The URL can be used to link to this page

04-25-17 BZA Agenda Board of Zoning Appeals Regular Meeting Tuesday, April 25, 2017 7 pm 7800 Golden Valley Road Council Chambers I. Approval of Minutes— February 28, 2017, Regular Meeting II. The Petition(s) are: 6484 Westchester Circle Meredith Freeman, Applicant Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(1) Front Yard Setback Requirements • 3.23 ft. off of the required 35 ft. to a distance of 31.77 ft. at its closest point to the front yard (north) property line. Purpose: To allow for the construction of a garage addition. Request: Waiver from Section 11.21, Single Family Zoning District, Subd. 11(A)(3)(a) Side Yard Setback Requirements • 4.37 ft. off of the required 15 ft. to a distance of 10.63 ft. at its closest point to the side yard (east) property line. Purpose: To allow for the construction of a garage addition. III. Other Business IV. Adjournment Tl�is document is availabie in alternate formafs upon a 72-haur request.Please call � 7&3-593-8006(TTY: 763-5g3-3968)ta make a request. Ex�mples of alternate forn�ats may include I�rge print,electronic, Braille,audincassette,efc, Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals February 28, 2017 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, February 28, 2017, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Chair Perich called the meeting to order at 7 pm. Those present were Members Maxwell, Orenstein, Perich and Planning Commission Representative Segelbaum. Also present were Associate Planner/Grant Writer Emily Goellner and Administrative Assistant Lisa Wittman. Member Nelsc�n was absent. I. Approval of Minutes— January 24, 2017, Regular Meeting MOVED by Baker, seconded by Perich and motion carried tc� approve the January 24, 2017, minutes as submitted. Segelbaum abstained. II. The Petition(s) are: 1509 Alpine Pass James Rutherford, Applicant Request: Waiver from Secfion 1'1,21, Single Family Zoning District, Subd. 10 Impervious Surf`ace Requirements • 2.55% more than the alltawed maximum total impervious surFace of 50% of the lot area. Purpose; To allow far the canstruction of a driveway expansion. Goellner reminded the Board that this property received variances in December to construct a garage, master bedroom/bathroom, and porch/office addition. She stated that the applicant is now pr�posing a driveway expansion and is seeking a variance to have more imper+Eious surface than the maximum amount allowed. She added that the proposed driv�way shown on the plans in December was narrower and did not require a variance. Segelbaum asked about the variances approved in December. Goellner stated that the applicant was granted a variance to allow a garage addition to be located approximately 10 ft. from the north side yard property line and a variance to allow a house addition to be located approximately 9 ft. from the south side yard property line. Goellner referred to a survey of the property and explained the applicant's current proposal. She noted that the Zoning Code allows lots to have a total impervious surface coverage amount of 50%. The existing impervious surface amount on the property is 44.7%. After the approved building additions are constructed the impervious surface amount will be 47.18% and if the proposed driveway expansion is allowed the total amount of impervious surface would be 52.55%. Minutes of the Golden Valley Board of Zoning Appeals February 28, 2017 Page 2 Goellner explained that the proposed width of the new driveway is 27 ft. and the maximum width allowed by the Engineering Division is 25 ft. measured at the back of the driveway apron. Segelbaum asked if the 25-foot driveway width is addressed in the City Code or if it is an Engineering requirement. Goellner said it is her understanding that it is an Engineering policy. Segelbaum asked if the allowed driveway width is also 25 feet for properties with three garage stalls. Goellner said yes, and reiterated that the width of the driveway is measured at the back of the driveway apron but driveways can be wider beyond that point. Maxwell asked why the width requirement is 25 ft. Goellner said it is a best practice to try and limit the amount of impervious surFace on a property and keep visual green space on each lot. Maxwell said it seems like the applicant could access the proposed second garage stall with the first proposal he submitted. Goellner agreed and said the applicant has stated that the unique circumstances are that the challenging topography requ�res a large driveway in order to drive in at an angle and that the relatively small lot limits the amount c�f impervious surface he can have. She stated that staff is recommending denial of the requested variance because there are other options available that would work and meet the requirements of the Code. She showed the Board severaf pictures of,properties in the area that have steeper slopes with driveways that are le�s than 27 ft. in width. She added that if the Board approves the requested variance staff recommends adding a condition of approval to mitigate negative visual and enviranmental effects: Possible options for this particular project could include one of the following: planting new trees to mitigate the removal of the two large trees that provide stormwater infiltration and other benefits at a ratio of 2:1 or 1:1, or the applicant cc�uld construct or install one stormwater management tool of their choice, including vege#ated swale/depression, rain barrel, rain garden, or French drain. Orenstein asked if the existing large pin�; tree near the street will be removed. Goellner said yes. Maxwell asked if that tree could stay if the driveway were narrower. Goellner said probably not, because theproposed garage addition and any driveway expansion would probably call for the removal of that:tree. Segelbaum asked about the amount of impervious surFace on other parts of the property. Goellner referr�d the survey of the property and pointed out a patio, sidewalk, stairs, and planters that are all cantributing to the amount of impervious surface. She added that the applicant is proposing to add a new grass area behind the garage addition. Segelbaum asked if the proposed new deck shown on the surface is pervious. Goellner said yes, if what is underneath it is pervious as well. Segelbaum asked if the houses are typically larger compared to their lots in this area. Goellner said no, the houses in this area are typically smaller compared to their lots, but there are many retaining walls in the area. James RutherFord, Applicant, said this is a strange shaped lot and there are a lot of big homes in the neighborhood that are double the value. He said they bought this small house with plans to do renovation and modernize the home and they want to have a simple entry and exit into the new garage. He stated that when backing out of their garage it is tight between the retaining walls. He gave the Board a photo of his driveway that showed the Minutes of the Golden Valley Board of Zoning Appeals February 28, 2017 Page 3 retaining walls and said that they have nicked their car doors on the walls. He also stated that a person's van has slid down the driveway into the street and he has spun out trying to climb the driveway so he needs a straight shot up the driveway because turning could cause sliding and accidents. He explained that the driveway expansion they are proposing would go 1 to 2 ft. beyond the edge of the garage entry and won't end right at the edge of the new garage stall. He stated that there was confusion with the plans at the meeting in December, but the plans he submitted for this variance request are the plans he always meant to propose. He said they care about the look of the house and with the house/garage addition two trees will need to be removed. One of the trees has aJot of dead branches and would need to be removed anyway. He said he would be happy to plant new trees and added that there are many trees in the backyard and there is pervious surface under the proposed new deck. Mandy Rutherford, Applicant, said the high retaining walls on both sides of the driveway have been dangerous to alpine skiers in the neighborhood and'she would love to have extra room to be able to see better because it is dangerous. Segelbaum asked the applicants if they had considered installing a �ervious driveway instead. Mr. RutherFord said they have thought about it, but considering the incline of the driveway he is concerned about longevity and if it would wash away. Ms. Rutherford reiterated that they have explored the idea vf a pe�ic�us driveway but they've been warned against it because of the incline of the driveway. Perich asked the applicants if they,had thought about moving the retaining walls, because they would still be an issue even with a new driveway. Mr. Rutherford said if they expand their driveway there would only be`a retaining wall on one side of it because they are going to grade the other side diff�rently. Segelbaum asked the applicants if they have thought about removing the concrete patio in the back yard. Mr. Rutherford said it really isn't a patio, it is part of an addition done in the 1960s. Maxwell asked if the patia �s;,part of the basement. Mr. Rutherford said yes, it is really a ceiling and there have t�een some drainage issues. Segelbaum asl�ed the app(icants if the steps in the front yard could be replaced with a pervious material. Mr. Rutherford said the front steps match the rest of the property. Segelbaum asked about the concrete around the landscaping. Ms. Rutherford stated that the house is built into the landscaping in the back yard. Mr. Rutherford handed out emails of support from the neighbors to their right and left. He said he hatl a conversation with the Engineering staff who said the plans look good and make sense. Segelbaum referred to some existing steps on the driveway side of the property and asked if those will be removed. Mr. Rutherford said they will be removed, but the new garage/house addition will be in that space. Ms. Rutherford added that there are also some steps in the back yard that are part of landscaping, but lead to nowhere. Orenstein noted that removing the steps that lead to nowhere might be enough to get the property under the 50% of impervious surface allowed. Ms. Rutherford said she thinks those steps are already Minutes of the Golden Valley Board of Zoning Appeals February 28, 2017 Page 4 pervious. Mr. Rutherford agreed that the steps have probably been improperly classified as impervious because there is dirt and plants on the steps. Goellner said she could work with the architect to help figure out if the steps are pervious or not. Orenstein said he thinks that would be the simplest solution because the applicant's only need to remove 225 square feet of impervious surface to make the plan work. Perich opened the public hearing. Seeing and hearing no one wishing to comment, Perich closed the public hearing. Maxwell suggested tabling the proposal in order to get a re-calculation of the amo�nt of impervious surface. Orenstein agreed. Segelbaum said he would be willirtg to table the proposal as well, but he would be inclined to deny this plan because if they da some re- calculations, it might work and he doesn't like the idea of a huge driveway on this property. Perich said he would be inclined to deny this proposal because there are many ofher options. MOVED by Segelbaum, seconded by Maxwell and motion carried unanimously to table this request. III. Other Business Discussion of 2017 Board of Zoning Appeals Bylaws Goellner stated that the City Council is considering appointing a teen member to each board and commission. She expfained that a te�n member on the BZA would not be a voting member they would just observe. She added that the Planning Commission discussed this at their last meeting and the consensus was not to appoint a teen member to the BZA because they vate on things that affect property owners directly. Segelbaum stated that th�e Planning Commission's sentiment was that a teen member would not be equipped to make the types of decisions that the BZA makes. He said the Planning Commission f�lt that a t�en member could be helpful on other boards and commissions and that it rnay be worthwhile for a teen to observe, but not to participate in BZA mestings. He added that the Planning Commission also discussed being mentors to teens and bringing them to BZA meetings with them to observe. IV. Adjournment The meetin;g was adjourned at 7:49 pm. David Perich, Chair Lisa �ttman, Administrative Assistant �� Ph�s�eal D+��+�lopmertt I�epa�trnent 7t53-593-8€I'95 t 763-s'�3-e"I t39(fax} Date: April 25, 2017 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Associate Planner/Grant Writer Subject: 6484 Westchester Circle Meredith Freeman, Applicant Introduction Meredith Freeman, owner of the property at 6484 Westchester Circle, is seeking two variances from the City Code to expand the garage on her property. The applicant is seeking the following variances from City Code: , Variance Request City Code Requirement " The applicant is requesting a variance of � Section 11.21, Single Family Zoning District, Subd. ; 3.23 feet off of the required 35 feet to a j 11(A)(1), Front Yard Setback Requirement: the distance of 31.77 feet at its closest point � minimum front yard (north) setback requirement is to the front yard (north) property line. 35 feet. The applicant is requesting a variance of � Section 11.21, Single Family Zoning District, Subd. 4.37 feet off of the required 15 feet to a � 11(A)(3), Side Yard Setback Requirement: the distance of 10.63 feet at its closest point � minimum side yard (east) setback requirement is 15 : ; to the side yard (east) property line. feet. Background • The applicant would like to expand the garage to accommodate a third garage stall. The lot is approximately 18,500 square feet and zoned for Single-Family Residential use. • The existing garage is approximately 20 feet wide and 22 feet long,totaling approximately 440 square feet. The proposed garage addition is approximately 11 feet wide and 22 feet long, totaling approximately 242 square feet. The size of the proposed three-stall garage would be 682 square feet. • The existing two-stall garage is located 32.17 feet from the front yard (north) property line, but the required setback is 35 feet. The proposed front yard setback for the garage addition is 31.77 feet. • The existing two-stall garage is located 21.63 feet from the side yard (east) property line and the proposed setback with the addition is 10.63 feet. The required setback is 15 feet. • The home to the east, 6490 Westchester Circle, is located 39.21 feet from the property line. • The applicant stated that a three-stall garage is preferred in order to fit two cars and other items such as tools, bicycles, strollers, and other similar items. It is noted that several other properties in the area have three stall garages. • The applicant notes that while the lot is relatively large and includes a significant amount of open space in the back yard, the side yard space is limited due to the shape of the lot and the placement of the existing home. Analysis In reviewing this application, staff has maintained the points of examination to the considerations outlined in Minnesota State Statute 462.357, requiring that a property exhibit "practical difficulties" in order for a variance to be granted. In order to constitute practical difficulties: 1. The property owner must propose to use the property in a reasonable manner The expansion of the garage to accommodate a third garage stall constitutes a reasonable use of the property. 2. The landowners' problem must be due to circumstances unique to the property that is not caused by the landowner Staff finds that there are not any unique circumstances to the property that constitute a practical difficulty. The lot is relatively large in size. While there is a slope in the back yard, there is adequate space on the lot for a shed or a smaller garage addition. 3. And the variance, if granted, must not alter the essential character of the locality The proposed garage expansion would not alter the essential character of the locality since a 10.63 foot setback is somewhat common in this neighborhood. Many houses in the neighborhood have three-stall garages. Some property owners have received variances for practical difficulties caused by constricted lot shapes and sizes as well as topography. Additionally, staff assesses whether other options are available to meet the applicant's needs without requiring a variance. Since the third garage stall will be used to store tools and other items intended for outdoor use, the applicant has the option to build a small shed in the rear or side yards to store these items. Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. Staff finds that the size of the proposed addition is the standard size for a garage addition. Reducing the size of the addition is possible if only tools and other items are stored there. Recommendation • Staff recommends denial of the request for a variance of 3.23 feet off the required 35 feet to a distance of 31.77 feet from the front yard (north) property line. • Staff recommends denial of the request for a variance of 4.37 feet off the required 15 feet to a distance of 10.63 feet from the side yard (east) property line. ��"`—��`~� , _ , _�- � _. - _._ ,r�,""'"'"^'�",.-„�.._ . r ,,__-'_ No.55�.~ _ „ �.. St��e p1wY _- 5400 �� _.. ,, r�—__�-^' _ . �.c,��C;� ' � 6Lt5 _ -' ` ', i � --�^ 6598 tt G501 ti�� y 1 t 6412 . .----`� 6657 1 6495 }1 � 't ssn ''� G697 1 �50 � = Subject Property 6a2a — --_.___-- � 6484 \ - aao // 1'``- s 6481 i / 64904 W32 / �, - 6484 6438 6427 435 t 6475 1 430 =.'yi ,+ 6478 � 6A44 420 � ----- �� x `�.._m..,� � 25 6450 420 G473 .� \ f 6��' 6458 410 � `l � G 443 �� 410 6469 ��``�.�� %GA47 .� `r: � ` t . 6461 6453 301 350 , 330 } _ v4. 325 329 � . ., .alr., .i,--:Js� 315 � 3-00 � . I 320 ,� �;i�: � PCanni�t'g � 78(7Q Golden Valfey Road,Gcalden Valley,MN 55427-4588 c:aty af �63-593-8095 f TTY:763-593-39b$ ( wurw.galdenvalleymn.gov ( plar�ning�.�goidenvalleye��n.gov �� A � L I Va.l�ey . . . . - . . Street address of property in this application: �4�4 W-c�+��x� Grc�e . . . . • . Name(individual,or corporate entitiy): I�k-�C�4�1 �1'-�XV10�V1 Address: �p4��- 1nI�S-�V�c S-� CI�C!-� Phone number: Email address: c�� —a��—�a�- rn-�-�a�+�,�►��5@ �. � Authorized I�epresent�tive(if a#her than applicant}: Name: Address: Phone number: Email address: Property CJwner{if other than applicant�: Name: Address: Phone number: Email address: • � . • Provide a detailed description of the variance(s)being requested: �e�.ts�,vtg -b -cX-1��{ �,A�►-�.e, A�e,r �e-�- ba�l� Une b� � 3'-1-� �, �-�- std-e �' ��e,v�-� . -1�e nual��bY"s -Q,�t�s}-Yv� l�u� tS 3/�.2t -f��m � � . `�hts wtll atlovJ �ns -t7, c� o� �- �}-�.p .�o � �.�'�s-hv� �''��.2,. Provide a detailed description of need for a variance from the Zoning Code,including description of building(s),description of proposed addition(s),and description of proposed alteration(s)to property: w�� D� G. � S-l�A�� b 6Y1,1� �Xl�sl't h...1 � . l-�' W�� be,. bl�.��' -� YV�A-4Z'�-�1G -��S�i'C'v� �tiu�,e . N- V�� a,(�� us � �G� OU�Y Ct,t,►�r�e-►'t-�` �-clna.c.�e.S I�T-N ��-1� v�ln,�l�c. �16v'tv�,� 1aWh r�a�►��r��c.,� rl�e,v�s cu�� e�� ti�ctiota� ��e.v�t.s. � a�� ttivn l� o�v�d� a � -e�e� w� -I� c��uru�ro�.v� .�-� l� �v`�o -� 4�'� . U�e w�,U �-�a�.�c,a►,.�. 3 �v�� r�ltolt uw� -��; � c�� a-� 6v�.t� �'r��`''� • Plannit�� ( 780Q Golder�ValCey Raac1,Golden Valley,MN 55427-45$8 Cit'y af �63-593-8095 � TTY:763-5�3-3968 � www.goldenvalEeymn.gov � planning@golcleravalleyer�n.gov �j�� valle� • • • . - . . - . - . Minnesot�State Statue 4b2.357 requires that a �rop�rty�xhikait"�ractical difficulties'" in ard�r for�vari�nce�a i�e ce�n�id ere�. Pra�tica.l ' difficulties: � result in a use that is reasonable Y-• are based an a prablem that'is unique to�he properEy �-• are not caused by the landawn�r a'• do not alter the essential character of the locality : To demonstrate haw your rsquest will comply with Minnesota Stat�Statute 4bz.357, please respand'tc�the folfowing que�tians. Explain the need for your variance request and how it will result in a reasonable use of the property. W e. u�►�.�Jl:¢l t:l� -I-b tn.�Cc- 01� .�r �,� �►n.-�.dc� �wv1��c. : �a�e, o�.v� .�a-Y1Gtln.� . �-�' vJl1� a,(,�,�„► �.�,5 -�'b du►' pc�C�-t � J�e1�tCl.e-S `u��... .�,,, .� I�, SuJ's , �-E- wt�l � a�,l�w �S �v �-e. t�+� ��.-�C��►s� � � ssuc� �.� law v� c�-� -I-v��s � bi,t�t�,t,�,s , ��I.e.�s � -l-o o (s � -�-�� , What is unique about your property and how do you feel that it necessitates a variance? V�t, In�,v�e. a ��. � ,�,�,�.,,, w1�,� r�,l►�.s C� 1 a�- aQ I a,�vl w�c�.i�.c�.., ow� �-�w�u.l� Ia.� r�l�� o� -� I�� 6uN' ��s t�n.-t� _ - -1 � � v�t�� ^-�t �"a a�,� �'5 �'o GU'� 1�.�. �X�-��e�� J Explain how the need for a variance is based on circumstances that are not a result of a landowner action. W 1�i1,�.,e 6u�Y �S��e.-t�-� ` �,a.�- �S � l�" �l S Vt�" 0�- �yD�,A�[l�Q S� v��[.� t�l-ec.�S t�,�,S -�e- V�e�. a�-��, 4.,vlawt�C,c �( S � �' � -� -�-. Explain how,if granted,the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. �J{, -�t�,�,� l�^�� -�b w��.!c -�. S� t�o�Cst+�-� wi-� �- �-�-� � -rinc� �,e�.� aw�. I�u�. . vu-�c. w�u�YM� —�,.�.. �C.as -j-�,�,.-k--►�«.� � 1�, �'-e:��-ov-c.� a � �i we t� � �� S ' -(-a� —�- � . �✓�+'x�'J�,I�' w�',�s�- � sfl-tl( 3q.2I � aw►' ��g.e,�q�,, ►,�,r,�. . '1�-�. �. w�-,� �� ,,,. �,�.,,�- �-}-� Wr� 3 �ta-�-� �,��c�c.s •� Pldnn's�g � 7800 Gr�iden Valley Raad,Gc�Iden Va{ley,MN S54Z7-�588 L�I�Y°� '163•593-8(395 � TTY:763-593-3968 J www.goldenvalleymn.gav � planning@goldenvafleymn.gov ��(��'� �a11�� • . • • • . . - . - . The City requests that you consider all available project options permitted by the Zoning Code before 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 from the Zoning Code. `t"L� �l� ��-r o�-�'an �s � e�'°�-i� �e � --�-� �e.-� b�c,��t�� IS W��G�N� �� c1��D1,t�,-�— �"' v- s�U��.A� 5�2..Q I�c, �.1�� ,�, v�.�. �k- ,(�Y u. vel�.cl�e. ti�� 6u,� . �`°�' �- • � • . . Curren#survey of ynur prdperty,in�luding;�rQp4s�d ac�diticrn and new prapased buildirrg and structure setbacks(a ccspy c�f Gc�lden ' Valley's sur+rey requi�ern�nts is available upon request;applicatiQn considered incc+mplete withdut a curr�nt prc�perty sur�rey}' = Qne current color photograph oF the area affected by#he propas�;d varianc�(attach a printed phatcrgraph to this a�r�alicatic�n or email;a digital ima�e to planning@gpldenwalleymn.gou;submit additional phcrtflgraphs as needed) �eQ:$zo4 ap�lication€e�fvr SingCe';Family Residential,$3t�o applicatic�n f€�e far a(I other Zcinir�g I�istricts ' Le�al slescriptian:�xact leg�!descripti�sn cif the lan�involved in this app[icatian,(at�a�h'a s�parate sheet if necessary); . To the best of my knowledge 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 there is no alternate way to achieve my objective except to seek a variance to zoning rules and regulations. I give permission for Golden Valley staff,as well as members of the Board of Zoning Appeals,to enter my property before the public hearing to inspect the area affected by this request. Please include printed name,signature,and date for ap- plicant,authorized representative(if other than applicant),or property ower(if other than applicant). Name of Applicant(please prin ): �U'CQ�,I'�-�1 �Y'-�P.tN�OW� Signature of Applicant: � Date: �' �'� Aufharized Repre�ent�tive(i#ot er#han applican#) ' Name(please print): Signature: Date: Property Owner(if other�han appticantj Name(please print): Signature: Date: P(ease 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 pubfic hearing. You are advised to personafly contact your neighbors and expfain your project to them before the pubfic hearing. � This document is available in alternate formats upon a 72-hour request.Please cafC 7b3-593-8�06(TfY:763-593-3968}tQ make a request. Examples of altecnate formats may includE large print,electronic,BraiUe,audiocassette,etc. ' �: ��Y'��,��1r'•��\•� . � �W .. \I � ��♦� . ,, • � ��:. '•��rf ` � � ��A�� "-�1�� '�� .tL.�y'r'��r' � A'1a i��,1' '�'�'M�t , �g e's,y G�d,n ;s� ,r �a� ,,"y� �: � ' � {��,� ..� �` 9 f ��}! �� ,/�..' ��.. , ,.f � . +' ` ��t1 �,.� d r��'� ��;Ti �( t i1M'4 �� I �� ~��"a'i, �!1 �!; ��\ f .�>�,�d,►t�o� � „r�"�� t�,ik�+l��rl� - �� ft �r�.�4.1 , �,'� �,/� �::4 Q�° �nr�, ► �T f�:+ f ..ia!^�E¢'3 •y�.a�� :`-�A�o" ,. ,,�•�'�.��'� 1��'�Z�yl �^ '� ��F `�� + .��='.' �� ' 4<"'' `��y ;'ci�l r ti i�ht�� '3'� "�� 4`A�F �,�i $}�_if'1�� t�}� k .� L5 ',!`,. `; ,,S�y�\� �� 'i�5 W""�'i''n�,:i.��,t�, �e�.• �r �T�1�,, � � a�� '1 ��, 6:A R7 �. I . ��r� � ��p' �� '�� '/ ��,� l\�'�... i ��,.. . �i�rfr.+�'v/f.1Ai1►�. ' ' ��,� .: T A � ^ac,� �:`�♦ �' �gx R �i�/•wq1�V��'ye4� .,, . .. . �h�V'. a. S e� �W� �i�i� �. ,�%a'W�1� F�1 .,, .,,, ' _._. �. ' .. •.', .„-_ '+�a.�.: ;,,.t.; S� 3 r::. ! . ^ . _ . '�,-�Ol,�° u', '�'� �'/�y��1�� C�,g �� _�_--�.s----.-_,. -�`�'��:�_ "�"-- �� i: � �� . . . _ . ��, � 1 i � ��+ _ \` � � � 'WYt�. F '�1 f�`,: �� l � . ' r. . Y e, _ . .., � . ..,...� . . � . .. ' vf h.. MF^ � � . ,rt 1�< _ ��.; a , , m*.F� {�.�!'+.w.�; r .ya''uF,� �3�f-taV+ ,��,;� �. `- 'as . .. A[w�� gt� �, `'3,�^�,. ' .:"�,�,r. ,�y�'n"r�� ` '' S� � 4 N' . ; : . � . . .. �_.. . .. �,�'�j� '��+�� ,1 ��^S•��y1j'�\.� t � .��' �' .��`a•� � �l.�i'�� "' ��`�+,. '`�, �"' '�'�:.w.rc ''�, . ,1 � � "�,. ,�. +�l,,,=- '4"�n r►•��. �` �rP;'� `A T�,� ��'� � � • �� "��I� `/r � !i ��, `' `•`. ,'d��i ,�+-_ "` � �� ;� � �!e��A�� t 3 .� �'. .;Rt f! , i� oa!f'��..� � .�n.I,i�,lw. `�`�� `' y�� a ¢,�� r.lZ�tl ��a � t•, �., � �jI �y "ti�`!� ,� • �'�l y+RGy,�'.� W�� 'f'f� �f1" � '�y 1. � �+ .�i�-�'+�� 9 wb �"' �! :�'� t. �, �� .w '�� r �'i,• iT y'w,e,w �a �/`. a�► '°� �y 'k "/r: < , � �� 7"�.�'Slg�, ��1<��.D� '�+�'�`y�x&ti� dr. qR,a M'�.,c ,`�.. v e � � �T �.�'f'`9►.�,'�Ri Y• �{�� r�� r��l .�t� '�,�� `'� , a't�, /� y� ��P�*, '';7� f��x F_s A/�'w"�,-�,ly'`�� , .� t�}'�!��f�,;�� - I c 4� �+ �.• �'' j p "k F,��',t�'��,b.'' -�,".0�.[�7 .. � ,. .�r,..>.i��.r . .�'a�.'. , x' �;� F�t ' . , /��i��'S�'is:�. ...,�..^�� __..�__.�._ �..,�,P-:� � ��! . ,� �n � ' +<�. .,. - _-- __._ __�, �_-_.».,. .... �.��R f , . `.. - _._�. _-�_ ____ _ _ _�:_ � . , � ,. _.___.. _ � I � � �;'� � �..� � .�_ ; _ � -- __ y..,_ . �_ n �. - �� , ��. fr..� � �-" �� $ �� : �,:+„�� , � ��„ ., p.'CisY' `_� �-�," 4 fr .�" � �^� _ _ . ... ,sr.� , ..Y# C. ��.,.,..fy._. . _ ._.. . . . . . �.-��k s� _ , � ' '�* `` s r�f- 1'y s� = N � � J � � `� � w � m m ao a .� Q � i � � U � � o � V � W I � U � iN � � u=i mW Jp � � � w � � w O } � W = 0° ¢ �� d o O N Z � � � � � � Z H � � Z W N � Z � O 0 � � Z W � zOZ � w � � o a v Z C� o � Z � � V �, � W � � a �O > > ww � W � � �- p � w w z � � u� ww0 � � � � v o o W � � a O ¢ ° Z w O w O = N� ~ W � � � � _ fn Q L V � m �A J J J F � UF- WLL1Z J (nF- W � N O � a � N � � N � � Q � a tn -� �? Z W � W OJZp gZ � LL � 2 � L� � ap w oQ �- c) ��iI p3 = � ww � Z ¢ moQ � � Q ¢ OOQ a �n � , W N 2 W F- � � W 3 W 0 Z � � N Q f� N W � OC7 ] (nZf� � Z w � = C� � � x � } � � wwQa = w �` Jg � � No � o w = > o� F=- W � OzUO � m m — � C � � N a a z U c� c� w W � Z o c.W� a � � W x p � W p c~no � Ovzai- U � wQ o W U � �3 Z z \� z � m¢ FFc�i � � Qaz � � � � mo = c�i� � c�nQ � � � �� 000X z 3 W � H � � H U � H I- N f� Z W W � JW Q = Z W (� J U � Q Q U` U` Q � W J � W Z f- F- W p = � N N m �J N W W � O W U=' F- 0 J ((¢ W aU' � � L� � � � f j � d � V Q H Q � � p U W N 'J W W W W N N W N fn N �N fn W N w W W W W W W � O a Q >- W O� � � Z z Z Z = 00000000000000000000 w � Ql- WaC70QZ = Z ^ ww �' wwwwwwwwwwwwwwwwwwww � � � z � � Z � � � O � o � o a � a o 0 o a o o a o 0 0 0 0 0 0 0 0 0 0 0 � � � cn � iu�iu~i � mC� a ci o i �i OVZw � HXww �C� o w � (nu- - � W W � � WZZ A I � m a' U W � C� H m - C� �z �� m a� v w I�- cn c�� o � �� (/� Qw � >- ZwOWzoUW o z � °' m�� L � �0� ❑ p�� nv. W °° uai � > u~i ¢ � � cWn � � o W I � �� x I � OO � x � O � � O� Q o 0 �.a z �- z z w O �- NM � 3 m \ W W �Q\ / li L� \\ .•. / �O\ / O \ / � \ � / zw w � I ( �� ° `-° �N �� I � I � E� = ° � ��i � � i i a� c � � �� _ � �i i�l � v � � g W �� 1 �1 I �� I �� W�; � r � �� 1 �1 � �� rf�, � � A o� a € W`> � 1 1 1 1 � I I I os 1 m n � � 3W �1 �1 � \� � I � � �• . . � � a� o � �o F�+.1 � . , c � 1� \ \\ \1 I � I Iq I i•• \_i �J 2 N W 10 C7 � � �i � Z S, � \ � \ 1 � � I � � � �, � I I � � I � I � � �v` Z a �� ' � �: I I � � I i I � �+. L 1 J m Uo � � I I � � � 1 / � � I � � I � _ � rnzvwi � � � � � I � I� � 8 � w ¢ o � � N a � ^% � I � � I .i�� I �� O Z z � �Wx Y' ,( I �I I � � � � � � � '`�Zw o � I � � q I � �//� \ �d�s p.,' = O W Y �_ � z _ \� � j l !v/ � j � �� j \\ 2 � �" N_C�') OQ �� Q ��' � i �,`�i i i �r'i , i `� / �> z � W �� r � I `L� � � � I � � � Z � - O � W� � � �;\ / ! �`� I I � Q qI� � / WZ° � ~ �`^ ' // �6�� / �� q � i� � � � � � ��o ` � � � -' zw >� � � � I i I \ I�.' � 6 � � O J ///� � W �� rs�' �'� 1 �i� � i i i i ��1� � \�� ° z � o =� � i LL �~ �// i/' �///�`':9 I I I� I �'{ � W z0 O Q � �'S `o 1 j 1 � � � �� '�;�`L�� N"� ,( fa' � � / J 1 . ,� o � G� � � _ � �� / �� \ � WaZHO rw �n �i..� O \-___� /� �j �� 66. 1 � I � !, � � W � � � mz �' o T , �9, \ O L1J � � Q � W J O O U �� '�' N F�y � � '1_�__.-- !� � „��,.5� ��. l � / � -T' � 0 � \ � �y W U (n Q �� .� o j / t�" �'c' / ? J '1- \ 1 W r a� z � � ��— �� 6 /� �_i � �� 1;,j3 � 6�. �\ � c� o �6 •-- -- � `oN 3 0 I4 Q �_'Yi �I�6.�, �r6� �:� 1� � .��\ ��O `" � � / '� r� .�,N` � \ � T6� \ � 1• � 6 � �� . � \ � C�1 � �,^,��' v \\9j6� ,. `��,:s� � s Ec•. C� �70 ��\�'! ` ( ' � i l� F- �� '`�'-� K �/ � � v �1( y ��,v��p � L1J � �S � N � � NZ � �� °� `�� ti� d� � a`�si- �-�, \ 3�' � LL C'j �� F� � v� �� \ v '� rn `��J+�d,��3 � �� ,� � � �C7 c� o <� � v.s \ n�.• \ f� r � � \ \ � � �n �o I.�.� rp O � d\ �j/ 1 'L�� \ �\ �\ ` � --�'� a?n co v �a �� \ $n� � �o �\ \ � � �\ I � r� � .- W a L � �,n.r' . � \ �,( � / ��, - O `\\ \ ep. v \ �"� �� \�/�� \ \� >a . m �� \\ X�fs �o. fs't��\�, ��' �s� �n ��'� V W� � (�\ � � \ r �c� 'L s \ , ' � � o 0 � \ \s Q xz ,�� `> `� �\ �1��. fS` �6 � - � �� \ �� ? _< W ` � \ � l6 �k� l � \ � \ f4 � �. � � 35 �� 1 q r \ \ � � ` H > (� \ \�� `��\ y, � �� Fj$� / \ (� ul O � � �� q l � q �1� � Z � Q V � �� ° po. \ � c� ��06 „� �� 1 1 � m �UH = E V ' �� \ S`Z I �f 1 I O p o � in F. \ n � I � VUU � U '°o � \ � ��i0� � � 1� � ;_; AHHQF- Z ��" E 1 ` � �.. cn (n � (n �- u',q m xXOx 2�n.��, �� '�\ S�\ c��9r � W W H W � �� o. `� \ 6 \ � =n�O•s \ G_^ \\ ��'Q �� o i�� l� \ Z �'am \ „ � \ \\ yp \ � �W � \ J � � �W V N �O 3 � � \ �'\s \ I� F v) � w o0 \ �� \,i,�, � y� � �-pw E \ � \`\ \ �n.r' �W � F=- Z o v' E \ \ \ } W � o�+v \\ \ �� z o^� 6 ° \ xQ o � 3w.� \ V � � � zo�� Jtn � o W v�u`�.� \ E� M � o '°�<s Z �� N `� \ �N Z II � w II Q WO Q \ � z� � � � � �� \ \ �oo � (,� NS � ,,�"M. NW hall�n UaPlo9 i r� woo•su6isapsiuuapAoe;s•n+rnM 0 �a wor��ew6p�su6isaps�uuapAoels .. ry �j,j Z '�i�,aa�sau��sam�bg�bq m" � � NOIlICICI'd N'dW��21� 5M�1/� N'd�d osZZ-96z-zT9 � � Q g� W a- NOIldl2l�S30 A8 a3SIA3il 31V0 2138Wf1N SN9I530 SINN34.1�V1S Q *�+ U w? _ 319V1 NOISIh321 �A9 O30IAOild S9NIMtlNO O � t� N a (!1 rc O � � z i „ � ��.m � J LL X +„4/L L-�LL � - � F=- X Z � ry m .e..ux.mmmon�v J � J � J a � i i � � f � � �g i i i i i v iv v � S � � I I I I O � O O O w ;o `^a I- I � � � $ � W w w w p � �a Ir I 4 I I " � Z Z Z N � I I � I I � � � � � � I ------ - � ,� I I � � --� �---- - 0 �� 0 � � «�E ---="•,xv,a��.—«A�.w= 1 -„zn�-,�t -„vie��-,o� � I I + � v I I � � � I I n � a iV I I tv - m I I �^ m I € i, i � � � � i� � a � . im i � , io i r � � � in i � m i i � n � � � a i i � i i -„b/L Z-,bl---��---+„4/ 5-�1 �S L-.Z------^4/E 9_,0 L—� I -„l-�5 n I -��4IB l l•,5 �a y q+ IY � � i. � - -„4l£L l-,5 � � "v _ ' -��4/L 0-�E �^�'��L/t b•A—* m STAIRS ry m m i� ,� ' +,�.',4l`^ �' I �se wa Ot-�bl a + � �LL `= 4 c3 N � �ry iV z � Y Z� � W � � � �ry x � V � J x � � ' ;o �[ ip � s z c x > � � W a� J � Q � � ',�l'�Ol +�Al',B� s +„4IE0-,tl ,L/L + + i-- � ry .��pce "n9-Al � +„4I15-�f1 r +„L l 9-�l v esorQ� n + } v � � r+•��b/£ffi5 + °'°`Q ''� � r ,-„L/l0-�ll _ +,5 � Z �u � + �A�� - m ry a , -��ll�-p +,�b-,S—� + 'Q 'O ��9 6 g � �� Q �' =�„aE I � m� + p � r° �me i � „ � � � � t� 'v i i � j� � -��Ll l L-�L � � i� � m 'r'= •��4/l L-,OL +„4/£9•�5 +,5 0 I + m +��£-�L l � P � ----�� . •- �� i I � I �c // I „l,£� � � I �I �� rv I � � I +„�-,�� _ I I \ I �� I -„4/l Ll-.�A, „� Q i � � � � � � .�A 1` � [0 f- � � \� /� � , Q � F �I � � I I � / I ir �� l l'l tn • F� � I I % /� \ � � � o L� K �F_� t � a Ul � I I il � I � � I �--- ---W--B Ui� �-�----�-- --� --- � I I �� I i I � � I � m $ Om v � i I _�-J / I � I -�:o � ��E-� I �i i� I \�\ �� I I „E,<< U� � I I I „<<,� i 1�+<-< �$ I � � �� o9�a �°.s� , � I I � -„4/E 4-�l l +„4/E O l-�Z L ' I � �� I I � I �� I I „E-.bZ � I : \ I I +,�b/L L-,5Z � � W� I � � � I �� W� I y s I � Z� I I � I f I I I p I I I � �""�= I � 0 i � Q a i � �o,.��,� i i i i a i ° n i � i o � i �'� i � � s 3 i '� J � \ � zU i \ i �N / \ H p�/ J � /o �� [O � /� W \ � d � / � � �---------------��