Loading...
2012.10.08 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY Monday, October 8, 2012 7:00 p.m. Crystal City Hall — Council Chambers 4141 Douglas Dr N A. CALL TO ORDER B. APPROVAL OF MINUTES • September 10, 2012 regular meeting'" C. PUBLIC HEARINGS 1. Consider Application 2012-06 for Preliminary and Final Plat of vacant land on the east side of Lakeland Avenue between 50th and Corvallis Avenues North * D. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: . September 18, 2012: Approved a variance for a detached garage at 6403 36th 2. Staff preview of likely agenda items for Tuesday, November 13, 2012 meeting ** 3. Quarterly Development Status Report * E. OPEN FORUM F. ADJOURNMENT * Items for which supporting materials will be included in the meeting packet ** Information to be provided at the meeting Page I of 2 CRYSTAL PLANNING COMMISSION AGENDA October 8, 2012 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1144 or email corinne.elfelt c stalmn. ov if unable to attend * Items for which supporting materials are included in the meeting packet ** Information to be provided at the meeting A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following members present: ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Secretary] Whitenack [Chair] ***vacant*** ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Heigel VonRueden Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) ❑ Commissioner (At -Large) Erickson Buck [Vice Chair] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the September 10, 2012 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS Consider Application 2012-06 for Preliminary and Final Plat of vacant land on the east side of Lakeland Avenue between 50th and Corvallis Avenues North * Staff presented the following: GAPLANNINGTIanning Commission12012110.081agenda detailed.doc Page 2 of 2 The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend to the City Council to approve) (recommend to the City Council to deny) (continue until the discussion of) Application 2012-06 for a Preliminary and Final Plat of vacant land on the east side of Lakeland Avenue between 50th and Corvallis Avenues North. Motion carried. D. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: • September 18, 2012: - Approved a variance for a detached garage at 6403 36th Ave. 2. Staff preview of likely agenda items for Tuesday, November 13, 2012 meeting ** 3. Quarterly Development Status Report E. OPEN FORUM F. ADJOURNMENT Moved by and seconded by to adjourn. Motion carried. The meeting adjourned at p.m. GAPLANNINGTIanning Comm ission12012110.081agenda detailed.doc CRYSTAL PLANNING COMMISSION MINUTES September 10, 2012 at 7:00 p.m. Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at.7:00 p m :'uvith the following members present: X Commissioner (Ward 1) r Commissioner (Ward 2) ❑ CommissionIbr.,(Ward 4) Sears [Secretary] Whitenack [Chair] ***vacant*** X Commissioner (Ward 1) X Commissioner (Ward 3j X Commissioner (Ward 4) �� Heigel VonRueden Johnson C:: Commissioner (Ward 2) X Commissioner (Ward 3),;, kGommissioner (At - Erickson Buck (Vice Chair] Large) Strand Also present were Council Liaison John Budziszewski and city staff members John Sutter and Corinne Elfelt. B. APPROVAL OF MINUTES Moved by Commissioner Strand and seconded t3y;Commissioner Heigel to approve the minutes of the June 11, 2012 regular meeting with the following exceptions: Public Hearing 1. "Chair VonRueden opened the Public Hearing" should be changed to "Chair Whitenack opened the Pubiic`Hearing." Motion carried unanimously. C. PUBLIC HEARINGS 1. Consider Application 2012-05 for a Variance at 6403 361" Avenue North to reduce the accessory building setback from the east side lot line from 5 feet to 3 feet Staff member, John Sutter, presented the staff report. Commissioner Heigel asked in there is a utility easement for the pole located near the property line. Planner Sutter said it would be unusual for there to be a utility easement for the one utility pole that serves only two properties. The property owner, Shayne Peterson, was able to find a flood easement but no utility easement. Acting Chair Buck opened the Public Hearing. There being no testimony, acting Chair Buck closed the Public Hearing. Moved by Commissioner Strand and seconded by Commissioner Sears to recommend to the City Council to approve Application 2012-05 for a Variance at G: IPLANNINGTIanning Commission12012109.I0\minutes.doc IC E F unapprovea minutes or the 2u1.Z.UV.lu viail ning �,ommission meeting rage 1 ot.2 6403 36th Avenue North to reduce the accessory building setback from the east side lot line from 5 feet to 3 feet, subject to findings of fact/conditions in the staff report. Motion carried unanimously. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: June 19, 2012: — Approved CUP for church at 4835 West Broadway — Approved lot split for park expansion behind 6507.415r Avenue North 2. Staff preview of likely agenda items for October 8, 2012'meeting' nclude a replat of Henn Co (CR81) property for the EDA. The November Planning Commission Meeting will be held ona``T,",tiay, November 13, due to Veterans Day. The meeting will likely include a publichlearing on the Cavanagh senior housing project. OPEN FORUM — None Heard ADJOURNMENT by Commissioner Heigel to adjourn. Motion carried, GAPLANNINGTIanning Commission12012109.Ihninutes.doc M E M O R A N D U M DATE: October 1, 2012 TO: Planning Commission (October 8, 2012 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing (Application 2012-06): Consider a Preliminary and Final Plat of vacant land on the east side of Lakeland Avenue between 50th and Corvallis Avenues North The subject property is vacant land on the east side of Lakeland Avenue between 50th and Corvallis Avenues North. It is comprised of parts of Lots 6, 7 and 8, Block 2, North Twin Lake Shores, formerly occupied by three single family houses in the 50XX block of Lakeland Avenue North, and containing a total of 29,379 sq. ft. (0.67 acres). Hennepin County acquired the property to provide additional right-of-way for the reconstruction of CSAH 81, including the mainline (`Bottineau Boulevard') and its frontage road (`Lakeland Avenue'). After retaining a strip of land for expanded right-of-way, the county is now selling the remainder to the Economic Development Authority of the City of Crystal ("the EDA"). The EDA proposes to re - plat the property into four lots as follows: Lot 1 to be sold for construction of a new single family house addressed as 5335 Corvallis • Lot 2 to be sold for construction of a new single family house addressed as 5332 50th • Outlot A to be sold and combined with the existing property at 5329 Corvallis • Outlot B to be sold and combined with the existing property at 5326 50th The following Exhibits are attached: A. 2009 aerial photo (showing conditions before reconstruction of CSAH 81) B. 2009 aerial photo with CSAH 81 design overlay and proposed re -plat C. Plat excerpt showing work to occur for lots to be ready to sell D. Preliminary Plat E. Final Plat Notice of the Planning Commission's October 8, 2012 public hearing was mailed to property owners within 350 feet of the subject property and published in the Sun Post on September 27, 2012. Staff comments: Lot 1 would contain 12,058 sq. ft. and Lot 2 would contain 10,000 sq. ft., exceeding the minimum lot size requirements in the R-1 district (7,500 sq. ft.). 50XX LAKELAND - REPLAT OF EXCESS CSAH 81 LAND PAGE 1 OF 2 2. Outlots A and B would be combined with the parcels of the adjacent existing houses at 5329 Corvallis and 5326 50th. The addition of the outlots to those parcels will solve existing nonconformities: - At 86 feet deep, 5329 Corvallis currently fails to meet the 100 foot minimum lot depth but will increase to 131 feet deep after combination with Outlot A. - At 6,000 sq. ft., 5326 50th currently fails to meet the 7,500 sq. ft. minimum lot size but will increase to 7,920 after combination with Outlot B. 3. Lots 1 and 2 would have 10 foot drainage and utility easements along any lot line abutting a street and 5 foot d/u easements along any interior lot line. There would also be a 5 foot drainage and utility easement on each side of the line between Outlots A and B. 4. At no cost to the EDA or the existing homeowners, Xcel Energy would remove the existing overhead poles and wires, run new wires to a new pole near the northeast corner of Lot 2, and relocate the two existing houses' service wires to the new pole. The two new houses would be served underground from the new pole. 5. To facilitate the relocation of the overhead utilities, the EDA would remove two trees (Willow and Basswood) presently located on the property. 6. The EDA would install new water and sewer stubs for each of the new house lots. 7. For the new house at 5332 50th, there is really only one curb cut option that would comply with the required setbacks from the side lot line and the intersection with Lakeland. To that end, the EDA would install a 12 foot wide curb cut located 3 feet from the east side lot line. (Note: Unlike 5332 50th, the new house at 5335 Corvallis would have many options for curb cut location and width. Therefore the builder will install it as part of the construction of that house.) 8. To make way for the curb cut, the EDA would relocate a fire hydrant on 50th approximately 20 feet east. 9. To comply with the zoning requirement that a pie -shaped lot be at least 60 feet wide at the front setback line, the EDA will require a minimum front setback of 40 feet on Lot 2 (5332 50th) instead of the usual 30 feet. The proposed plat conforms to the requirements of Crystal City Code and staff recommends approval. Planning Commission action is requested. The City Council will consider the proposed plat at its October 16, 2012 meeting. 50XX LAKELAND - REPLAT OF EXCESS CSAH 61 LAND PAGE 2 OF 2 -01ropertyli, M�ap loy'k, —T NOTES: Map Scale: 1" = 400 ft. N Print Date: 9/13/2012 + This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and ccmpteteness of the information shown. COPYRIGHT 0 HENNEPIN COUNTY 2012 ThinkGreen! 8 SCALE 1 " : 50' KIE47 0'r PO U) I I « k 10 w E 1243; O- w E 1243; cc) C, V\ ------------ OUTLOT A -- --- -------- t 7� OBJ MOTs B R� % ...... ..... ---------- c- Legend of Symbols i-A—bbm-fi... PRELIMINARY PLAT FOR. CITY OF CRYSTAL �Yratal MN 55922 NOTES' Legal Description .. ........... PRELIMINARY PLAT CRYSTAL ECONOMIC DEVELOPMENT AUTHORITY FIFTH ADDITION CRYSTAL ECONOMIC DEVELOPMENTI - DOC '40, AUTHORITY FIFTH ADDITION MS --------------- 0 OUTLOT A OUTLOT 8 2 ,\$ N, ------ �,--.Ml.l TliZ:1.. fi, ,vr rrm-,rte 1� -T T It F-- �P- LOT SURVEYS COMPANY WC iC! CO di N N M V� N C Y N ca p r N N LLO N b N C}U v) 3 N O a) u -O Y c i� N C D — r `� m o co c � Y L Q) a) ca a)U p O (D a Z O 0CL O C- O` a C3 v0) Q -i 2 ❑ n w° s) O cL ro O 4--Y L) o Y a 3 u a) U) Xr- > .0m ro o N C:o Ie ~ U (1) `� N r E y E Z L' E O > L C� C 'N a) N r N C a) 0 0 O ro +cn r r ro N b p a) Z c a) ❑ W — o W Y O ,� r E N '� -p M o C (4 N a) Q ❑ - (0 N C O y Q ❑ ,� ro p 3 � r �) w N O N _ 'O w N �o a) L N w C= C6 N b� O Q N 30 C C (t5 n O Q a) Q L O ?y C N (D p o O N N U (n -o o Q, ❑ r Z 4) D `; 3 r C N N ❑ W F- L) CA C N L b c c +�--• Op Q O ° cq F- •i >1 a 7Na W Q) ~rO O m r- O CC -0 O L a) ra) O -NO N' N U a)b N Q1 a) C O LL c T= d C O O C ) j ~ 3 .L... U Z O (� Q f�4 Q C - Z -O C 'D O � N O a) L L N L N Q7 O a) E E co '� E N O o -O O Z7 Q (b 3 -b O Q) O E r a) O r G Ow N E a} C4 Q) w N ro D `� N C� '- b a O L () p G O U a) a) L a)0 @ ti C a) -0 Q C '- a) L 0 O E a) E CL C O L T N— uj — r +' Cll X Ci a) E ro 7 r o N C)) Q O_ - O O N � 4m ami QCO r N N N �o ro �2 T m o O� C� �.ro o a) a) o N 0-OCp CC3 L coi O N 11 N E (0 n N N O U L 'p •� E U if LO O N 3O d N w C- 00 � E N 3 -= � N C N 00 O N 3 Q Z a) a) L U N Q r O C U 4) C - O U a) 0) 3 E C C L +� O O O Q N O _ O Q C p N ❑ Q > ro .r U) Q ❑ 0 3 3 ^� C C N r .o O L D C C O a) O C G W Q N 3 (D .T `3 0 N C) L N C •E E N E a) Q) 43 {� O 3 41 3 .� o o .r r '� 3 3 N O `0 .Nc L N Q N L L C N N O 3 N +� O O C N U) 3 C w O (V +� N to O (n O Q) U ro b (U O C T a•N- ro �s C o� o 3� O Ca U ro N N C�� U U) 5 In b O a) N o Y 3 a) O 0 O C °' a) czar U -r- 0 _0 X 0 o 0 a) C) 0 0 a) C) 0 0 O o U C a) CD o. C a) O 0 a) co a) C . _. o ,� Q) +� Ql L �' E w > Q) a) o w- o o 0 -t T o O T o C3 0 (1)l y r 0 C C C b a) L N` F- C C C LF) C O Q Ctr) a) C Q U U O ro c4 ro C C (4 F� O U tLir O �n O a C E L) CO O U M O U CO p cCp L a) p L U M O O i U (� O ro ro 3 p > N a > U) 6 a) a C Z E L@ a) c0 a > N 0 > cn a) > v-) () CUO c3) > o OL v) > v_) a) C N O > N a) Q .0 C ` +L- .0 CL N N ) r y .L w o •C ❑ N a) "t a) Lo �= ww m p a) p m p O m W CL W U a) w cA N Vf, _0� a) O O ro 3 ro O - in — N— w N O O — a) tq N ,� a) O N— ro} ro` L o C4 L L w ro E Q O CC) M 03 ro CO ro L a) M O LL[7r ro M@ O (4 ro G U O r > O F" ro E ii p N ago , 3❑ r E` w ` i L .0 -O ` Efi} a) '� i L U s O o N .-. N O L i 7 Q 3 Q r O= N r ro Q O 3 C_ 3 C_ 3 C. U �.. ro C 3 3 C. b 3 C. 3 •0 a 3' Q F- N ,_, a) L O QN Q QN 9+ p N12 F N roQ N N Q cn Q ro U Q UQ Q)Q NQ _ Q N p N ❑ Q) ❑ N � n N p❑ N❑ N❑ N p O❑ '� ❑ ❑ ❑ N U X O p D W W 3 w c 3 W 0w O W O W Q o W W O W ro W 0 w ti O y 0 C �, 3 oW 3 Q o C C root a) p N p a) O a) o o� o — p o a) L Cl- a) O o c ro c ._ Q r � ._ Y z Z .� LO �� L� ��u7 I- CL � e3 h- ro FaCL - z z z a) a) m > z z z Q z z Q z a z z z ¢ (D 0) a) Y aD a) ) > > > > > Q Q > > ¢ > a s -0 ¢ N ¢ Q U z Z z Z Z z Z z Z TO Z Z (D z (D Z � � 2 CD CD E � CN -rop 2 � 2 0) N 2 a) a) Q I� OQ Lf> fU Y ro M f0 (D fa W Ri (O N Q C4 fli X fa JC Cd > f[3 GY N G� SSS M U o4 j VU t� N (0 �' U ti N co U co U ti U (D U V cn � U) U N T T- >, N V V' Y o T O V CO T N N N r p M r- C) 0) " Loo) O r -U O r -U 0) � to C) (D � (oULo0 (DL LO Loo Ln � m0 LO Lo 0 CD L LD 0LoC)Lo0 CO ti L 4 oR. r N M N M Lf) CD ti 00 0) r r r r — cN m Q CV d3 .3 T S, L Q) ❑ r ON @ Ln m O Q ❑ a) () C) a) LL O Z U O O d L W ) a) O p O O U LU (n W a) cn m 3 Z E Q L >' m c O O @ > 0 0 C N a) 3 , 3 3 z U- 3 3 c) o R. � s C: 30 V) a) O N 00. a) C a) C � a) N O Cn U a) L C) C .. L Y Q1 N a3 C C O to _ T }' U "O G) a) N G Q X a) C O N ;C �z O cn N O N p C) Ln rn W O j 0 to U) a) ❑ ❑ CL C N a) ❑ ❑ n 3 cn a) ❑ @ L O W W E O @ r .=' L Q W W O p) O` Q) C •— O L W �-- O U L U a) L O ) U r Q U a) L a) L N Q {n C" C •� r O G N H V) CNJ O C O O fn L L O ) 0 (n ro N L (� NC U a) 0 :3 N a) L E p 0 O a) L b O— NO EL O L O Q N b a) U 7 Q NO L.L. + N L L O N U O0 - -p b a) C L C + cn '0 = N O C 4 L Q) O O O d0 ~ � @O O:tfE O E CwCo?o E @ O C a E CO O @ C O a) OE p p @ o C •0 '0 a CL -O_0 E Li Lf F- L6 O -p p 0) 0) rN@@ C lo 0 N+' Q)a) ` Z V) E9 p6a) (DN UOO b OO 04 LO O 03 p a) s -O N CY) @@ ) LG C) a O N 00 OC Z 2(D >,C�p O O N CD C N U N N L N NpQ- C LL U)a a) 'D @ c "�@fCC�4• QpC Y nN E O 2 N d C C LOOQ Ld 3 a) a, z @ w a) m a� U U 3 3 a) [n w U uI UI O @ O O U) w to w O c: O O O m a) O b O O 3 to O m O U '0 C) U CD a OL L O p ap C O +O n L O0 @ C 0 O CD m°o°p °p°0 (D 0°o m c: _0 Ca)C CG pcp L6 'CC�C] '[C p CU pO y —LO @ Y l) @ U7 Q) LO@ LCNON U� O UUN Q) � U U �U6 UCL O> r O Q >> O () > O> O> OO C O O O >> v- O> O d O a) aL> (D a) ) O N O 0 O NCa O o "" t , O O a-� N CL + CL . L C> O O a) Q z3 CL O u) C 0) CD O O N S 11) O O C) W_ a) p cn --- z Q (n a) p a) — a) O cn — + a) Ln 0 a) a) ❑ N W (V p (n — w a) O w —. (D O N — O M U C U) (D 6-, N a) O U — a) O — Q-C O @ Q t@ N r 5�9 M @ L@ Q O a) a) O@ (0 Q N a"' N@ ❑ ti •Y LCD += N L L. a) i L L L " ❑ --' w _O -O i V L ❑ S O — Q3 W a) " Q3 Q3 Z : O o m O c ,-- M- m' W �- O N O O n— _ .L._, �'— W 2 b 4 Q 0� `m ¢ m Q cu aN Q a Q0 Q Q° Q3 Q Q3 Q Q3 Q� 0 Q Q cn Q m Q a.` Q o Q3 Q ro OL Q m J o ❑ rn '1 O N ❑ N ❑ N ❑ L a) ❑ N ❑ y ❑ (n C ❑ ❑ ❑ ❑ a) ❑ — ❑ to ❑ U a) W O W O W O W W G— UJ O W O W O '—' O U W W W W— W@ W O W O '1 @_ — CL rUn 2 Q) cl O U) c a) O Q) O L 2 LL a) c L a) ,m E a) a) O L a) O a) O a) Q) Q) a) E a) s a) O a) d Cali L E F- L z 0 U .0 L H F- C — C 3 .0 O � z U L� F- F- L 2 Z— Z — >> L F- L F- L L d U L= 3 L � L � a—:: z@ O U z z z z z z z Q > Z z a� > a� > > > Z Z L ❑ ❑ Q Z Q Y L Z Z Z Z Z Q Q ° N (1) N a) !N N c �z Q > > cn @@ U Q 3 Q Q Q Q Q Q U U z �z - 03iz<z<z Ez �z u)z @z'z �z 0 C cE a)z G� a)z C mz. r- z.c°z C� (�z @z O a)� a)� �� Q �� LUQ O� O� N� n2 co — — W — _ — ❑ — ©— > — — C — N - N - — N - X - X — > — — CD 55 4y4-= '] N Lf) U) p to p (n M rn O �) M y N M U a-= N c/) Y C) U Y CD N 0 N CD to N .- M [!! `' U .4..I Oi U) U C] N LO N N LO N> M CD r M N r Q C+) LO Q J I� LOU LOU N LOU LC} (DU (p (DC..1 Lf) V U 1l i rC) CD Q- C) 0) ctu LO Vt co It C) co M �U co d U M C) (*� V Uco L� M L U CrU CL 1 I LC) (D I-- 00 W O N M Cf LO (.0 r- 00 0m) O r N r r I r m r m � 04 N I N N N I N 04 N N N M M co 0 U- 0 o c o N 3 c a�w.2 r U c N O N m N w m U N CL O : O O Q (V rron .N m CL C N z Q O a e N m O in -= �O v O c CV O CL a m a) -t-- co 3 O O c — O U oN a) cn Co '� O (0 m O O O — Y l r (U �O > Z O U o p N U N o +� ON rn N O N O a) O cOn N L N ¢o O a) t= a) ..0 w a--� T O CD U 0 [A pOUC Ca r- a C C CL a N o L w �� N a) N ��� E O O to .- UQ 0 ❑ -z 1-.� � � U � L 0 CL O a) .0 N L 'n C:) Q (U E c Q r Q C m L (n a) a) O CD ❑ O O _ N O N a) Cn N r C N [� a C7 O C O O O O m -0 +0 0 o~ E� O N ccy C14 N O C •p O 6? ER m c ID C co "O Q L O N N- _0 O O CU �'0 O N0 Er -0 c L U U N N i' 6 N0 � c rn E O 0 'NO p c 0 E N O {�j ` O y O Ln Q) E L Q Q O 2 O ,, Q — m a) p �- (U -0 NN o N OL N C .� O t m (� E O m N rCD _ Q� r ON O I— (p Q 0) D O .� r0 N o (r) = _N Q p lU N N m N 2 N > a) U N U O - c a) C tl) N N U) a.1 N n cu O O N (ti _ r a) o C- O- m p O Q 2i C Z)N c O .3 U O Y + CO O O O O O .0 cUB r c m a) o CL O O N N U? Q) om o w N Z C'n En cl) a) c (A (fl U U) w-- O — 0 7 0 7 0 o w O X o --°° 3 a--� ° o E c Q N Q N Y t m c4 c L C O U 3 C U E O a)O❑ ua a) > >' O> o 3 E U m� c c ch rn uJ sr c c cn p c C m >i y N +- R 0 .� m m p +� a) •2 m m~ w �u�i m O ro Q o Y '' tZ o Q Q r Q 0 > o (U Fes- OL uoi O Q❑ U 7 @ w O ai U ai o o UI c o a) N O a C> ca o :3 ur O� O. _ cn cui m 9 C) OL 0 E am u) m E Y LiD O� r N T O T a) Q ❑ Q ❑ ER O Lo Q m O Q ❑ a) p C6 +-. Q Cu O O v0- Q N O L co O N O til w N Cj N> N w c r N Q -a m� _r_`p m 4) C Q (0 m 0 cy,a) a) Q) O ❑ to _ ❑ [L V OQl (d (� N L z N w C N z) L w a) m to +� 2 C v-p O 7 F- H D Q} I— Q Q Q p C= Q Q Q N C2 0 Q C] p Q 0 Q O rn 0 0 omo°' o U °)_cma) c wma3wcl Q CL L vi a X a c Q O w z o c - c c 3- c o c N> (p Z� a) Q (1] U) c z NOL _ m o -� 1 z c o o o z Z z > > > Z Z z Q Q Q Z z z Z Z > > O Z E °z E E > Q > > QzazQz > ¢ > °z °z¢z 'Dz a)z mz zQz ti ccm m cY co m 0Y m� m Z m J m U O (D N c U O ul to U) Q U O N w U r N U N O �, � N O r N r N C7 O J Ce) C'7 U t(7 co U L'to co U to U t() Lo U LO U N LO U Lr) U 'oi) C'7 U ' co U lC} cM U Co U >L cr) ce M m cY) c) co c) c'') 'Y' d [Y I It I xil 0 U- R: : Rk.i s r`rar• b2e��y � p S V { N � jr d{ a . jo LL 'y f � N