends the approval of the lot split with variance for the property at 289 Thomas Ave . with the following variances : Parcel 1 : Reduce lot area from 5000 square feet to 4957 . 92 square feet . Parcel 2 : Reduce lot area from 6000 square feet to 3017 . 81 square feet . . -City of St . Paul- ' • -Cost $200 .00- APPIICATION fOR SUBDIYISIOM REVIEY � E C E i V�� ^' CITIf OF SAINT PAUL BDIYISION REVIEN / �-�' __% aasaas s��asss:sasassaassasa------sssszsa ZONING PROJECT NAME Palmer Peterson - Lot S�lit DESCRIPTION OF PROJECT 2 1 /2 storv home• with side bv side duplex, on one lot _ PROPERTY ADDRESS/LOCATION 289 Thomas Ave . and 613-615 Elfelt Street ,.__._.,__� LEGAL DESCRIPTION OF PROPERTY Lot 12 . Block 27 . Lafonds ' Addn . to St . Paul _____ APPLICAN7 Palmer Peterson CON�ANY ADDRESS 1059 Burgess St - St . Paul (ZIP) 55103 PHONE TYPE OF DIVISION: (Check one) � LOT SPLIT X PLAT: Preliminary Final Combined RLS (4 or Fewer Tracts) RLS (Five or More Tracts) APPLICANT'S SIGNATURE �' ' �- _ DATE .-� � ; .is-- - �- -%- �-�'�-L � FEE PAID � <. c � � � - �-" , � ,' ---CITY AGENT �� .„ � !�-� t--i=� ..,---- � - �'�. _J ,-�. ss:sycsss=s=ss=a==acsa�acanzna=az====arc===o�=aaa=�=aa===as=aa==s�sacaxa=ascaaa=aaa=== OFfICE USE ONLY ? n 1 ,) PLNG DIST � LAND USE I c'�- ZONING ��_ HISTORY TAX MAP -- PLANS DISTRIBU� '��-� �-�`' � � R TURN BY �"�� — �� REVIEWED BY � � �( ,fi ONWIENTS 7 ' ,� , �Zti (continue on back) a�:ss:ss::sassas�sa�ss==srsssassassasss:=sasaaaas=assassssxsaasssaxsasss:aa=saa=sass�sas fOR STAFF USE ONLY legal Notice Published City Council Hearing Oate Approved/Denied 7/1/85 . - �; _ ;.;.�, :; ; �, ' ; �,- , i . , , 1 � . . . ' .. . . - . . � . . . ' � � . ' � . � . � .� ,. . t ' , . . � . . . . . ' ' �'�. . ' . . . '. .�I . . . . . . - . �.. , . . ' ' .. . ' - 'L . . . . ' � . , � �. . � . . ' . 1 � . . . . . � . . � � . , ' . . . . .. --- - - - �� , � r J 6 � � --- ' � I . - '.= n ' --� � , � I I i d � � " - - - - - - - - - � r � � - - - - r � � , , . __ � 1"� - � � � � ��+� �� ip � �� i � ' , __-o- -�- _ '- -t - � ' o �' ' � . - � � � . �' � �,�. �� .D�- �� '�- o ' . O -J;}- - - , i �'O�� F �V _ a _ � . . __o oio�o o ao o P �-�y��.: �� i � — � ; Q'��r L � ' '_� t } ��p:�, ,�� o ;o;ol� � � _ , . _ � I � ' i ♦ � � ( I I O 1. L 1 J _ � w�_a. t.L . . � � . � U , � _ , _-0- ' � . �. rs� - � � ' o U 1 n O � ' _ , , 1 - . . , , 1 �� T . � . j � � � � , �ob o ;�� b� ¢o oi4�►o o �. �� , , � - , � SCH-L�FFER � � j.a�o•► � ` . -o- � �Q �4 �o. o q � r.c"D . � � � � � 1 � � --- ___ _ � -. . --; � p -k , - _ . vp -__ .-— --- - -- �" �,1 ' �• - r -' ..P -65 .�.: � _ _ . -0� .�:__; � 1 T- -- � T� j -- .-- � 0 . . � ._� � v � � � � ~ � � R • . , J � �'-' � i C � �'{� V V ~ � i � \ , V ' f- � _� � :Q � � 4 Q � I ��, , C� � �� t� , _ (n � o ' TI�o�� ¢ G �J � �,�, v ��' �� > � � � � �� Y ; .� � ; � � � � C.,� � . � �°i � � U �� 1 a , 1 � , � , . . � '.;, � �Ii � O ' ' � Q Ci� t � v }--r I 1= i 'v�e� , -�I � I � 1 >�Q � �,� '��: ll � � b O �' O F� ` 5 � I � o z Edw,,,.a o Q ' �`� �� f ��i �.� � ' ; � ��r�:�..'�;, �� z �� _ �, o �� . _ z ; `� ~ a� W ��+ Z ; � � _" ii � 1 -- W � Ps h : i �. , , , O ; � � � � _ - ._._ _ . 1 , , , ; .� � • C � - ;- � r �� . J , Q ._ , ' � , , f J � - Q c, ��O, -, ,--°- — �� o ��5�`��' � o o �' �� W c� ' � , � � o > . . C�1w�r ��s . . I , i , � , i I � ' ' , � AREA MAP APPLICANT rr� l��✓ ��'p�S�r LEGEND — — ZONING DISTRICT BOUNDARY L � ' . � SUBJECT PROPERTY PURPOSE � O ONE FAMILY P�ANNfNG DJSTRICT � TWO FAMILY '�] FILE N0. � �Q ��=--- ( � f�-� � MULTIPLE FAMILY pATE • � n COMMERCIAL SCAI.E � I"= 200� NORTH � � � �N�USTRIAL MAP N0. SAINT PAUL PLANNING BOARD V VACANT ( � ��t � �. .., ,._� , ,.��, • Vf ^ �O N 3 C a-,V � 3 �. O .- N O r-� � � ~ � L L �� O .l' O L�J �J 1-? V U'r- k- � U a VI VI C C1(?. . i N Q1 7J a1 � � �. �+ v� a o-. 3 3=- �-� � rJ C V C S: �-� i. ��". O C u p� a.+ i�....� �. � �- G1 41 O -L ' . � �. � � N a,,J u p .. L ti,i.., vf N � � 7 O� i ^ O•� C N� ._ Rf V L p1 Y �O O L+� l L N 41 C N.-- a-� � E�� - v r'•r a� rp J ti•t7 ,.: v .., c a�w- � n _. i C N O �.O U J O•.-k. .- �.� '� : -i � c rn G; t� ,u L ♦> ry 1 Ql iU L' Q/ n � � V n. a�.-�..i..- 1 - �,.�::: �h U _ _`� .1J.NQj C W !�' '� L � C: �- a� o .o t o c� �e i� `^ ,c, " � a , � .�s Y r�.l L l.- � �`, C> C O Ql L� � �` f.. .. r C V O r- �, �'o�� _ ro ,,�.: n o a� a� r ,� r.,... ,> , �n O Jtt�) N � . �:: � Q/ 1-J -!�O QJ .?.•'f.�..jV..: F- O L a . 2 lJ�. M. 1..��q. J 1J..- pi ...r�A C - (J�at � �o C�O� al.� •a-�.tl:r±y:. � ^ O � O S: C �S a� +-+ Y C � Gl�Yi ��.'�. �O �1- �6 a� C .- v) in a.� C o•.- p,CT ��1�.1.. N >,_J O C N �� , O r-- Q� v.- C1.O-C O w C i� . d Q�.�Ck',.', � i p^ N•.- �o �oµ.- L . . Q d�� n N O t7 � .��il;'111...k•�.. -J i rn �,N .., ai�+ . . . S 3 Z � Jc ti- i ^ . I . �+. i'• tl O Cr L O++ 7• J �1J ^_ ]� � V i p; rp r�. \1 a.�.-� V1 C Q/4- UJ O Y N r0 �S! C !. . . U �O +� N L L cV C I o a o +� o ;, �+� _C J UJ V • rp ¢, a� i_ .� r� p . � � Z Y�J a�'iJ C� ✓ . . . O•'- vf � N 'O C� 7J N +� VI C a-� ;.-r L.� � a o o r o v � " rw.—� .� ,,_�w i - ---�- --- O N O �6 L. O ---� 'fl O J V� �-' Q1 1.•- � r---{--r k- rt1 �D 'p rp ' � 1 W O � •r- L VI al•.- in(� O G��'-- Ql L -a �t� �J i-� C L W +� vl� � '� H i i T a�� O o T 'Lf V.'— L O w w I � a/ N C N� � Q/ N �9£ � CJ I i-� � C i-� Ql C +� .. 4-'� 'L7 E_- N O`i CJ C i v� Pj�I Q� _C O �O C O 41•.- p r� I .. d. F— C.J QJ•.- U w� V Ql W � i I • W O n � N �Z � W 4 � � W �a �m � .. �, >, I w 6 11 �n a� � 2i N.�- Y O lo Ql 'V•� � R � ^ v 3�� .�i �.m . �� 0�o a a +-� +-� ro �.- s t o v, y � Q ,.>.� � v . , �+ a v m c�� v c �r co� ac � ��- � � o �L � . f..� QJ� b.� VI N.0 C N � � � �� O � � i �O n C C, I 2 ....1..,-1�'. W `-'" °- ° •^� � � t,;�. V1 i i'--tV 1] � ,�d N Q! m N �O•-� �r C 4- 11 J .'�.�s +-� O i �a-� O � S' . � J L a� U r- O r . � O V i J +� I �` 4 C +� 4J C , � j n_ y J-��'O � Z N 4! �n � p 1� U . � . . . O � - . ' u 4- Q1 = , . .. � . ... f- c � o r S£.0; &,: v� a cv -. u, a,� . .G 4+ .M-L . _..�..� , _ _ . _.__.- _ ._.:_:,_—'�...�+ .?'�`�"v-___.-.-..V...-.-..Y--�...__ -�—_ ..�..�wy�,w�y�ay .. F- O O V I / � 4Y"�;'.. � n N C i Q • Z N OJ G1 �-+ � . F).r �CJ L C . L 1-' S.. JJ I �"��. �a� i a.+ O y �. 4 O v •� u Gi � r �� O J s-�Y-N � � � � 'a"., W C] vf O.--�++ �/ Q � �� ,r _. � r 3 ?�Y 61 'J Jw Wc � },i.�v� N N v L J 3 C� 4. C . �ry* � Z 4- C..0� a� i('� .� ��. O O Ql�-.+•� O� '�• � tL � � N tw. �L L+� p �n � � , Q J Ul ' C aJ a-� y� e � t c k-.c p � O v Cl � J Q� O� N V v G1 Gl O'7 IA IA Y'�t� � 4-W C� Y JJ �p .. }�,.. V v�O O•-+-� v+ t O �O��O N y{ Q1 • • M` 41 4- I . �cC{2Y , � m ��.'J V1�F- � I ��il� . �,cn oi � c-� N � � �� I�9 N • ,�, W � �tCC� .__. , , v .� . �: Z 9 o r o o r J+-�J _J rTC'..l a� � 'y:1, C�~ '_ .�,.�1 �.- +-�ro v c� v O �O•.- ,-.- �+ N �.. i.� ^ m �o e -$�'y � . � U �' /f J Ul 4 ��. C�, i C V L �^� rp•r w 4- Q� � 4.l . y,^i J� G]. C O O L..- . .! W� C 3 'n�.�. l�� a�.� . 7! tn V� � .. :� • • �� O C�C - �4 O . . �L, 1' Gl � '- QJ 4 � c:. V-C] -�- .- p n� �^,.. � ..;�� .� = ,- � �- �� . - ��' • ' a w ' l. ..V- `: � .. V:�� - a . o ,� _ �i . . ^ �O :/ . . . i' j ;G _ �. . . G , II . � � I ._. �- � .� I 11 • I I 'SV3W g ld�d b0'OS e . . - O \ OP .. �..wr,.�� —r �— -w�. • �M� . . � • _�_a—__'._ '.w I —��_-• I` . _ N '°' ,� . �`i �� _ 0_O I _ i 9£ _ �TT - b bL � 6 i 6S i I g.� 1 a u ¢ �, 2 1� M � I,~i� Q u �o r � o w � �� t0 � "' "' � i N u , (V -z a I O � � � � 4 Iw 0 W �O R � ' . _a O Y m �J , Q W 6, t. . 6S I; , .. . ' O 1- /-. / ._, � -._. _ _ _~ — O • Q 6 6 �I � m a '. Y . , J � . "�� m � '.'.' I � : U i . � � � � � = Q s��.. ' W Z . � 2 � � J i Z 1 05 I a., � S£c; ._ 3•. l NG 3 �, f Ilwi-1 r.��ti So-"I I � I '� � I I 1 � I ~ � 4 Q , Q a W ' J W � � � a � I '. ►-- � � ti � N '�� N �D � � ..� Q� m --' � � I ; � � I I � I i I I ; �v _ . —•--- . � z 9 �� iO� � a�� T' :S t. -T TT__" _ . _ _ _ 0 OL S I+I O I 0 > � � O` � ; �� Q F' Z ' o, ^ m m . Q � i - �- .. N o �t y� , f o� � �' � l0 i a x �� t x �� r r W , W � � �, � � � ,., `' r � W � � � � ` I r ' � � i = , 1 �� _ �--- -�- - _ ; . , 3 � I ££ c , ' J , � . J � m = ; � � .ti „ �' U ,m Z (y � I N �' � � � o , Q i �' I ` , ' I i � � � �� -�n � � / � +,�- -- T'- — ---- _ - -- —'t AIVV �o M��p • � 2♦ I �Jd3W ��i�S I O . I ld ld 80'OS I