The URL can be used to link to this page

12-19-12 BZA Agenda Board of Zoning Appeals Regular Meeting Wednesday, December 19, 2012 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes — October 23, 2012 Regular Meeting II. The Petition(s) are: 1950 Douglas Drive North Golden Vallev Conqreq,ation of Jehovah's Witnesses (Michael Cave), Applicant 12-12-17 Request: Waivers from Section 11.46 Institutional Zoning District (I-1), Subd. 7 Side and Rear Yard Requirements • 34 ft. off the required 50 ft. to a distance of 16 ft. at the building's closest point to the side yard (north) property line. • 9 ft. off the required 25 ft. to a distance of 16 ft. at the parking lot's closest point to the side yard (north) property line. • 14 ft. off the required 25 ft. to a distance of 11 ft. at the parking lot's closest point to the rear yard (east) property line. Request: Waivers from Section 11.46 Institutional Zoning District (I-1), Subd. 8 Front Yard Requirements • 20 ft. off the required 35 ft. to a distance of 15 ft. at the parking IoYs closest point to the front yard (west) property line. Request: Waivers from Section 11,46 Institutional Zoning District (I-1), Subd. 9 Accessory Struc#ure Requirements • 36 ft. off the required 50 ft. to a distance of 14 ft. at the storage shed's closest point to the rear yard (east) property line. III. Other Business IV. Adjournment ` This document is ava#lable in alternate formats upan a 72-haur request.Please call 763-593-80Q6(TTY: 7G3-593-3RG8)tn make a request. Examples of alternate formats may include iarge print,electronic,Braille,audiocassette,etc, Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals October 23, 2012 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, October 23, 2012 at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Nelson called the meeting to order at 7 pm. Those present were Members, Boudreau-Landis, Maxwell, Nelson and Planning Commissian Representative McCarty. Also present were Director of Planr�ing and Development Mark Grimes and Administrative Assistant Lisa Wittman. Member Johnson was absent. I. Approval of Minutes — September 20, 2012 Regular Meeting Boudreau-Landis noted that the wrong meeting date was used in the first paragraph. MOVED by Boudreau-Landis, seconded by McCarty'and motion carried unanimously to approve the September 20, 2012 minutes with the above no#ed correction. II. The Petition(s) ar�: 1426 Aquila Ave N Leslie Hackinq, Applicant�12-1a-16) Request: Waiver from,Sectiqn,'11.21 Single Family Zoning District (R-1), Subd. 12(E) Accessory Str�cture;R�quirements � � • No ane detached acc�ssory structure shall be larger than 800 sq. ft. in size. The praposer� garage/workshop would be 1,096 sq. ft. in size. Purpose: To allaw for the remodeling/expansion of the existing garage. Request; Waiver from Section 11.21, Single Family Zoning District(R-1), Subd. 12(E) Accessory Structure Requirements • Each property is limited to 1,000 sq. ft. of accessory structure space. The proposed garage/workshop would have 96 sq. ft. more than the allowed 1,000 sq. ft. of accessory structure space Purpose: To aflow for the remodeling/expansion of the existing garage. Grimes explained the applicant's request to add on to the existing 1,008 square-foot garage. He noted that the existing garage was built in three phases, the original garage, a garage addition and then a shed addition. All three phases were granted building permits by the City at the time they were built. Minutes of the Golden Valley Board of Zoning Appeals October 23, 2012 Page 2 Also, at the time the existing garage was built, the City did not have requirements regarding the size of individual accessory structures or the total amount of accessory structure space allowed. He referred to the photos submitted by the applicant and explained that the applicant would like to flip the location of the current garage and workshop spaces and add a 4-foot "bump-ouY' addition onto the front of the garage space with a covered walkway in front of the workshop space. Grimes referred to the agenda and staff report and explained that the squar�; footage listed on the documents are incorrect. The proposed garage/workshop would be"�1�=1_76 square feet in size not 1,096 as stated and the total accessory structure s�ace would be 176 square feet more than allowed, not 96 as stated. The reasom for the change is that the covered walkway area was not counted in the overall square foafiage as it, ' should have been. Nelson asked if th applicant would still need a variance if the proposed garage was attached to the house. Grimes said yes, because properties are allowed 1,000 square feet of accessory structure space whether it is attached or detached. Leslie Hacking, Applicant, referred to the illustration of the praposed garage remodel and explained her proposal to bump out the garage, add a service door and add a covered walkway that would protect her from the weather on the way from the garage to the house. She added that she is also planning;an rnoving the location of the driveway because it currentty sits right next the house which is not ideal. She noted that only one other neighbor would be able to see the garage. . Nelson asked the applicant.why the c�u��rent size of the garage can't accommodate what they want to do. Wayne Petrie, representing the applicant, stated that if the proposed garage space was only 24 feet d�ep the service door they are proposing would hit the car inside the garage; Hacking added that the walls of the original garage are cinder block, with footings, so they can't be moved. McCarty noted that the applicant could add a service door in the wall dividing the garage and workshop'spaces instead of bumping the front of the garage out 4 additional feet in order to install a service door. Petrie said if they did that, the service door would still hit a car parked in the garage. McCarty stated that the daor could swing int4 the workshop space instead. Hacking added that they would have to walk through the workshop space to get outside if the door was in the wall dividing the two spaces. Hacking stated that another plan would be to move the back wall of the proposed new garage space in, or forward, 4 feet which would keep the structure at its original square footage, but they wouldn't be staying within the original footprint. Maxwell asked if the applicant would still need a variance if she moved the back wall forward 4 feet. Grimes said yes, because they wouldn't be in the original footprint and would be expanding the use. Minutes of the Golden Valley Board of Zoning Appeals October 23, 2012 Page 3 Hacking noted that the neighbor to her south has 1,114 square feet of accessory structure space. Grimes stated that he hasn't reviewed the neighboring property but he would guess that they might have built their garage prior to 2008 when the City Code was amended to allow a maximum of 1,000 square feet of accessory structure space. Hacking referred to the survey of the property and noted how far away the neighboring property is from her garage. Nelson explained that the Board has to consider several criteria when reviewing a variance request including circumstances unique to the property and she 'rs not sure what the unique circumstances are in this case. Hacking said she thinks it is unique that the driveway is located only 2 feet away from the house. Petrie added that the size of the lot is unique for the neighborhood. Nelson asked when the home was built. Petrie said he thinks the house was built in 1913. Boudr�au-Landis asked Grimes about the intent of the or�linance restricting the size of accessory structures. Grimes stated that the City didn't want:garages to be larger than the houses; some people had numerous accessory structures and the City Council at the time felt that 800 square feet is large enough to build a three-car garage. He stated that another issue was the height of accessory structures and oftentimes large garages mean there might be an illegal home occupation occurring. Nelson asked if the reason the applicant can't shrink the size of the garage is that it is constructed of cinder block and has footings. Petrie said yes, the original garage won't be moved because it is all cFnder block and has frost footings. Grimes reiterated that the applicant has the ability to ke�� or re-build the garage its current size in the same location. Boudreau-Landis ask�d if the.;appli�ant could construct an overhang without posts in front of the proposed wvrkshop area. Petrie said he didn't think the roof could cantilever that far without posts or brackets. Boudreau-Landis asked if the applicant is allowed to reduce the size of.:the structure. Grimes said yes, they could reduce the structure to less than 80d square feet or replace it to its current size of 1,008 square feet. Boudreau-Landis showed the applicant another possible design that would have a similar look. Nelson opened the public hearing. Seeing and hearing no one wishing to comment, Nelson closed the public hearing. McCarty said he doesn't see the uniqueness with this property. He said what member Boudreau-Landis came up with would be a good alternative and would only require the variance to allow it to be larger than 8Q0 square feet in size, which he would support. Maxwell said he likes the applicant's proposal but he can't find anything that could be considered unique with this property. Boudreau-Landis agreed that the proposal looks Minutes af the Golden Valley Board of Zoning Appeals October 23, 2012 Page 4 amazing and it would add to the neighborhood, but he feels there is a way to get something very similar even if it adds mare to the cost of the project. He also agreed that he would be supportive of a variance to allow the structure to be larger than 800 square feet in size. Hacking asked about shifting the back wall of the proposed new garage space forward 4 feet and still constructing the 4-foot bump out area in the front of the garage. Maxwell suggested granting a waiver allowing the applicant to shift the garage wall 4 feet forward. McCarty said he would be in favor of granting the first variance request to allow an accessory structure to be larger than 800 square feet in size and allowing,the ap�licant to keep the same 1,008 square foot size of the structure as it �;;xists: Petrie asked if that would include the proposed walkway. Grimes noted that a 30" overhang could be built. Petrie said a 30" overhang wauldn't cover the width of the walkway. MOVED by Maxwell, seconded by Boudreau-Landis and motion earried unanimously to amend the language in the first variance request to state that the proposed garage/workshop would be 1,176 square feet in size. MOVED by Maxwell, seconded by Boudreau-La�dis and rmo�ion carried unanimously to approve a variance request to allow an ac�essc��r�s��uct�re to be larger than 800 square feet in size. The proposed g�r'ag�/warkshop space is allowed to remain 1,008 square feet in substantially the same footprint as the existing garage/workshop. MQVED by Maxwell, seconded by McCarty and motion carried unanimously to amend the language in the second variance request to state that the proposed garage/workshop addition would have 176 square feet more than the allowed 1,000 square feet of total accessory structure space. MOVED by Maxv�tell, seconded by McCarty and motion carried unanimously to approve a variance to allow the proposed garage/workshop to have 8 square feet more than the allowed 1,OOQ squ,are �eet total for a total of 1,008 square feet of total accessory structure space in sub�stantially the same footprint as the existing garage/workshop. IIL Other Business No other business was discussed. IV. Adjournment The meeting was adjaurned at 7:56 pm. Nancy Nelson, Chair Mark W. Grimes, Staff Liaison Cl�� tJ� '4, Planning Department 763-593-8095/763-593-8109(fax) Date: December 13, 2012 To: Board of Zoning Appeals From: Joe Hogeboom, City Planner Subject: Variance Requests— 1950 Douglas Drive No. (Golden Valley Congregation of lehovah's Witnesses) Background The Golden Valley Congregation of Jehovah's Witnesses, owner of the property located at 1950 Douglas Drive No., is seeking variances from City Code to allow for the construction of a new Kingdom Hall worship facility and an accessory storage shed. The existing Kingdom Hall building would be demolished. The design and layout of the existing Kingdom Hall building presents challenges to building users. Most notably, the building is not handicap accessible and there is no way to provide wheelchair access to the upper level of the building. The new building would be one level, and would meet the standards established by the Americans with Disabilities Act (ADA). In 2015, Hennepin County plans to reconstruct Douglas Drive. At that time,the intersection of Douglas Drive and Duluth Street would be reconstructed and a portion of the south area of the lot would be acquired and used for roadway/sidewalk expansion. The applicants, who have been considering constructing a new facility for some time, feel that due to the upcoming roadway project, this would be a good time to move forward with the construction of a new facility. The proposed new building would be located in a non-conforming location on the property. Because of the lot's location on the corner of the intersection, as well as future reduction in lot width due to the road project, siting the building on the property is somewhat challenging. The applicant is subject to two front yard setback requirements. The proposed project requires variances from front, side and rear setback requirements. No prior variances have been obtained for this property. Variances Requested This proposal requires the following variances from City Code: • Section 11.46, Subd. 7 Side and Rear Yard Requirements. 0 34 ft. off the required 50 ft. to a distance of 16 ft. at the building's closest point to the side yard (north) property line. 0 9 ft. off the required 25 ft. to a distance of 16 ft. at the parking lot's closest point to the side yard (north) property line. 0 14 ft. off the required 25 ft. to a distance of 11 ft. at the parking lot's closet point to the rear yard (east) property line. • Section 11.46,Subd. 8 Front Yard Setback Requirements. 0 20 ft. off the required 35 ft. to a distance of 15 ft. at the parking lot's closest point to the front yard (west) property line. • Section 11.46, Subd. 9 Accessory Structure Requirements. 0 36 ft. off the required 50 ft. to a distance of 14 ft. at the storage shed's closest point to the rear yard (east) property line. , rr � 5�ft�but'y Bi�1l�E�IdS � 2385 t 35U 2315`��J f+f 2300 3U5 ; 31�1 ? '� �150 6024 6t44f1 595(I 5900 ` J ` � 2335 t 2301 N f „� .� ,� � __ _� � �. n,� � Sestsdk��rgRtf�.. 23�10 �� Bf30 �,,,, ._ ... .,,.Wt�sstP�ecr�c�k Rd-� � ,.. �---' . _ _ ..� . . 6325 ,._.__ _ _. . _. ...- � 2305�,``., 2255 � 6055 6025 6015 59t)5 5901 �`---.. " 63p5 .�.�, ., �, 5825 �'�•. � 223b d153'`-Westbrc�ak P2cf �;2a3ti 85 �z�o ��o s9p a�p �pp ��o�iW �i� �' ��xs �o� � xnn � / Sfl20 6+?#lfl 5920 53Afl r`�i �221Q f � j 22�f0 � �,» �.. �, � 4�esTmot�t W+�y �.-�"' Z � �. ... _� a�ss � _ , . f, rs; i 2145 � ?15fl 27 60{!5 59455915 2155 � 216U ( 213ti �., 1 � � � � �4�J 2126 t �� 2'[�ti � $t15 6t120 8Sl€Itl 593l1 � � 27i5 d 5910 ., � : _._ .__.._. i� ...F��an�ih 1�ay .,_ __ .. � � �l45 2109 � _.,_._._ _- ---�-�— �� 20�t0 r., — �1 � 2041 �' I 2026 4 � � � � ' � � 201fl �� i � 2{712UOfl 2t1€!3 � 8Q�0 k "� 2iltlfl . � � �`li�i i�if,4�i�:r J�- .- ._._ '..�. � { ..�� v ii / i ��i! g Subject Property : ,,,, , ,, � r `°� �97° , , � ,, � , ,,; , ,, _ .�.�..� _._._ �__.._ � �� .e. ,. C}uluth S�t _ .� µ. _ --"`^-�---_.� 185D � } . ___ 6 g a '-^�_ -� �,��__�``� r930 � ° . � � 1'�33�' 1 � 1 J 8" 19�1 � � �� ' --�,..� �'��../�` 7� � � �'. .. `° �`,�,. °+. � � �'�l � 192U 1921 m 1920 '"~- `,� ~�.,. � ��r(� 2a7�� BOSfl fifl20 SflOi! � 1910 5851 ..;�._ . �.,, ,, _. ... ,.. `_.� � �e . ,- ,., �\�\ ,/ �- -- -- du�uth l.a ... _. _.� 19$b 31 � � ° �, �, ,. '°r � � �t�' �fi150 � t ��- ' ° \5,�� .f 78;Q1 R 8fl5 $035 ti15 t9ii5 � � 3 5 ``"--._ � { �`''C'\. :�17�15.: �mro, � i86U 2 ""--."-,+,_1 I'PBfi�YN"G�II Pt1f}I'I��J� "�rpr�� '`--�,� $ . �'-�"`-_._� •`'_-�--.. p 9��,\�fi140 ,r'""~- ? &L150 6029 SU00 9f►0 ,� -`--�_,, �"'�--.. + � `,a� �` / 5950 S92E1 �r54t1�ti�fi�53t1 6520 �� `�- � E �, �. ,�/� 6120 £ �..W�Pfbeer t�a" .. „,~,. , HuneyweFl P�na� 1 T d ." ` Y � ��51fl ��'�`� "` ° +� � 14� y ��.� € �8�)55 8025 i105 ��'-.=� >�,' . .�, n�`,`-.�_ 54{I� /�"`�- � 612�t�' �` E 955 '}�'N .-�- --�..,/� #0 ( /�'`^� �` �� 5935 59t11 +' � � 6535 �'a,r��"'---� 5430 I °� 17',�0 ^� � � 770l1 J„r � �18�50 � �7 n:#c'trar -�C, g�,q `�?., '� d ^s, t � � \ �+°1 �n_ '� � � g 7�21 � � �� 63Ibfl , fi25`1 ��"_^_� �"� f 6 �` \'h � 870`tik�`� ,,''� � r1Ei2t1 ``.-..' '°�-�Qq� �/�\ � i431 � 1 $ ``�'°"'°' 02C1 594�S93{� � ''� -i61� t � '`.. b4Ad\ � � a '� � �` t�30 592U ; ,r,��,� �415�'�,"' ,� � � � 143f1 �. ,�EI u�„«�,��.�as- �,��*fiw<<+��se�sa�as �4fl5/``,,�"` �,,. p � �i4�kA� �'� . �� 5��#f �� /''l� �° C�t-�.:✓/1�1�'� �^ f � � a��_ �y' d _1 �'f� l� - C��"� U� � ��C��'� � V�. +� � Zoning Code Variance Application 1. Street address: 1 95O DOUgIc�' S DrIVe N. 2. Applicant Information: Name: Golden Valley Congregation of Jehovah's Witnesses Address: Michael Cave r �7a �o�l,�..�.s��2 C a�..fl�v �ra��.�y ZM ,�t ��-� 2 Z. EmailAddress: Cc�Ve.michae1109@gmail.com Phone Number: \6� Z� 226-2273 3. Provide a detailed description of need for a variance from the Zoning Code, including: • Description of building(s) • Description of proposed addition(s) • Description of proposed alteration(s)to property Existing Description: The existing Kingdom Hall was constructed in 1957. This multilevel building consists of 4,051 sqft on the various levels. It is a masonry structure with granite veneer both inside and out. This structure is impossible for disabled individuals to traverse the entire building, it is extremely energy inefficient and because of the multi levels and current design it is cost prohibited to renovate to meet the current ADA standards. Proposed Description: The new 5,000 sqft Kingdom Hall design is a very attractive, energy efficient design capable of ineeting all the current Congregations needs, ADA standards and building codes with only the addition of less than 1,000 sqft. r 4. Minnesota State Statute 462.357 requires that a property exhibit"practical difficulties" in order for a variance to be considered. Practical Difficulties: • result in a use that is reasonable. • are based on a problem that is unique to the property. • are not caused by the landowner. • do not alter the essential character of the locality. To demonstrate how your request will comply with Minnesota State Statute 462.357, please respond to the following questions: Explain the need for your variance request and how it will result in a reasonable use of the property. Because of the CSAH IO2 (Douglas Drive)Transportation Improvements,the existing property will be reduced by 8,761sqft, making it impossible to accommodate our current needs and still meet the ADA and parking requirements. What is unique about your property and how do you feel that it necessitates a variance? The reduction of lot size because of the CSAH 102 (Douglas Drive) Transportation Improvements project. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. The reduction of lot size because of the CSAH 102 (Douglas Drive) Transportation Improvements project. Explain how, if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. We are not changing the use of the property. The new building will fit well in the neighborhood, it will be a functional and attractive addition to the surrounding area. With the added access to the property on North Douglas Drive, the existing traffic flow on Duluth St. should be reduced. There is already a mixture of residential and commercial business in this area. 5. The City requests that you consider all available project options that are permitted by the Zoning Code prior to requesting a variance.The Board of Zoning Appeals will discuss alternative options to seeking variance with you at the public hearing. Please describe alternate ways to do your project that do not require variances to the Zoning Code. The following alternatives have been considered, however, none are acceptable to the Congregations, they are: Renovation of the existing Kingdom Hall. The estimated costs exceed the costs of a new building. Smaller building (less capacity), this would not meet capacity the needs of the Congregations using the Kingdom Hall. Multilevel building; This option while may meet the capacity needs of the Congregations, it would add costs of$100,000 to $150,000 to the project costs for elevator, lift and/or ramps and possible the need for fire sprinkler system. 6. Please submit a current survey of your property.You must indicate the proposed addition, including new proposed building and structure setbacks, on the survey.A copy of Golden Valley's survey requirements is available upon request. Please note that this application is considered incomplete without the submittal of a current property survey. 7. Please submit at least one current color photograph of the area affected by the proposed variance.You may attach a printed photograph to this application,or you may email a digital image to plar�nin�@�oldenvallevmn.�ov.You may submit additional photographs as needed. To the best of my knowiedge the statements found in this application are true and correct. I also understand that unless construction of the action applicable to this variance request,if granted, is not taken within one year,the variance expires. I have considered all options afforded to me through the City's Zoning Code, and feel that there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations. 1 give permission for Golden Valley staff, as well as members of the Board of Zoning Appeals,to enter my property prior to the public hearing to inspect the area affected by this request. r �� Signature of Applicant If the applicant is not the owner of all property involved in this application, please name the owner of this property: c-;� z�t rv �1 A L�.:�-I r�_ C,v N�i2�:L�l�°T1�w C�� J�l�c� 'VW}�1�� ' t,� ,�� , � �.,9 r ��'�-�--�, Print Name of owner Signature of owner $150 Application Fee Attached (for Single Family Residential) $250 Application Fee Attached (for al) other Zoning Districts) Please note: The City of Golden Valley will send notice of your variance request to all adjoining property owners as well as owners of properties directly across streets or alleys. Your neighbors have the right to address the Board of Zoning Appeals at your public hearing. You are advised to personally contact your neighbors and explain your project to them prior to the public hearing. +=��s. ��"!�'�`i; �,�`�_. .� ��'�; _ �; � � _, '� ,, � —_, � �,. �` - �� n�' - - ..... � . � '�y:..� - �,� � � z: � � � _ , -..,: .. _ t;'� ... " .%... ,�.. . ; N . r 5��:__' . � � � �tNY�µ � t ,... , .. - . i .. . �... .. ... , �- z�r.x.#�:. ��', �j#� t "��,n ' �: L . .� �: �� , i .: . �. , �. � �� . � , , �� :.. _. __ . — �• �� .� —.—r- , R , ,,;, , j ., . ,.; . „ F W � :� — _ , � ,()�� ... ., 4 9..�.�:i, � rn�� ...__. " ._ �. "._.. ..:.� M-" .�,^'"�'R'- _.. '^'YYi{ .".. _____ .__ . _ ._.. _ .. . . ,.,nt, -�...- .. n .:, , A�.'.':; i'g:�t�'..:-.�..e .. . - ' _.,:..-' -.--"__ .�." .__.."_._.._'�^'^---r�,� _ :,f ��.� . . � . .r. ' � . '��.:.� . �...:., '� � .. �� .____ _ +` T ,,�+i� � -�� .,�3; ___ _ (� '+ r� �sy , : . . _ _ _�- ; ' �,�..� -__ - �� s. 3 .--- __- --�...-�� _ � __ _ . _ _ ,. --- _.__ - -_. , ---�-- - � , __ _ __ `�--� , . ._ _ `_, , ___�r-_- _ ___ _�ar �� - —�—`-�._F----: - ,..,,..::�_�,�. :,.�<:..�_ _ __.—_t"�'—,_— �'° - � =�_---- �'�.� r�' . . 4°�`:=N ' ^� F „� �^�x ...� . M� _ . 'k� ' *} . �^4 �� . .. �, �F. �� x� ��^'�F". ♦ !F� k ', ,�� w� � , � .�.,., ,a� � �b r � �` � � '�"°& ",y`� " w `� `'_�� f.:�.� � �� N R: � 4v �4 �',.m'. " ».1':"SS s�.i �, `nµ _ y.��+a ,(_y,� .,��&T� J ��{��_�� `l'� ';`�'��+�a--.�...�_.�.w!w!" , ' .. .'`'�'^v��.1.t�'� 5-�� . . � . . � � � .. �� :�.�...' . . �� . . �, s�' �h� ` ."�' � 3 ,.. l'r �"� � .� f+� , _ , � �, L� " �� ,, �� ,�, j . �s�� ` ('�. :..� "9y �. .�.' � y. ��a'+Y�.��`. ' '��^+. � �s. �S , ��5 . �j{ �� ✓� `� . . .. . � i � �4�' ♦-4��. � � a � 1 _.�.` : ,� , � � . ' , . �. ...� ��;. . � �'` .. 'wi�� t ,' � �,� � �` A. p �k m � y,�" � � 1� 1 i �� q ,�4,�� ` � s.��.�3� '�+ ,. .- '.'`+.. .+�rni I�!� � �^��.� �`�,,.' �.. �, ',�?�,�y,.. � xr �A� �^ � .,.;��. �iw,. u. ,� ��:�s � ��"k�+'..�'&'`Y `''�' - . , � .�� ,<, � ,-,, ' � ,. ,� '� . .:: r¢. . ��* :,�« ri w. � � ' � ��,.�� ,� . . .. � Rr�. . ° � , .#'i6 _ ., .y. �.�Sa�,� ..s� ��.� .x�� . :'.:,. :�. .a �.,., �- . .x;�"`- . ... . :. ,�.�. , e.: . n ,.. . �, . . �: � � � �� 1.�.. �� ♦ . _ , .,r �.. � �z: r�r- h �� w..�;;�,r�:, � ��•..-�:¢f .(��_�� . � �_.� ..� _ � : � , ,�.�,;:�~�-- ��,., .L- _ t,«� � ;��€ , ��' � ��,,rt�� ,t,;� r ;� ¢ ( � �'�. �` � "� �, `e. , � a r. a.� .:,. , . .. . .1 1• qp.R.. � �� ,r""� `j '{ � �' , � "s.+`° 4 r . x.`�' 1�.,� � ��:� � %� r �a . _.. } , � . ,�"" "°q: � ~ • '�� :� � � � � � ��,�� , � � � � �� ° G � � ��, �. 1 .r �, ��. � � �,�� ; ; ,�- : �,� .•-��..�� . ; , , �� -�` ��. � ' � ` ° �� . . �..�µ� ;Vk' w,`� � i � y � .; �' � r � S `� * , . �� `�,�� •,_,��.�� `� �`°4�?�� ,, � r� � . . � : � � . .�..:5aw�> ... .. � � ►:.� .� � - \ , .. . .., ,::� .... . r ..�. .. . .. . .. }- �s.; _ ..'�� 4� � ��`� � I� r:'��:' � �,"'� *�'� , a., +�"�� I I l�. H_6999_�£4_L96 �M-0888-SLZ-Z96 `ONSy18 'A dlllHd dlOS�NNIW `�,3��dn N3a�o� - 3ni�a sd��noa �oN o�6� � � i�� `dH Oa�Nl�l �13��`d� N3a�0� m � W o w Zt-9Z-It�31tl4 aooF� a3a�nN Noiivaisis3a m r.� N c�'> Z e� 3�111 1�3f'021d � O � 'V10S3NN� Zl-0£-8 z �N i a�i n e M�N �o� } �— j0 31tl1S 3H1 �0 SIy1V1 3H1 2134�{fl 1�311H� Zl-£L-lt £ d ='I I � �' 03SN3�Il Alfld y I 1tlH1 ONV NOISI�213df1S � C� W 1�32114 A J30N� 210 3�A8 0321Vd321d S1+M 1210d321 N y�d �l I S 4�S 0 d 0�d 210 NOIIVJI�I�dS ��Id SIHl 1VH1 J�i112l3� A83213H OQ I 60-OZ-£ t m J ,;; 't w Jl 9 N O I S I/�3 2 i 3 1`d a O N , � N o � � h � 3"Ilil 133H5 � ''` \ �1X3--4'9'86l --M3N--�'9'89l M,.tZ,9L.00S �»�'��' - i \II ii i �� ii I :� � - - - - - - - � n ii , . -, i i � �a u j .�- - - - - - - — - - - - - - — i I -� b �� , W .�1 � ,� Q q° �� ;� � Q � � � � � � � I II � �� v :p � I I i � X 3 � , � � � li w Z I � � I � II � N i� � 0 � I I I I �V O � o �. � � r � � � _ . � ; �� 6n �I � �S � M \ry � � � � � II ��l �' �� a/ � I �I If / � �, �,� � I I I �� `� \ I � � I I II II � � I �� I� I / — -, I I I I � j II li � � I � j �i � .0.91 � .O-�9 - -�---�� ' I i � j�� I �� i � � � � I � �� <, :� � i � h � � � � � � � � I �� .,6 � � � \ �Z / I I � � � I � ��z , ,�,' � ' I � � � � �� i i r-- � � � �� ` � I N i i i `%i� I L__ � \ Q � I � I ��i o � � .o-,t� - � � I 1t V( � —C � ' �r � � � �� h I � "aGU° NI I �r i ii ii i � i u i� � �� i ii �i I Q � �� i i� f— i� i �� I � � ii � pl i � � � � i �� o � �� z �, � '� � i�� o � �� --- - - � i ii � � � � � � F— I � I I � i ''I.. I ``� i ii i :,: � � � � � i n = ; I �� v � W I Z j II � � I p \ \ '� � I OII � I Oi � � `� �1 W I �� M � �' � al u II II Q I I � � � I I il � I � d � �- I� fl � � � � 3 I I li I . x O\ 3 � � Z I I � W � � � � � �I I �� N � I II �� j � � \ Q I il II M \ � 6 � � � � II I� 1 W O I � II II i � � I� I !h \ � I I II I� � I i II II I II li � � � II I I II i ; (n � � . -�LI - I i II I' I � � � � II �I � o �\ � � I I � II � p � �� II 1A �V // � ;�, d ,, �� , / �,� � ., �', , -,►� . -.t� . - � � �"� ^' � _ 1X3--t��991 3..1Z`91.00 W�- ,, ,,� Na�u-n `� � - ----- --------- -------- � -�� ' — --o - - - --- --_ --_- -T._ : � � � � �// � � � / � ��_ __-' m ---_ ---__---_- -_-_-- ---_- ----- =---c----= � �� O _ �--- ----_-- _ --T----_.. ___'�—__'� v --M3N -8l'��l 3„�z,9t.00N � L O � ♦' NO�RTH DOUCL�S D�RI�E � �- 4 11 - - _--------- ------------------------------- - _ __-_ --- --- ------------------------------- -- -----�-„ , . m ---- - - � , ,. , �., � _ ,, „ �_� , ,, � �� , � �, i i ��'� q , o u If �� ii �i�i ii 11 �i �i ii � u u , u � � ii �� - - -- - - - - - - - - - - - - - - - - U N - a r � � Q O - C O " O YI Yi i T � � � o v�� - n - `v am `c � 0 o v� «« °y«o a o � N ~�� ~ t O� p C �O~�N �N �= b rd-T V O r t u'O �j t0 �Z ` d�+ N -�V� O O C N o a Y y " O 0 W �� o E M-a ��y_N c ��G O N V1«C � E 3 O O j C � W p m m Z o Qi o w N g g� nao ;u�,« �� . 'v �uEaL ? v v , �oaT o L�oN �- J e P5o ,,, n �°n, W o mN°o=cLm ��o� o « Sm n �Qoo; `uc < �� o Q��a� IaE� ` � � po � N N O x �pU Q~ . V�L U a N O+ O 0 m p �a�i �/� � MI �O Q i� Z V/ � ^ LYrm N -a�o �o � � ��'oOV� - ., � C•l �2 � 2 r m .+ C a�2 p M C b .. _ � O^O�� ? ZOy�Q - � �.m Q � �OU�p� T, p0 O OZp= x...'v= °m =� �a°� o mc z a, oc$ ` � �_ - `oa u°oo � � a u � � ;. - � °� = v � N � °� X;a% _ �dswo ` - av.�° ; �o � w �/ w ga 'm do � `�`- � ° � �� v °' °�°`�q« S %° . a LL W w� �A �`+ 'L'°oa ; °�ma °�'- w � o ° 3°i%�`o�E �. ic o t�il W z rc v/ a �m�o _ ..n w� � °o '" ��-g" v o'o � � W N u°�� - °oa c N � "' °'oOC � G. N m °rn.. 4 o c � � � °° t Z N � �°v 3 co° ° o°a-°ao Q w �> - a'. o .. �.�'^� t° a ° y -d o$'�" o `« � W _ °' ° o �o ° -� :_ � �� • � ; m�°° - �'°° - m ��° � Z .�.a� a..v._ �o �;sa v �a �� "cN ° a�ro � t =�, . a � v v v� . a v� a � °„�da� ' oo �� a wr v - .. � � c� a`yirc a 's'nwm "°u _ `m'o 'u - 5 �Sz v I 'u °oo c °-O ° c°o°n`u� � `o a N O C N i ` xNS c.�.ONC _ N m �dFyp � Y.B. T ° 'ov�° ° u° "�'E -~ ° o�.�,� e� n N m m o �o a ` ��` C^�°° � � � a o�$ « ««``�ou oao � h m c\�E-'% 'n� -c.m w � � o" _ y ° o«Y . � 0 w w � � � a°��,��o ou c..m=� av m ° rv mp `o o�� z w Ov°i --°� = o'N:'oov rn o°� d q i o u`o�"= Yo' c"c° W ox p W � a "' w in � w '�' � t;o na tao°�o um`o z `o o Emaoo ;v s��m � �p z x �= z Q � } zo � � ; 3 � z W �' o v%�s � - m>� �°6 � ; -g�o Z � � m � � � � w � � � � � � �, o `" w oa w F �-� b a o .i m a o `�r a�o :. t�a o < "i oa > a � - a o � zw > z � � 7 aw�t` E . � W z m c� c� � w z x � `n - > � o a a v' o o U d c°°i 4 -° a m c?� F �o°. o d v =E o°«°o �, c ° x � � � � a a � F g o � W � � x F � w � °a �' 3 a�o a°c _ u�n � � � � � ��o? z°`o m � � a '"" J "' a °> w o a ° o w � a o � w a > a ° W °z a � �..° w s c o,. � �i ri d vi W a c� w w w c� x �n a in (n �n in 3 c> �' � c� o v� �n � � 3 � F u U y U O 4 � o a m�n� w° m"ai�°,a U � J �000� Op * � �� • ° � ��I I I � I � � v�i a °z 3 J - I i � I v� � � �"_� �� —� -�1r - - - - -� - - - - - - - - - - - — _ _ - I =mv =. 332.�6 s>�_ C7 V T � � � —�— =� — - - - - $� Ig ', I I n o�� - - - - - - - -� - - �� I p F' I I w §� I° .� � � �p 3� o W � ¢ I o � � � _ � �� m�a — — ��— � �' �—�— �9°- — _ —ss•sst_m.�zs�.00sM _�-� �— r —I—` �V . o ,� 3��,�s . I � W �r � �=. _ _ T �u�WS� _ ---, , � j , �� _ m � T I� I � ' �� V I � � I I �I I '; � I i � i � I -0099__"________'_ I � � � _____________09 99___________'_ _ - I I I I � � � li I� II I � I i/ I I �g ��W �� . I I � / i \ � � \ I �8=„�§ I I I �b \ � s n a N i w n t i e � g �0€;�8 1 I � � � I ~ � �� °€� � � � � � m��a� � I � � ,_ I ��- _ — � � ,. asa, _ � �° �m ,, � � .� �-- � _ � � �"� � �b $� I I � i � � � _ _ _ � __�-' � sa I � " Iy� ', / // /�' —�� \��`_ �� --� I� I � �_ I �� ,� �� F � -� ° �€ I � �� / l I , � � �/ i �ti., --=��.� �� \ _�� I� I � ��I i i " �` �� i � � �� ' •�� `� -- r i � � � I � '�/ � � � / �� :l� �, ,��. � � ��\ 1 ----�--� � I �� I r I �� / I , � �I �<p � r �� '� �1\�� --- I-- I / �II � `' � � ��" ��; ,�� a� �� ,s, �� 3� �� I � � W w �°, ��d l� I � l ;� �\ �,�� '3� �_� m� � I �; � �� _ ``�� '� � ��„ � � � �� °� mI �� `� �°�6 '�� , --�—�N � _ � _ � . � oM�^, \� ��_ ��e�. / � _--__t-___ o ;� p```�I z I 3 NI ti, �I �a � �ffi �� \ ��' \`� � � � ' �� _ I � I I � � �� .,� �- ---� _�� C � i � � w��E, � \ � \��o Q �� I �Q � �z � �''m �—g— I c' I � ;� y/� �� ,\ �°` --I— � o `� � � & - - - - - - // � � � � I $ � � w � I " I b u7/ ,� \ ° \\ \\ -Y \\ I � } _—_� J �/ � ro �� \ � � � —I I � � � �� o �o �� x \\ \ �sa � I W I o \�,-� � �\ \� '_ e —��w ---{---� a � � � � �o ' � � � �� V��_ � � —� � � � � � � � ' \ � — �/ � m � � / � � � �, — I \ _ __ � r� r � ; " � y e �- _ — �� + -I � � � � � � ��' ��-- � -!� � , � ,� � , i � � � � � � . ; � r I I � �� --{----1 � I I I � \�� $ � � �--��w � I I I �m ^ \ y. � � � —lo '�� n � ��: I I I � �' (`� \� �x, _ _ I � �� 1 1=m // � �� , ea \� — — ----- - I I � � \ — 1m I � � � I \ / � I I `�� m — �' �'� °� �I � � � I -�-----1 � �c � - � \ �� \\: � - � l � � � � - - a . , a , o : � � <- I pm I � ; —g$_ — � _ J, __�_-y1 � e , . , C� �-____""_________'0£'99________________ ; / I o� � I �' �Q � \\ \�_� ��S masr_inm=\80 .ygi� �I �N\ ��- d � �� p��p�. � c� � oV � � �\ M � � I �' E i- - �—� ��M�—�s:� — u-L£'99l 3-LZ,SL.00N—� /� M��MH�� \ \��— _' L9'0££�-" . � �se+--L9'B££.— � 3 1 3 n�n o a �3a�em "�— �u— _.` / — N a�a. a�a.z n _ — — � �3ao,p� - /� / � /��n°W I �m �� m _ �im � _- �i- � / /eeF o°��F ' �+ __ _g=_=� — ��e- I / / $��'� � � �m I � �e�r / „ �3 8 � � / / � r �> _ — - _ �a.a - —> >—. — <� , — , ° SO'Sb9Z 3„IZ,Sl.00N �/ ° ' \ �:� � , - - — , _ ( zor �o nr �H �e �s �,� � � � ,� � rxQ se�,2 � oQ s- b�a�k mi n \ \ T — _ _ _ s n a N i rv n i i e I \\ \� I £c z o� �z V$m- N� —i�, \\ \ �i i�l-i—\ \ — i i—i �i` i� � i � m�� —»�— > » »—» » aaa(xr�)"s/c�s "'—»—» » » » —» >�� » » » »—Q�� _ Wm � � / �^� _- = � "$el � � �- �mm� I /'' (H)6999-�£4-Z96 �(M�0888-8LZ-Z96 �O�SVlB 'A dlllHd � m y- ----------- -------- NW �3��dn N3a�o� > � -p��/ S3SS�NlIM S�Hb�OH3f�0 m o W ,U` ��dH Woa�N��+ �3��en N�a�o� � N Zt-0£-8 �31V4 800£� 2138�f1N NOI1VN1519321 3�111 1�3P02Jd � ^� � U Z M l.' .J �0 31V1S 3H1 j0 SMVI 3H1 2134�f1 1��3 1 I H�d 1S3M � 1S`d3 � \ pp = W � 43SN3�Il A1f10 V tl I 1VHl 4NV NOISIA2l3df1S > 1�3211a A� a34N� 210 3�j 1.8 43?1Vd321d SVM 1a0d321 s N o�lyn�� o��1 x� z a � o = .l9 NOISIh32i 31`dd ON 31111 133HS o N o � (n g 3W N �g O p y� � O �W � �w rc� m o fn � r� � �� 1 I � �V C�N �8-.�7 a� i I �� j I o m �� 31`p'ld d01 Ol `"`� , _ � � $ y �� ~ � � J � �^ I S W W -~ I I �ry a� I I ��n, � o� .........................:I I �'a` �' tn a i i i �W = ' W �N , �,� � i = a� � 0 a � a? I cU m � oo � '� U r 1 r---� I I i � I I Oj I i i � � r ��'bd 1 .. L- --- I I ` 1 I _�� E,0 � .......................� J � 7 �. � H U N I ;C�y O � I WoN � �� . o 2 N U y V > > � � �� Y U z � � m� � � � W W � � YJ O � o � � � = W �� — _ m �� o � Z �� I =�� Q o �I j ^i � s �o J � _i � , � LL= � � _n LJ W II � � � W \ " c°� a i°-n � � � w \ I I � � � F-- 4J i � � w o U � � (J� Q W ¢ � � Z I Q U '��' � V/ o Z� �W w N �� V p W� Y U V1 Z 0 ' �� W /�I �_� = C�j s � � � a� �o O Q '� J � � � �� I if U a�I 00 �� m m �° N m� � � �� j �i W W "'� �� O I ' N � �" i i .� I I � i i �� r---- -- ; J � ,c I ;� I ' .......... �� z -----� � - �� J � �� J C� M m� O LL Y� �Q � � a � �� 2 � I � o N � N '�' W w H N o � i >N o .......: . ... I I �N � Z � � �� I ' � �ry i I �� ; � �� p w ' j� �0 � .i �� ,�, , _____ ii�; 31`dld d01 Ol i � _ . ... ..00 i ii .8-,6 g � N �` L � 0 O O d 1 O W � (H)6999_t£4_b96 �(M)0888-8LZ-Z96 �ONSV18 'A dlllHd � m � ---- - -------- Nw 1�3��`dA N34�0� > � 'p�� ' I S3SS3NlIM S,HenoH3r �o ° o w �,�/`� N �-I ��eH Woa�N�� en N�a�o� - � � � r O �3ivo soo�� a3ay�nN No�ivais��3a 3�1i1 1�3road � _II o � Z �.y-� •vlosat��w�V m oo ,.� � �� 0 31V1S 3Hl �0 SMdI 3H1 2134�f1 1�311H�21tl H 1(10 S � H 1�0 N � \ pp = W 43SN3�Il Alfld V V I 1VHl dNtl NOISI/�2l3df1S S N o�ldn�� o��1 x� � a � o = 1�32110 A� 2134N� 2J0 3�A8 4321Vd321d SVM 12JOd321 Jl9 No�s�n3a 31'dd ON 31111133H5 o N o v {� 3ltfld d01 Ol .-. .8-,6 .0-,b � � U v m O NIO � -- � J --� � W 0 � � (� 11 d d O O � � -,� II 11 .�-.S , (n d'� J 9. � I I � I 1 � � O � � Z I I �M � I I � �Q� (n �F I 1 Z =M Z I I � � � m� V'I I Q F- � ~ 2 I I �+- Z� � J pJl I N �+-�W � I I • � W Q\O m�l I � . _1 �(n J I I O w U1 U Y�'-�I I . a � ii � -� > � c>>ii w �� > i i 'V N �- O� ��i i N � �'Q ~ I I Z � 0 J N Y I I � O� O II NO Da JQII �I I I U I I H p J p ��I I � � II J W II II Z � ! I a � i W a Q i i ii � � � a ii __ii n, _ � � , II Ila II I I� Z 1 I 1 I I � ��' � � I 1 II --I i u .... N� I 1 II II (aj(N 1 I II � II W�i II � � � � a� � ii i i . ii � p � � � � II � p 11 � � I1 � 11 (`7 � ii w � ii N ii � X ii � � z ii i � ii ii = � ii ii N ii __11_O Z ii ii : ii 11• � II • I I� ~ I I � I 1� N I I � � �v °a � � o0 - --rr i i z � i i ao I ii � 0 � ii N ii ii ii � ii ii ii ii Q o ii � � ii � ii ii W _� ii ii � � ii � � � � II � � � � w _ .�OI , � � � � � � � , � ii � ii ii = � ii o N � II II � Z O � U II ~ W Z ii N w � �- � ii � J w ii tU > � m ii Q U > ii W J � W fl � N W II 0 (� C� � I-1 0 I I Z Z II II � _ � � I I �� I I � (n (/) U ' I I • j � I I � Z � �' I I Q (� p V I I � O � W 11 � II Z F_- W Q I 1 Q Z I I � N � O II � • Z O Z II � g � N II O II � O = I I I I ` U N ii ii Z II II I II z ' II 0 - --JI II II II � ❑❑ I I Q7 I I • Q O \ I / ❑❑❑❑ i i � i i �O J 11 II ^ _ _J I I I w F II .� II II � II O � II � II � J II V II W I I 1 I • � ^�� I I I � � 1 I I I . • I I I I � � _� I I ___u O � 11 I I z L�..I II J � � a .y-,S 8-, v i i c``'n vvi 31Md d01 Ol N ii � � ' ' o .8-,6 .0-,t� _'_'_ _ V a � I � � ♦ m o w � v, � pp f`� o p z z o0 o Q DO N j � a � O N Y Y `L W � W ~ � Q V C� � U ~ m m a N