HomeMy WebLinkAbout#5481 - variances/CUP-2006 � o�
o ,�, o
'''a;� ,- �ITY of ORONO
�1 C , ..;
�
"�,� '�/ G'ti RESOLUTION OF THE CITY COUNCIL
L�g �Q��' N0. J � � '
kESB
A RESOLUTION GRANTING VARIANCES
TO MUNICIPAL ZONING CODE
SECTION 78-330 AND A CONDITIONAL USE PERIT
PURSUANT TO ZONING CODE SECTIONS 78-1250 AND 78-1286
FILE NO. 06-3183
WHEREAS, Glerin David Solie and Nancy Marie Solie, husband and wife
(hereinafter "the applicants") are the owners of the property located at 1430 Cherry Place within
the City of Orono (hereinafter the "City") and legally described as follows:
Lots 4 and 5, Block 4, Crystal Bay View accordin� to the plat on file and of
record in the Office of the County Recorder, Hennepin Cotmty, Minnesota
(hereinafter the "property"); and
WHEREAS, the applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-330 to allow constntction of a new
residence on a lot containing 24,084 s.f. or 0.55 acre in area and 95' in width where 43,560 s.f. or
1.0 acre in area and 140' in width are normally required; and
WHEREAS, the applicants have made application to the City of Orono for a
conditional use permit pursuant to Orono Municipal Zoning Code Sections 78-1250 and 78-1286
in order to conduct minimal land alterations within the 0-75' zone in conjunction with the
removal of a lake-yard deck and restoration followin�removal.
NOW, THEREFORE BE IT RESOLVED by the City Council of Orono,
Minnesota:
FINDINGS
1. This application was reviewed as Zoning File 06-3183.
2, The property is located in the LR— 1B, One Family Lakeshore Residential Zoning
District ��vhich req�.ires a minimum ?ot area ef 1.0 acre and a minim��m 1_ot width
of 140'.
Pa`e 1 of�
� o�
0 0
����a�:�- CITY of ORONO
7 �
� j-�,�
� ��`i�.,.. �
RESOLUTION OF THE CITY COUNCIL
��l �G~ r � �
`9kESTrI�fi� NO. � � � �
3. The Plamiing Commission reviewed this application at public hearings held on
May 15, 2006 and on June 19, 2006 and recommended approval of variances
based on the following findings:
a. The applicants' property is 24,084 s.f. (0.55 acre) in area and has 95' of lot
width.
b. No additional land is available for acquisition by the applicants to make the
property conforming in area or width.
c. The property is served with municipal sewer. A single family residence has
existed on the property for many years.
d. The applicants have proposed a home and hardcover to adequately serve the
property within the 25%hardcover limitation within the 75' —250' zone.
e. The applicants' proposed home will meet all LR-1B zone setback
requirements.
4. The Planning Commission reviewed this application at public hearings held on
May 15, 2006 and on June 19, 2006 and recommended approval of the
conditional use permit based on the following findings:
a. City Code 78-1282 allows fcr the installation of stairs, lifts and la.7dir.gs in
place of major topographic alterations on steep slopes.
b. The proposed changes to the stair system and wail resuit iii a reduction in
hardcover from 7.6% to 5.7%.
c. The proposed �.7%hardcover is allowed pursuant to City Code 12-1282.
d. The applicants have provided a restoration plan for the deck removal meeting
the goals and intent of the Zoning Code and the Orono Community
Management Plan.
5. The City Council has considered this application including the findings and
recommendation of the Planning Commission, reports by City stafF, comments by
the applicants and the public, and the effect of the proposed variances and
conditional use pern�it on the health, safety and �velfare of the community.
Pa�e ? of 5
� o�
0 0
� ��;�,s�:-, ,, CITY of ORONO
� ; �
�����,; �
�',� G RESOLUTION OF THE CITY COUNCII.
�9 4� NO. � � �' �
kES1�I�
6. The City Council finds that the conditions existing on this property are peculiar to
it and do not apply generally to other property in this zoning district; that granting
the variance would not adversely affect traffic conditions, light, air nor pose a fire
hazard or other danger to neighboring property; would not merely serve as a
convenience to the applicants, but is necessary to alleviate a dernonstrable
hardship or difficulty; is necessary to preserve a substantial propei-ty right of the
applicants; and would be in keeping with the spirit and intent of the Zoning Code
and Comprehensive Plan of the City.
CONCLUSIONS, ORDER AND CONDITIONS
Based upon one or more of the above findings, the Orono City Council hereby grants a
variance to Orono Municipal Zoning Code Sectioil 78-330 to allow construction of a new
residence on a lot containing 24,084 s.f. or 0.55 acre in area and 95' in width where 43,560 s.£ or
1.0 acre in area and 140' in width are normally required and a conditional use permit in order to
conduct minimal land alterations within the 0-7�' zone in conjunction with the removal of a
lake-yard deck and restoration following removal, subject to the following conditions:
1. Council approval is based on the site plan and building plans submitted by the applicants
and annotated by City staff, attached to this Resolution as Exhibit A. Any amendments
to the site plan and building plans which are not in confonnity with City codes will
require further Planning Commission and City Council review.
2. Hardcover in the 0-75' zone shall not increase above the level of 434 s.f. or 5.7%.
Hardcover in the 75-250' zone shall be limited to 4,088 s.f. or 25% per the proposed plan
a��d hardcover allcwanc� sum��ary as depicted on Exhibit A. Applicar.ts ure advised that
any future requests to increase hardcover above 25% or change the nature of
existing/approved hardcover shall require City approval, and increases in hardcover will
not likely be approved without concurrent reduction in existing hardcover.
3. Applicants shall remove all plastic or fabric liner material from the decorative landscape
be�s on the property to ensure their penneahility as nan-hardcover surfaces.
4. Required removals of the deck stnicture shall be cornpleted by the footin; inspection for
the ne�v home. The restoration of the area of the deck removal and installation of plant
rnaterials shall be completed prior to tile issuance of a certificate of occupancy if nat
sooner. The restoration plan is attached as Exhibit B.
Pa�e 3 of�
� o�
0 0
��Ya�::- , CITY of URONO
,� �
�� Y ����� �,�
RESOLUTION OF THE CITY COUNCIL
L�kESH�4��' N0. ��
5. Authorities granted by this resolution run with the property not with the applicants, but
are permissive only and must be exercised by obtaining a buildiilg permit for the new
construction within one year of the date of Council approval, or the variance will expire
on that date (June 26, 2007).
6. Violation of or non-compliance with auy of the teims and conditions of this resolution
shall constitute a violation of the zoning code, shall automatically tenninate any authority
granted herein, and shall be punishable as a inisdemeanor.
7. The undersigned applicants have read, understand and hereby agree to the tenns of this
resolution and on behalf of the applicants and the applicants' heirs, successors and
assigns, hereby agree to the recording of this resolution in the chain of title of the
propei-ty,
Adopted by the Orono City Council on the 26`h day of June, 2006.
ATTEST:
,..____
���: �
� • �,-,
� �� �ij`� ('C.✓�1,.t°' �t...�� ._.:!''.^� �'L'l�t�-'+r}!ti
�.� �..
Linda S. Vee, City Clerk Y Barbara A. Peterson, Mayor
� �� � �1 � �
( �-,� ����� �'�,�. / � � � �
,���•�-.... � .�3�; .�' ( �� ����,���J , � ' _ '
�,� 6
P:ope:ty O�.vr.er(s) ,?�
�:
STATE OF MINNESOTA
COUN i Y GF HENivEPN
�, ; ,
The foreaoing instrument was acknowledged before me on this`,�_'�� day of;�•,,�_.� ��- ,
2006 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota municipal coiporation
and said instrument was executed on behalf of the City.
;.,,1 _ i- i / i�':i.:,�
�otary � .�;�., ,�/��'�');,i��i'''`';� �li. `�UUNG
`..'H. 41
;���i w , �T •-;v�inr�e�ota
p��� .,� cn ��.; � c =r.roaJan31�2010
Paae 4 of 5' �as,�.-•��,�,�.,.•��,r��::�.�:,�-.���.
� o�
0 0
�����,��. CITY of ORONO
� , �
� ���r������ �
RESOLUTtON OF THE CITY COUNCIL
�L`�kEsKo�`'�G rvo. 5 � 6 �;
STATE OF MINNESOTA
COUNTY OF HENNEPIN
{.;.
The foregoing instrument was acknowled�ed before me on this �` ,day of _r� -.��-�;
2006 by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal coiporation and
said instntment was executed on behalf of the City.
, - �,a�>�...:.<,f
r .,.
- ,
f � fw��`����, RACHEL DODGE '• _ ��:��:, �� ._ G�,�;� ( � � . ,
z� �•!OTHR�PUBLIC-MINNESOTA ` �� r "~ f '�
'`�' Notar Public
: ��r�� .
F �.�;, Pdy Cc,rnmission Expires Jan.31,2010 y
...:.�`41...-n.:����:G��'-�
STATE OF MINNESOTA
COUNTY OF HENNEPIN
� �,'
This instrument was acknowledged before ine this ��' day of ' , 2006 by
Glenn David Solie, husband of Nancy Marie Solie. ! <
��--� �,-L'.. -t_._ y°�_�-_-�� �'�� �; �...�,,-�L....
';�"�„��F; RACHEL DODGE � �
'�� '` �'i��� f�OTARY PUBUC-MINNESOTA � Notary Public
:��?����lly��
,�; :;� PAy(:ommissicn Expires Jan.31,zu10
�;��.t
STATE OF MINNESOTA
COINTY OF HENNEPIN
� �`� ,,.�
This instrument was acknowledged before me this:�day of ��- � �-�-�- , ?006 by
Nancy Marie Solie, wife of Glenn David Solie. `"
� i //1�� / , �r' /
��` �, RACHEL DODGE �; p�� ( �- �(;`(' C. g'e\'
� ,�� `r 1 ' �'�...�.(�'�.'`- - •�1 11 `.�
�,�'_rj,�;' NOTARY PUBL�C-MINNESOTn �' �TOt1T'y PL1bI1C �
h�y Commission Expires Jan.31,7010 ��
��
--� .-��f�`�
Page 5 of 5
��� � T � R 54 � ��
� W ;
a� � � -
_ � � a :
�S b � A
S Y S � N ; g
41 q$g; � � �
t�a,�5����§ �� � �
M —;�;����_�9p�''� _ � �
F. �B �
NpRTH A Q�11�A —''%: "•�a���� �����
M E-� _;�; g
INN . �� — ��; �°vck�B. o�� ��:�:
KE � .;�, ���
�n = Sze.a_ ,�i � _ ��. ,
,i' r % �
f�� pHVI LItdE i � //ic �"�'-�i'
� ��=�`� �%:..-'ii`� ' '�- -
� 1��_����%=,F.� � `Y �� �+
�1=�li � gy u
_---.���'r .v�%:�.% 'r'� - � 6..0
-__�— -- .�_ �-.r---�- ���'� i r . �:i� i', i�
-�- -- _�—���_�^'—��_i �!i.=..�- �'`;���" S pX�`C
'���r� _a-��'/ �:ji�j�=-�.��"� �� a s 5�q3��5
�a� �r��_y.l �/ /'v� . j=�%.r� - e l` ^ � „6 .
Jr i��-`�✓'" . � a
r.�.D�_-- �,f�9 � -�� '% �� i��-";"a�z--! €� ! f os� �Ea
. �'..
y �I`0_ �I'- .._ '- .P ' ', i . � �:.������ 6 4 =�r 8:'go�4
�_ B .C' r , %/ � �i�"C-�,.��r� �
��`r� r' /� . // �n / ��n
�1_ �fr� 1-.aroPrs` 1'�—O/ /i/� � i��.�--��s�_ L t i_•.,�:.8 S o
.p -��__��:�o._�--�E-�� 7 _�i,'/%:��� -: � �-�-� °^ £S � ��e�E"t,�EiE
C--�r � V- yP � � D
� o�__..�-�,"-__S� ,� \C /.o ' f a. ___"=� :- !
-- J_`` °'�y'°1 '�'"_l. �TJ�. /�%r�'�� +� ' S� , s
��\�e�`2 l �., /i i �s'� �;. °s j.+j{ � i
J�f _�'\-� —� �,� % ° � � �Fr 1' �rrc�� ����srs `' _'s i I a 3
I',. ��� - ' �IZ� c P , r �_�_ -" y _ „
w �s � -c'�. '��I—:e ? � � _� =ti' s` " i
� �,'� rt �_ s �. �� .-�t - �Q�' �re _ -_ . 'c �.� _ j[: .
Q �,/a. a� �\ r._._ z BY ' -�=� i /� .
� `P -'-�:'` 3.�1;B£:105~_'�-' _� o� • •, ,d6 66 'Q ��-
...\ l._{�� ��-�•� ! e ctr�, rrs_�:�� .r . �� �P ����
� � r • '� iO ! . �"� �a 'e
� `. � 1-�—�r-'
s,_N_ _,__r,,' .� q�� � t 4�
� � _ ,� }�.icp = g
: W._�_'\-, "!5' SESBA�'�`-,E��Y �- � Stt9P� i� .T`O i �9{3 B� �3�E�
� _,__ ___-i � a:: � W o
\� e--.- p I. :st,� St�O . I . (,7 lJJ .o 0 0�
� � ' �r^. . S6 ��1f.d`58� ,..f-� � I. �'7''� Z (n �,a
J°r�. 'a "sss p%.�'i�i �I ,9�6 'y� � �
y ' / �',��- _ 1 , :��� ..�, ,� � ja�q� is' (.!) O
� \\ � ssa. i e. P.�.:' , ra . i m �� 'Z 1
� \ ierQ% ;arc �,�' ,\'s 't � =a ai �s �� ����.����� w - F��
� ..��� '_ ' 1� _ ti• • r " �I' - ��:
w �� \ r0 +', �I�'^ � E
U � D. � (Sfi � I �� � � �
a r
4 —_1_'-� s I�P- ���' ��° =,�� I ��jc .� Z�N r ?f(i
�.. ')_. c. j ,,p1�`' i I
Qf. ��=� � _"_ �i' ' '"P� P, d��y �- � ; 13
q �.�'��os.G°a}�� �(%` \�i q: I��iq I � 'rT"I jl\.T� o^+� � g [jd
Z / � ^ i BS6'' ��, q� .r�I ' .p' � :DO� - Q�1�
t
�I a (n �sss.o{ ,-"i � I W,:� I � c °�
W � ;raJ �p�__
� Q I tyP o�;,o`� ���P 1� � � �I c
y " �_�,� � o DECK �y 1�Z3'99S 1827��s� �c � I
�p[[��,,,,.. c. o �is I wwc i t5�B• y� � `�F ec� a � as�, ' r
t�J .7.�.Q� �� `�� . 4: � i
� �., � � ` � ;' ���!A t� ' I o �iC�, � ,�'CC
,_`;, \ ,.I� ��3a ,� � / � o %� I
� ��eP o ... `j � r`'me _r2a�,.a � n c ��
� _ �9�� 1m I'u✓'rQ sr°1 I`�e''�// . p I ��� /1
. . 1 � a— ��P ` I -- ,
� Ds Z t�17' �
�w w o; � - A ,�,-,a � sz� a -�a� , ,
(n " t8:63�a se.
�1� � � � N a o`'� i , PORCN � i �r�
l O � I( 6 �� I �f�-� /DP I 6 � l.
T!�. �.R. \�/
� _ '�e e v I� ry� Q r?a $'+�l'.o'�� r��
� �� � o (,,� � � e �a I Q c i
a
� a '+ � C' � '� +``.y.... //
w � �°� P s� ��� ° °��� �' g67 � ��°� '- _-
V �s � 'BQ� U�s O�'F,f�ae \ ' I'^ �_
i °o` ;�-��,x..- ' `i � _�i.re'i7e r, �
c •`°s �_i� � ^e'D°''-. c-� _ - _ ��-- I.q� �g l °.
'� P._ .. � p�! � O.�b'N.�-o'':� , ._-0 ra sc
c u �co' t _�.y�S "�-/. /,, . r r; .p.
< a� o��y � a � � _°,
m � BY ..s>.��0��sw.% 1 P �4b �°' __��.�%:
� 6:.. .
i � V1 � � �'.. �� M \ �
� !`. j/ � ➢ ._ �yO,T�.
y. O.w,�� +'R � -�� I Py, � 6 9c yb1 P
JQ) , /� I S' PjS -� b j a -
�` , �.� I'AJ�B135 .Oi=y_. _ .-__� r'���� �+c'P"
�_I__- \ Q..i
`.L-RE����� -- P 4i° P��t6 O�C 9 5 Y� O
d. 1�.. �� ��,� �.�P- O i. �
� :�� ^� � �I ?/�\.., w �� I � �
�
/ 69 ^ ,`�...6,ati !'�- 696 ' _��i Tp /�' �O�• � 9� `�'_ _ � ,
o s �o �� �P ; ��� s \° �I s "-� s �''. P y°° < ¢ � `s
?v r °� � c r. °� r
d° � ''�2 ' ' `S'r.
'.DG6 Q:
'� �\' � //:�;`�,Q,. J: � 'a o-O�-o`- �i c�. � .
..:o ,....\ ol� }�S,G� o (I,,i. ,n � � 6` .
�°�F,a-� e I P _ J �i�� a.:
.!" `'¢ �°S � f1G � f1'7 !o_P� o(P. ,\r(P�".
��,.. 6 � � . '
— ,SB'86 �o I`O� s M.lt,LS.ZON \ (.1 ��
� •
—�� 3�'dld ,l�l2�3H� `��.r`'
9
�P� 6J
P�� e � c.
s ' `>
�-� /�P
r�G ��. �
5 � � "�
��
� ,>
r�
� �
�� �� .
� �
J � �
bs �
0
U
�
�
�a
��D
� �
, ..
. `` � � � I
„ �
s�;. ;�
a��;;�?V
s?%%�;� �,.
s��';ra;
r
�, '� �,;,`�
,{:•;f�;��
�v%�,t �
�����
�
G
�
�
�
�
b" �
s �
V
�
� �
'-10 3'-9
31'-11"
� 5 � � �
�
�
�
-�
� �
� � � �
� �
� � � � �
�
� � �i ,
�� � �
d � � �
�
_ _ _ _�� _
i -
�
I �
I
1 -
i � ��f
:>���
I �����_
-;f �
� ✓
�
� �
� �
�
�
�
I �
�- - - - - - - - _ � �
F`�'t�
� �
� �
���
� 5 � � �
�
� �
1 \ � �
�
� �
�
r O
�
�� �
J � �
�S �
�
� �
✓
�
�
n
i^� j �v
1� Y`
� ' ,; '
L
i
J � � �i
�
/
a� �
o' �
�
y ��
�ti �o,
d'
38'-0"
w�
o ��_Q�� ��_z� 6._4�� 13�_��� 4�_6��
gx
/� a�
�
/ \ �
% ` Q,_p��
� � � �
�\ � � ��\ rn w o ,
n N N
/ / \ m � �
� n o ;�
/ X \ p _
n
�
\ � �'� � Z
� / / \ <
3�':O. / g\ 9� a
�� �i� �
� \ � aS
\\/ Y I
\ ^
� � � _ .
� x � � � �
X �'z1 � ' T 4 J w in
�5 R ^1
i � � �
o -
s I � o �s
4 � J.l,
� O � �
u�i - � �
� T _ _ � � _ _
W ,,,�,' Q � � / /�� � � _ � � � g�,'�
� m
� O o = �
� � � �/ EK
I aa
� %� Q q A
� F—, V � � � z �� �
� x � R �� w
Z � ; , g z -
z �, " �
�, _ ;
$ c "
a � � QK
z
ss
a
S'a
'a
:X
SS
12'-1D" �-17'_7, 4'_0"
45'-4"
" DECK sr rwaar M. �,rtp
_�.. .:vrx �� �� �_2��
aa vT ��
I ���'1
G:%
�_.J
�
'� � MASTER BEDROOM rq,qSTER BATH
I Q linen ��R'x
�� O ,�,��
� 6„ ��owe.
12'-10"
I �
1 �.`O.
� LAUNDRY �15'-2"
mm�q
� u���c^RE^ CLOSET N
I ��.�M1 �
� � ►
�
� '
��__
I LOFT
I o
I BEDROOM �
� CLOSET `v
30�n'x
v vr
0 � �
OPEN BELOW
BATH �
BEDR
P
��
SECOND FLOOR PL�N
� BED OM
^O
�� �
� >
\
\ �\
. �
� CLOSET
\
\
_ \
. , �
5 � � �
�
'r, lf `'�
f •.�;, �
�,
,rl. ��I•_\,�'�
+j' '; .`: `�
�// 7'-•t'~• .
1,-' � =� ��` ''-•.
f � f f� '';. `'�,` �`'
f� ��' rrf f ��. '^4+ `��•y+
+ ' f / 'rl �.� titi �
ti��+ti ��� r ��ti�. �MJ}r
;J' �/ �' ``��. ''�
,�� ,�! j'�'' r �=c1.`—: ��—
—� ji �l �' ����� �••.`
'S / �
�
'�.� �
11��J lr 1� ^l�. '\
f' 1r,, ;�� ';��
w �J��- �� ���
�f��`� rf' ~�`�� `�� ;tE'-1 " '�
�` .r r
� f /�I JJ ��f �i � `���f — — -- / —��'—/ _
I .�ti " � _ �� r.
r —, I
,,r�r ;� �-,, � � � ��
-.���.,� �..� �: f�� � I .�
'-ti` r, , � � ��t`_7
`� .
.� - ,
�� ' • �� . `�f' -+ f�' I I ? � ��..._�
~�,- �- ,�� I _
tiL ,\..`�, ', �i, I
''-*. 1 � ,:,`� ',,� �!;, I
,.� ,� `� �, �
�. , \� '�,, �..f ��
,�
�'��� \�\,� �`-,,, �f�3 -..�� .�~.� '�ti4 % r�:�
���C�i� �-� � �,_ � , `. �'`,� !' �'�
-, `;�� f �' ' �\ti.r -
'1,4 �`�t �.
'.. r,. = l� I
`'" ���---� �� .
� � � �
\ +�\—�r�, Ji
��� f, � . ,•l��l` I I �(�
'y I I L�
����
��_�„ _ �
-��
J I _ � a
:�
�• r _ _ __� �/'l
�� ,:, I
, � �^
f� � �—�� / J
m [., . i -�
m r Gy'1,� m I
—� _ � I r .N 1�� I ( — 1 , I
r �� I� r' '
� �
��. � � ( J � -
_ � � �_ �
' � � ( I I
— 1 : = i_r
�-
� i � �� � � � � ,_ ,_,,
�_, � � ,
�
'- i I
�
I � - i �- - - - � r '
��-n„
7� ��ii .1��_�ji� .17i_`lii �i'—U�i
� -O I r
, � � � � .
� � �` �
� � �
� � � �
� � � � � � � <
� � � � � �
� � � � � � ` �
\ \ .._. . _. 4 -�.
�� � � � , �\ � ' \ O
� � � � \ � � Z
� '
� j�' � � s � \
� i � 4 6` ..._ �
� ; ; i � � _— '\
� ! ► � ��:�1�= ��o�:^n 1
� -a I / � �
� � � � + \ �n �� 1
� �}1 ��/ -��� 1 �
o ti�- �
� / �-� l ,
� � l\ �l I �
� ' 1 ` / r ` � I
� ' � � . 1 � o -�
� t \ !/ � � � 0�6 � �
� � � 1 ' � � � �r
� � � � � > >
� ; 1 t. � s J � i
1 ` 1 � � 1 � , � i /
� ` ' ` ' � � � � / / /
1 �� �, \ ` \ , '/ f-� / � /
1 \ �7 i
1\ 13 �\ i \ ` 1 � � � �
� , � � � � � , � 2.. / i
� ` ` t � G �-
� 1 � ` � t � � �
, � � I y � � � i i
� � I I 1 I � ` /
� , ` � 1 j � �
� � �
��— --�---/—�--- ----
f ,
� �
�
� {
�
' "7
� a � � a
�
� �
�
�
.�
,
—�/
� �� �
Z
�: .-� ,^i- w_ / � �
� � : � �
� � � �
� `� � � ` 1
� � � '
-� � r _ Cv�:.
� -� _ / ��.�1S �c�-�,M v�
..✓, �, J_ �,�� x }� ?c } �r
x x x x �\�
� y K k
� h � �'
'v�- ,(i
_ - _" �I ,,�� ��-,� ''
; � _ ��
' r
,
, , � x
i . 7`� x + /`'
h � �/ � � �
� �
J �d � x x � '� � 1� �u
� � � F:,`� � n� �/t n
� � K �. U� " � �' �
� � X �.
_ � X � � �`�___..'
� � � � a'
r �j
�
\
��,
�
� �
� �
�� � , J ��
�
� m,.
� -�
�
�
t