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255043 OR161NAL TO CITY CL6RK I ���� CITY OF ST. PAUL FOENCIL NO. �'� t� � OFFICE OF THE CITY CLERK � �? CO NCIL R OLUTION-GENERAL FORM PRESENTED BY J ,� �� �• t �, �-� COMMISSIONE ATF \ � RESOLVED, That Standard Oil Company be and hereby is granted a permit to remodel a filling station and add a car-wash stall on property located on the southwest corner of Cherokee and 5outh Smith Avalues, more particularly described as followss Plat #1310, Parcels #24127, 29027 and 24027, includes West 35 feet of Lot 24. Ali of Lots 25, 26, 27, 28 and 29, Block 27, Balme's Addition to West St. Paul and ldorth 1/2 of Lot 23; all in accordance with plans dated Received June 9, 1971; subject to the condition that said applicant-permittee, and its successors and assigns, shall make due compliance with all applicable provisions of municipal ordinances, state �, statutes and rules and regulations of public authorities � c � � having cognizance. 0�� � .. � o O � 0 a. o. 0- o U � N N Q � COUNCILMEN Adopted by the Councii � 2 2 1971�9_ Yeas xa�8 ��L 2 219T1 Butler � � e� 19_ Levine _�n Favor Meredith Sprafka � Mayor �Against ��� Mr. President, McCarty p�s� ��L 2 41971 : , ' �,�� � BOARD OF ZONING, CITY OF ST. PAUL �l��.� 1010 COMMERCE BUILDING • ST. PAUL,MINNESOTA 55101 • PHONE: 223-4151 July 6, 1971 Mr. Harry E. Marshall City Clerk Room 386 City Hall Dear Sir: This is written in response to the application of the Standard Oil Company for a permit to remodel a filling station and add a car-wash stall, on property located on the southwest corner of Cherokee and South Smith Avenues, and noted in detail by the legal description on file. This matter was heard at the June 3, 1971, Board of Zoning public hearing, at which time the staff reported that the applicant has submitted plans showing what is being built which differs somewhat from preliminary plans. It was pointed out that work is proceeding on an informal approval by Council. The staff said that an indication of drainage and traffic flow remains to be shown on the plans. Mr. Fred Housenga, representing the application, said they are agreeable to any changes deemed necessary. The Board heard a motion to recommend approval, subject to staff recommendations. The motion was seconded and passed by a vote of 4-0. Plans submitted subsequent to the Zoning Board hearing incorporate the suggestions of the Public Works Department regarding drainage and traffic flow. Very truly yours, / � PETER J. MAIETTA Secretary, Board of Zoning PJM:gaf � � PLR ��� Z. F. �k7017 �� �O � �� 6 � ���� 3 �i City of Saint Paul, Ninnesota ��� '�G, APPLICATION FOR SPECIAL COUNCIL USE PERMIT � (y �.�' (Please print or type) TO THE H�NORABLE MAYOR AND CITY COUN+CIL 96 the City Clerk City of Saint Paul, Minaesota Application is hereb made to remodel d�x Y �.��������� (cross one out) � FILLING STATION Add Car Wash Stall No. of islands and pumps : No. of tanks and capacity; � PARKING LOT for (customers) �employees) (private use) (public use) (other) (indicate type) Capacity of parkin� Lot To be used in connection with: � MISCELI,ANEOUS: (indicate type such as Drive-in Refreshment Stand, Used Car Lot, Dry Cleaning Pick-up 3tation, Ice Vendor, etc.) Capacity of parkiag area: *Location � SE Corner of Smith & Cherokee Legal Description : Lot (See Below) Block Addition Applicant's Name � Standard Oil (Fred Housenga) Home or Office Address: 1405 Melrose Avenue, Minneapolis, Minnesota hone Number : LI-5-1954 R/BY TI� AP C , US-ANDE . PAUL C0. 6-22-70 Signa e (date� Terrance G. Maurer Address : lg� Ramsey Street, St. Paul, Minnesota Phone No.: 227-8334 When completed: file three copies of this application form and three priats of the preliminarq Lay-out plans of the proposed facility with the City Clerk, Room 386, City Hall and Court House, Saint Paul, Minnesota Z-3 6/11/56 *EXAMPLE: 1. S.E. corner of Main St. and First St. 2. South side of Main St. between First and Second St. LEGAL DESCRIPTION: Plat 1310, Parcels ��24127,29027,24027, includes west 35' of lot 24. All of lot 25, 26, 27, 28, 29. Block 27, Balme Addition & north 1/2 of lot 24. ` � . City ot Saint Paul, �inaesota APPLICATION FOR 3PECIAL COUNCIL U3� PSI�[IT (Please print or type) T0 TH�S �NORABLE YAY�Oit AND CITY QOUl�CIL �. the City Clerk City of Saint Paui, I�innesota Application is hereb �ade to r$model y (croas one out) � FILLIl�fi 3TATION � �! Wil�h Stall No. of isiaads and pumps : No. of tanks and capacity: � PARKINri LOT for (custooers) (empioyeee) (private use) (pubiic use) (other) (iadic�tte tqpe) Capacity of parking lot To be used in coanectiou �tb: � 1[ISCELI.AI�T80t18: (indicate type sucb as Drive-in Refreshment 3tand, Uaed Car Lot, Dry Cleeaing Pick-up 3tation, Ice Yendor, etc.) _Capacity o! parkiag ares: *Locs�tioa : SB Cora�hc o� Seith i Chert►ke� Legal Description : Lot (See Bnlo�) Block Addition Applicant's Name , : Standa�ed Oil (Prad Hovs�anga) 8ome or Otfice Address: 1485 Mal�t+osa Avenw� Minneapolie� Miaaeaota one Number : LI-S-19S+4 �• �=�s � ��� � , Z��'r�1 I�� ����.� __.---- , DS-YA�� : YAUI. C0. �a-ao �� `L �,;�, ;'� ;, , ,,: I,-j, :� signa ure � aate TRrranaa G. Maurer � �. �; �, Addresa :19p Ra�say 3trest� St. Paul, Miaassota _ .�`;' � - ��'�:`P �J Pbone No.: 227-8334 �;`,I°a. , ::a:;� F��.:�, �5` .;'��.�:..s �:z.i.,i. ;:c::u:. i�'"ic,ni.safa lYben completed: file three copiee oi tbis application foroa and three priats oi tbe preliminary lay-out pians o� tbe proposed facilitq aitb tbe City Clerk, Room 386� City Hall and Court Hctuse, 3afat Paul, �innesota Z-3 6/11/56 �IWltPLE: 1. S.E. corner o! Main St. and First 9t. 2. 3outb �ide of Ddain St. betweea Firat and 3ecoad St. LEGAL DESCRIPTIO�t Plat 1310� Parc.�].a 424127,Z9027,Z4027, includas asat 3S' ot lot 2+4. All oi lat Z5, 26, 27, 28, 29. Block 27, �..Additioa 6 n4rth 1/2 oi lot � 1 ,. �__-¢- N• � L �3 STANBARI3 OIL COMPANI' (�7017) (8/6/70) tContinued): Mra. Donald CZifford, owner of property at 529 South Smith Avenue, coao�aented Chat the turn for the High Sridge is marked "Slippery When Wet" now, attd fears what may happen when wet cars approach that corner. Since this bridge accommodates traffic from Weat 5t. Paul, Mendota, etc., she nated that traffic and safety hazarda shouLd Ue eliminsted when possible. . Mr. Gauger moved for a layover to the August 20, 1970, meetfng. The motion w8s aeconded by Mr. Mansur, and earried unanimously. Mr. Sorenson noted that the matter wfll be heard close to the 2:00 P,Mo start of that meeting. Submitted bys Colonel Le Sorensoa Robert La Ames, Ghaira►an � -12- M�NUTES OF THE AJBLIC HEARING BEFORE THE BOARB OF ZONING ott Thursdsy, August 20, 1970, at 7.00 P,M. PItESENT: Messrs. Doody, G�dler, Gauger, McPartlfn, and :�aietta of the Boerd, and rieasrs. Browa and Sorenson, and Mrs. Frantzen a£ the staff. STANDARD OTL C(�IPAIZY (�7Q173: An appli.cation to remod�l a filling ststion and add a car-w�sh stall on property located on the southwest corner of Cherokee end Smith Avenu��, t�r, Sorenson noted thaC nathiag has chan$ed eince the August b, 1970, meeting. �he ataff learned from the applicant's xepresenta�tive, Mr. Fred Housenga, thet this applicstian may be wifihdrawn ox be r�quested to be laid ove�c. Mn. flousenga co�nented that at �he last Zoning Board meeting the matter was laid over to allaw t9.me for new plaas to be drawa, and for an inforcnal meeti�ng with the opposing neigt�bors fn. the area. He noted that the reviaed plana were �ust received, and he had not 11ad time to study them prior to this meeting. He requested a paetponement in order to viait vith the opponents, and noted that four weelks would he a reasonable layover. Mr. Gadler asked about �.ce frazn the care Ieaving the car-wash stall in Che wintertime. T�ir. Housenga repl�.ed that a heater will be prov�.ded to speed ap the drying process. It �s the appl�cant's consensu� Chat most o£ the water at�ould be off the car in the ��.me it takes ta drive the 40-50 feet onto the street. Mr. M��artlin noted that �he City CounciL should ma�.e srnne ruling on car washes ia geaeralo Mr. Msietta mov��l for a Iaqov�r untii the September 17, 1970, Board of Zoning meeting. T.he mation was seconded by Mr, M�i�artlin, and carried unanimonslye Submitted by; Color►el Le Sorenson Robert Lo Ames, Ciiairman -2- I�I�tI�ES 0?� 7�� P�3B7��C IiE(��.�G �S��RL� THE BOIAItJ? OF Z�1�1V� ot� 'T�.ur.��:�ym �ep�e��4� �.'�, �.3'�Oy a� 2>00 PoT•im �RF.�ENTY 21t:r��3a �dl��, A�i.cPa.�t�.�.�.� ��ist��q �d �u��ick of +:'�e Board, �aa Me�,srs� Bra�n a�d Sa���.s��*, aad r�x°�o �aa��sx� af ��� staf�o L�Y3�T� [�TL C`�A�IX ��7Q37): Axa a�pg���a.��a� :�s�� � p�x�i.� to ��esdel a £i11�.ng s���faae a�:d adc3 a ca��t�a�Fa ��a�l o�. pxo�sexty lsseated cr�. ��!e so4ath� ��st ror�er fl� �herrs�.ee and Smi�h A�;exz�aeso �fs xi;�tL-�� �ras :��.�d rs���� ��� ,.TJr� s����rio�.s Za�in; �3oax�d rtsEe��.t�gsa Mra So�-� en�csra �a��.ed �ha� a le��er i�am 2�5x<, �ea Ho�s�n�zx ��gsresea�at�ve ef the app��caa��:, aslcs ����. th�s �e'. �z���:��, ��id �ccr�� bec�use �� the �.ec�ssi�:y tio ���a�,� p��x� a� ��� �S�aap�r�v<, It� r�garc� �:c� 4-°�ao ���ie� Staxa�;ar.°d (3�.°�. Cc�:p��;� a�ap�.i�a�.3�,s, �ira �ad�.e� asked +€�iat had �����:ned an. �lxase <since �n�.� 1:�c1 ��.;u ����.�i�e�ed �ay �.he Zoning S3oardo ��r� 5:���r�san repliNC? tI��� �:�.�€e �ax�li+� h�aring befare �he C�.�y Coua� ci1 n�d b�e�a �Ys�.� �au���g, ar�.d t�.c pez��r�ts x�er.e �r�.sz�ed subj��� �o p�oper �attdsca�Slmb b��.��; i:*st��l�d at �he ;�xe�i.ous�.y-.��p�oared Stamd�rd Oi1 Statioat �o�ated at Ccs� a.�r3 T'.�yynoa�d A�re�ue�� �v z�co�eaded Uy tlhe �o�isa� I3oarda Mro Maiett�. su�eszed xha� p����ags ���� coxre�� p�ocedu�ce to fol.lo�a far th3.s applicatcioa�. z�€s�.lr� b� �sa r��.�I�d�r�vt {� �aLhex than h�.ve it� �.a�.r� av�ra Piro Sor-� ��san �:��.ai�aed �:h�w a �o�tiv� ca€ t��e �f.te n��Js �e��mitag i�efnre �he ge�tait is e1���.Y�°L� fo� ec�n��a����.�io�a ars� ���tc ifc, �he rr�aa�te� �ras �.sid ov��e th� agapli.�ax�� �s�uid xaQC 1��re to ref�7�e.; 4.�'ubae�r.e!���y°, M�-�, P�.,a.ie�ta mK�a�ed fo� ars indefizaiCe laycswe� of �t�is �pp�.ic�tian for � p�.�rra���� `�aA� ��i.o� t�as secce�d�d b� �9xo �a�l.��� arad ���f.ed u�aaimc>usAy, Sul�ni�.�ed �5;��: Co1o���. �.a �a�e�.sc� Amlbea't �,,� Asr�ss Chaf� v�a . ,. ' MINUTBS OF THE PUBLIC HEARING BEFORE THE BOARD OF ZONING on Thursday, June 3, I971, at 2:00 P,M, PRESENT: Messrs. Ames, 2�icPartlin, Maiett�, and Mansur o# the Board; and Mra Rosetter and Mrs. Fraatxen of the staff. STANDARD OIL COMPANY: An application for a permit to remodel a filling station and add a car-wash stall, on property located on the southwest corner of Cherokee and South Smith Avenues. Mr, John Daubney, attorney fox the Application, stated that the plan befor¢ �he Board is the same as that shown them at the time of the rezoning� Mr, Rosetter noted th�C the staff le�rned the remodeling was noC being built according to plen� This permit �ass informally approved by the City Council on May 13, 1971. Mr, Rosetter said he called the contractor who snbmitted a plan shawing whae is be£ng done on the ground rather than what was included in the originsl p�an. The p18n was shown to zhe Public Works personnel and they would like the plan to show drafnage and how the traffic would flaw Chrough the facil�ity. Representative for the applicant was Mr, Fred Housenga, who said it really doesn`t mske any difference to them if a chan�e is made; they are willin� to con.form to the staff's recoirmendaCi.ons. Mr. Rosetter suggested that Public Worka employees get together with Mr. Housenga to iron out the problems. Mr, Manaur moved for epprovaZ of the �pplication, aubject to staff r�comme�dat�.onsa The motion was seconded by Mr� Ma�etta, and carried unanimouslya Submitted by: Faul L, Rosetter Robert L� Ames, Ch�irmaa �-23- i + CITY OF SAINT PAUL MINNESOTA DEPARTMENT OF FINANCE 113 Courf House 55102 June 25, 1971 City Clerk 386 City Hall File X922, Page You are hereby notified that a public hearing will be held in the Council Chambers of the City Hall and Court House in the City of St. Paui at 10:00 a.m. on July 7, 1971 on the application of Standard Oil Company for a permit to remodel a filling station and add a car wash stall on the property described as follows: Plat ��1310, parcels 4�24127, 29027 and 24027, includes West 35 feet of Lot 24. Al2 af Lots 25, 26, 27, 28 and 29, Block 27, Balme's Addition to West St. Paul and North 1/2 of Lot 24. The property is located on the Southwest corner o# Cherokee Avenue and South Smith Avenue. For further information, contact the Planning Board, Room Y010 Coc�nerce Building or telephone 223-415i. To comply with the City Charter, the Department of Finance is charged with informing you of this public hearing. If you have any questions, it is recommended that you attend this public hearing to afford you the opportunity to make your views, both pro and con, known to the City Council. . ROSALIE L. BUTLER Commissioner of Finance °�::,:.0 �/�/��J �/a�,��a� �/i�/�c> BOARD OF ZONING REPORT AND ACTION June 3, 1971 � �'13 t '13 i� ��'] � Acting under Legislative Code Chapter 60 thru 64 � ' ~ _�� i ' passed August 22, 1922, as amended to January 27, 1971. 7017 � _��II83�_-i : +,'': ' :_ ;i � �, Pii�.'11; : Standard Oi1 Company 3482 3445 '�'i 3348 ,. :`;:>: ` : '.h�I`?r)N . �..� Amendment L� Ap�eal Q �'ermit �� )ther 3167 --3�A4-�---� � ,�t<;:;.;r; , Remodel a filling station and 1124 add a car-wash sta11 X-922 ",'i�;'''�',�. Southwest corner of Cherokee and South Smith Avenues _ . _.I::�'�A�,� iif.�,C;KIPTI!�DI . See file !�'��;:;51�,1d;' ���,'�idiN���� Commercial �'.�r'",�0:�"' '1'� :,cr�inF� C�de Chapters 60 Section: .05 Parat�raphs f .�`I�;I'�I 1 ��v'�;TI�;A'I"i')N F� R�POZT� Date: 5/28/71 I3y: PLR A. HISTORI': A petition to rezone the northern part of this site was denied by Council in 1956 but a petition covering a smaller amount of land was successfully rezoned to Commercial later in 1956. Also in that year, a permit was granted for the erection of a gasoline station. Recently, the southerly 12 lots of this site were rezoned to Commercisl. i3. AREA ZONING: Commercial property exists at the southeast, southwest, and northwest corners of George Street and Smith Avenue. "C" Residential zoning extends southward along Smith Avenue to the Conanercial zone at the corner. A "C" Residential zone exists across Smith Avenue from the site. "B" Residential property exists on the western part of the subject block and on the eastern side of the block across Smith to the east. An "A" Residential District begins 1/2 block northeast of tlie subject site. C. DESIGN STANDARDS: The most recent plana submitted (dated Received 9/10/70) lack the indication of curbing along the edge of the bituminous surface. A representative of the applicant indicated that the plan, revised to show curbing, will be submitted prior to tfie Zoning Board hesring on this matter. This representative also affirmed the findings of a staff field investigation which disclosed that construction, subsequent to informal approval of this permit by the City Council on May 13, 1971, has resulted in the presence of curbing along the southerly property line where grass is shown on the plan dated Received September 10, 1970. D. FRONTAGE AND AREA: This parcel has a frontage of 181.70 feet along Smith and 200.17 feet along Cherokee, for an area of about 17,180 square feet. I�;. TRAFFII: ENGINEER: The Traffic Engineer approved the plans date�l Received September 10, 1970, l�ut indicated that he preferred an eatit-bound flow throu�;l� the car ��ash. f�, SITE CONDITIONS: Construction is underway on the aite with the redwood fc�nce on the south property line and part of the mansard roof built as well as the curb referred to in paragraph "C" above. At the time of the staff's field investigation (5/25/71) there was no new paving and the ground was rough-graded. G. AREA CONDITIONS: Northerly of this property is Cherokee Park; west, south, and east the area is developed residentially. 9. BOARD ACTION: To Recommend �X Approval Q Denial Council Letter Dated : Moved by ; Mansur Xeas Nays 7/6/71 x Amea - Ch. Date of Seconcled by: Maietta Cochrane Hearing: x McPartlin Secretary's remarks: x Maietta 7/7/71 x Mansur Council Action: Benshoof Dooley Date: Prifrel ,�. � � . �. . /. /. � / y �l � �� / . �/ , . �� , , . � � _ � . ( �., :�� �� . , /��. `� � d � . .\ , . . _ - - - , . •� . � . . ,� � . �. �r. �/f . ,/�i ,, ` i /:� , / � y ,�`�/ X, .• / . , �� . 'i � - ` , � , ' - - - ` - - . ,�/ (� � ` ///�" '` ` ' � � / y .. �� � � , , , /,. , ��. �`.� /� , � ; , j ` 1. j \� '< , � � � �`� ` / �� ` f',' \ . ; ,1� ' /! '�/� ,r • f � �� ,� � , . . _ C�. � ; . �. !� �;a � . ,� � �'� � ` ' � ` �• � , ' �' ��C�, �E S a %� ' �� . � � �� � /� / �.' \ �•�� - � f, . 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E �� ! � � • �V � � � 1� i�'��; ,�- l '� ,� ..� • , __.LL.r� � �I �-�'�lyi' � � , f \ ._ �. � _. � � V, � �i�, �� 1 i (�� � � .. 1 � r�-�� - _�._�. 5 � 2GE �� .-. . E D ; . �' , �.,, 1'� �—�-�-- �_'_��,� 1 1 � �T, '�` � � � ,�,� ����� �� .�pM<<� � �o�l��� li' r ' `� � `� j �� •',- f� . � . � r ,. .. ,, " � � 1 C�� k � i G' � # C ' ' �� I, . _ � � ��'�h � -� �� �: ` ,, , � � '_ - < �� ; R�s = � C R� s ; , !"'`�,� ?�—�`-'���� � ' Standard Oil Company �--��-��--�v!✓ f � -, -� ��r_ � Remodel a filling station LAN(:) U� �- � l)( �( (�•�C" • and add a car-wash stall ' �- � f�'RES!_:Nl� `I..OrJIf�:G � �ommer�ial U -nNl-: Fl�f�� ll Y 'C�_ �1-WO i-nMll '( � �), 1 I I I t I��f: f /�fvl I l_l' f'ET�� IC)i�� �> IGNC=RS� - -t>�- 1=OU fl f=�Mil_Y FIL(� No, �oi� o C�nNiULt�I-- FAMiI_Y COMMl�(�Cl/�L n n INDUS�I�I�IAL . NoRT1�1 St. C'c�cci Ple�r�ni�� Uodre� , bdtc� 5/26/71 ��%�� �'��OPCR��'Y IN G�UEaTl4i�; , MINUTES OF THE PUBLTG HEARING B�FORE THE BO.ARA OF ZONING �on Thursday, August 6, 1970, at 2;00 P„M, PRESENT: piessrs. Ames, Gadler, Gaager, McPart�.in, and Mansur of the Board, and Messrs. Brown and Sorenson, gnd Mrso Frantzen. of the staff. STANDARD 4II. C�iPANY (#7017): An apglication for a permit to remodel a fil2ing atatian snd add a c�r-wash sta].1 on property l.acated on the southwest comer of Cherokee and Smith Avenues. ' Mr. Sor��ason summarized the staff report, a part of the file, noting that a one-b�y car-wash operation will be added. A different location £or the car- wash bay was suggested by the stsff, since the Public Works Department indicateci tha� the way it is planned now, wet cars leaving the premises could cause �roblems in: the Taintertime. The applican�t has been notified of the suggested re-�cca�ion of the car-wash operaLion to the west side of the site. Also suggestecl w�s scre�n planting and proper cur�iing be installed. �h.e buffer requirem�nt wou�d be met by a 25-foot lot that isn't zoned properly �or a filling station operation, snd would result in s �5-foat buffer rather t;han a 10-foot bnffer. Representing the applicant w�s Mr, Fred Housenga, who noted that ch�nges 3.n �he plan ca� be atad�, �lthoagh i� wi.l.l be 10tight"e He suggested that this applicatinn be laid over in order to chrange �he plan, but noted he would like to hear the neighborhood objectioa�s aat thi� meeting. Mr, Fred Weide, 4I0 Cherokee Avenue, noted he �wns a duplex, and doesn't want the traff%c to go in from Cherolcee l�venue since that is a pa�ckway and shou2dnat be used for bu5iness purposes, He no�ed that Smith Ave.nue is Commerci�l south to George Street. At present the station doe�n°t take care of whaC is the�e, and �.e f�ars that with a cax-wash operation adc��d, the problem can on�.y g�t worse, NP.�.��fbOY5 have to dispose of trash sa�d cans from �lae station, and Mro Weide notpd h� has be�n mow3*�g the station's bouleva�cd for the past six years. Br�ke� are squealing on Smith Avenue now in order to u�aike the turn for the High Bridge, and the problem will be more dangerou� when. t,�e� cars fxom thc ca� w�ash le�ve �he station. Mr, Iiousenga said he is more th�n will.ing to meet with the neig4tbors in private to figure out some salut.tons. Mro Sorenso�a n.oted that part of the fillfng station �axc�pserty needs rezoning. As owner of praperty at 525 South Smith Avenu�, Mr, 3ohn Valek not�ed he came to �he ageeting for i�foru�atianal p�z�pose�; h.e doean't live at that address. ..pl_ _ � _ � � � . � . . , _.___., _. � _ _ _ _._--- - _ __.., _ . .,, . ,_ - _._. . _. ..___.-__-_------ -- - .. y --._.�--_. _.._.___. . __-----___-.._.._.._. _._ _....__ __.. . ... _ _ . � . _,__. . ,.� � ... _ . � _T �� ��' `.°'�' � �. �' �- 1 � I ��l s . ,, �.��: _-.��.���-_..� _�__--�_, _�___�:_,�� _ � � _ . ._____.._�.� .E_ - _--.������.�:� . . _ __ __ . - M . _ , ,.�- --__.��.:�_. . . `.. . _ i'* . . . � � , . �: � . ... . . �'^,"�-�r �t'�r'4�','.t�_':�..��, .. � . . . . . . . . . .. . . F.� � . .. . . �� l��� � � �� . .. . .. ... � . . . � ,�� ..r . , . �......4 .. . . . � ' .'� . . 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