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02-26-19 BZA Agenda 7800 Golden Valley Road�Golden Valley,MN 55427 °' 'J �� "'��� 763-593-3992(TTY 763-593-3968�763-593-8109(fax)(www.goldenvalleymn.gov '�/"���Q� ��� �,� . v�.1 � �V Board of Zoning Appeals ��� Feb 26,2019—7 pm Council Chambers Golden Valley City Hall REG U LAR M E ETI N G AG E N DA 7800 Golden Valley Road 1. Approval of Minutes January 22, 2019, Regular Meeting 2. 106 France Avenue South Scott Hagg and Tessa Gunther, Applicants Request: Waiver from Section 113-88, Single Family Zoning District,Subd. (f)(1)(c)(2) Side Yard Setback Requirements • 1.3 ft. off of the required 12.5 ft. to a distance of 11.2 ft. at its closest point to the side yard (north) property line to allow for the construction of a screened porch and storage space addition. Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (f)(1)(a) Front Yard Setback Requirements • 22 ft. off of the required 35 ft. to a distance of 13 ft. at its closest point to the front yard (east) property line to allow for the construction of a screened porch and storage space addition. Request: Waiver from Section 113-88, Single Family Zoning District, Subd. (f)(4) Side Wall Articulation Requirements • The resulting side wall (north) would be longer than 32 ft. without articulation as required to allow for the construction of a screened porch and storage space addition. 3. Adjournment This document is available in alternate formats upon a 72-hour request. Please call 763-593-8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats may include large print, electronic, Braille, audiocassette,etc. Minutes of a Regular Meeting of the Golden Valley Board of Zoning Appeals January 22, 2019 A regular meeting of the Golden Valley Board of Zoning Appeals was held on Tuesday, January 22, 2019, at City Hall, 7800 Golden Valley Road, Golden Valley, Minnesota. Vice Chair Orenstein called the meeting to order at 7 pm. Those present were Members Orenstein, Perich, Snope, and Planning C�mm�ssion Representative Angell. Also present were Senior Planner/Grant Writer Emily Goellner, and Administrative Assistant Lisa Wittman. Member Nelson was absent. I. Approval of Minutes— September 25, 2018, Regular Meeting MOVED by Perich, seconded by Snope and motion carried unanimous#y to approve the September 25, 2018, minutes as submitted. II. The Petition(s) are: 1300 Toledo Avenue North Anders Lee, Applicant Request: Waiver from Sectian 113-88, Single Family Zoning District, Subd. (f�(1)(c)(2) Side Yard Setback Requir�ments • 5.2 ft. off the requiretl 12.5 ft. ta a distance of 7.3 ft. at its closest point to the side yard (north) property line. Purpose: To allow for a home addition Reques#: Waiver frorn Section 113-88,.Single Family Zoning District, Subd. (f�(4) Side Wall Arkicula�ion Requirements • 14 in..off of the required 24 in. of required articulation for a side wall (north) for an articulation that is 10 in. in depth to allow for the construction of a home addition. Goellner referred to a map and photo of the property and explained the applicant's proposal to construet an`addition that would include an exercise studio, bathroom, and sauna on the first floor and an expanded closet and laundry on the second floor. Goellner stated that the required side yard setback for this property is 12.5 feet. She explained that a variance was granted in 2015 to allow for a garage expansion to be built 6.5 feet from the north property line and that this current proposal would allow the proposed addition to be built 7.3 feet from the north property line. Goellner referred to the second variance request and explained that the Zoning Code requires any wall longer than 32 feet in length to be articulated with a shift of at least 2 feet in Minutes of the Golden Valley Board of Zoning Appeals January 22, 2019 Page 2 depth, for at least 8 feet in length. She referred to the applicant's proposal and stated that they are proposing an articulation of 10 inches in depth instead of the required two feet. Goellner stated that the applicant has said the unique circumstances in this case include the fact that the proposed addition is modestly sized and complimentary to the existing architecture, the visibility of the addition will be limited, the buildable area is limited due to a significant slope in the back yard, and they are trying to preserve trees. Goellner referred to some additional photos of the property and renderings ofi the proposed addition and explained that staff s analysis is that additional living space is a reasonable use of the property and that the proposed addition fits in with the surrounding architecture and character of the neighborhood. She added that the buildable area to the rear of the home is limited by topography, and that the proposed addition will not be lacated �ny c{oser to the north property line than the expanded garage currently is. Goellner stated that staff is recommending denial of the requested varian�e from the side yard setback requirement. However, staff is recommending approval of a modified variance request of 4 feet off the required 12.5 feet to a distance af 8.5 feet from the side yard (north) property line which would also incorporate the required 2-foot articulation and eliminate the need for that variance request. Orenstein asked if the modified variance would make the project feasible. Goellner said yes, she thinks the modified variance would still allow far an adequate sized addition. Perich asked if the proposed addition could be rnade 2 feet shorter which would not require articulation. Goellner said that could be another option. Thomas Lee, General Cotttractor, said they are trying to make the proposed addition fit in with the current design of the hvuse. He stated that the applicant is a professional athlete and he needs to work out and train in his house. He noted that the size of the addition, particularly the studio, is critical b'eeause of the size of the equipment. He stated that they've made the proposed bathrovm space smaller, and that they can't build a separate structure in the back yard because af the steep topography. He added that the addition will be difficult to see because of the praposed dormer above, and the fence below and that the neighbors to north have no objection to the proposal. Orenstein asked Lee what he thinks about the modified variance suggested by staff. Lee said they want tv keep the depth of the proposed addition. Snope noted that if the side wall of the addition were articulated it could go out further to the rear of the lot. Lee said they don't want the addition to stick out further than it would have to. Orenstein asked Lee what other options they have considered and why they wouldn't work. Lee reiterated that the topography of the Iot would make it difficult to build another structure. He explained the construction of the proposed addition and stated that the project would be a lot more expensive because of the doors and the load bearing beams if they brought the side wall in, further away from the north property line. Minutes of the Golden Valley Board of Zoning Appeals January 22, 2019 Page 3 Perich asked when the applicant purchased the home. Lee said it was purchased two years ago. Orenstein opened the public hearing. Seeing and hearing no one wishing to comment, Orenstein closed the public hearing. Snope said he was concerned at first about the proposed project because it is making the footprint considerably larger. He stated that the applicant has done a nice job of being respectful and fitting in with the architecture of the home. He added that th� proposed addition won't affect the view from the front of the home and noted that the roof line is broken up with the second floor, so the side of the house won't just be a "mamm�th" wall. He said he feels okay about the distance of the proposed addition to the side y�rd (north) property line. Perich said he thinks the proposal is reasonable, the topography is challenging, and the applicant is trying to incorporate the spirit of the articulation requirement with the architecture, but he is concerned about setting a precedent. He added that he has no prt�blems with the side yard variance requested. Angell agreed and said he has no problems with the side yard variance, but the lack of articulation and precedent s�ttin� also concerns him. Orenstein said there has been an attempt at articulation and he is supportive of both variance requests and the entire proposaL Snope asked Goellner if there is a wall height requirement in regard to articulation. Goellner said no. Snope asked if the second story wall has articulation. Goellner said yes. She also explained that each variance reqt�est stan�is on its own so setting precedent, while important should not be the sole reason to deny � variance request. MOVED by Perich, seconded by Angell and motion carried unanimously to approve the following variance requests: • 5.2 ft. off the required 12.5 ft. to a distance of 7.3 ft. at its closest point to the side yard (north) property line. • 14 in. off af the required 24 in. of required articulation for a side wall (north) for an articulation that is 10 in. in depth. III. Other Business Goellner remi�ded the Board Members of the upcoming joint board/commission meeting. IV. Adjournment The meeting was adjourned at 7:36 pm. Richard Orenstein, Chair Lisa Wittman, Administrative Assistant Y�� � ���.' ������, ;,,,, ��¢,y Ph�si�+c�1.D�velop�er�.t I��pa�rrtment ���-��s-�o�����s�-s��-��c������ Date: February 26, 2019 To: Golden Valley Board of Zoning Appeals From: Emily Goellner, Senior Planner/Grant Writer Subject: 106 France Avenue South Scott Hagg and Tessa Gunther,Applicants Introduction Scott Hagg and Tessa Gunther, owners of the property at 106 France Avenue South, are seeking three variances from the City Code to construct an addition.The applicant is seeking the following variances from City Code: ... __ __ _ _ � Variance Request City Code Requirement � The applicant is requesting a variance of § 113-88, Single Family Residential (R-1)Zoning � 1.3 feet off the required 12.5 feet to a District, Subd. (f)(1)(c)(2), Side Yard Setback � distance of 11.2 feet at its closest point to Requirement:the minimum side yard (north) , ' the side yard (north) property line. setback requirement is 12.5 feet. The applicant is requesting a variance of § 113-88, Single Family Residentia) (R-1) Zoning � 22 feet off the required 35 feet to a District, Subd. (f�(1)(a), Front Yard Setback jdistance of 13 feet at its closest point to Requirement:the minimum firont yard (east� ' the front yard (east) property line. setback requirement is 35 feet. j § 113-88, Single Family Residential (R-1)Zoning ; District, Subd. (f)(4), Side Wall Articulation i Requirement: For any new construction,whether a jThe applicant is requesting a waiver from new dweiling, addition, or replacement through a i the side wall articulation requirement. tear-down, any resulting side wall longer than 32 i feet in length must be articulated,with a shift of at � least 2 feet in depth,for at least 8 feet in length,for j every 32 feet of wall. Background • The lot is approximately 16,750 square feet and zoned for Single-Family Residential use. • The lot is 75 feet wide, which requires a minimum side yard setback of 12.5 feet. • The home was constructed in 1940. • The footprint of the existing home is approximately 1,845 square feet. • The footprint of the attached 2-car tuck-under garage is approximately 670 square feet. • The existing home was brought into conformance with the City Code with a variance granted in 1986.That variance also allowed for an addition on the rear side of the home. • An addition to the second floor was built in 2005. • There is a shed is in a non-conforming location on the northeast side of the property.The applicants plan to remove the shed as part of this project. • The proposed addition would be built on top of the existing tuck-under garage, which is leaking and needs repair(see photos and renderings attached).The addition would include a screened porch with a fireplace overlooking Theodore Wirth Park and it would be approximately 414 square feet in size.The porch would be 18 feet deep and 23 feet wide. • The proposed addition would also include a 131-square foot indoor storage space on top of the existing garage. It would be located to the north of the proposed porch. It would be 18 feet deep and 7.3 feet wide. • Two small closets are included in the addition as well. • The addition would not expand the footprint of the home. • The applicant notes that the existing home was built on the hill on the east side of the property to avoid steep slopes to the west.The property is accessed from France Avenue. • The rear side of the home to the west includes a steep slope and several trees that the applicant wishes to preserve. It is technically a front yard because it is adjacent to Parkview Terrace. The presence of two front yards and steep slopes limits the buildabie area on the property. • It is also noted in the application that the porch will enhance the use and appearance of the property and the home is surrounded by Theodore Wirth Park to the east.The neighboring homes to the north, south, and west are separated by steep slopes. 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. Additional outdoor living space and indoor storage is 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. The buildable area to the rear of the home is limited by topography and trees.The home was originally built in a location that does not meet today's front and side yard setback requirements. The previous owner received a variance to build an addition on the home. Due to the location of the existing home, it is very difficult, if not impossible,to build an addition without a variance. 3. And the variance, if granted, must not alter the essential character of the locality The proposed addition will not alter the essential character of the locality since the addition is no closer to the east or north property lines than the existing garage.The addition is modestly sized in order to fit with the architecture of the home and its surroundings.The proposal includes the removal of the detached shed in the front yard, which is an improvement to the character of the area. Additionally, staff assesses whether other options are available to meet the applicant's needs without requiring a variance. Staff finds this to be the most logical location on the lot for a building addition. It is a modestly sized addition that is a similar size, scale, and design as the existing structure. It is not any closer to the north or east property line than the existing garage.The applicant could possibly change the shape of the addition to meet the setback requirements, but it does not seem very feasible since the addition is meant to match the footprint of the garage. Lastly, staff assesses whether the proposal requests the smallest variance necessary to meet the applicant's needs. Reducing the footprint of the addition to fit within the setbacks would very likely make the project unfeasible.There does not appear to be a solution that includes a smaller variance request than what the applicant is proposing. Recommendation Staff recommends approval of the request for a waiver from the side wall articulation requirement. Staff recommends approval of the request for a variance of 1.3 feet off the required 12.5 feet to a distance of 11.2 feet from the side yard (north) property line,with the condition that the existing detached accessory structure (shed) is removed at the same time. Staff recommends approval of the request for a variance of 22 feet off the required 35 feet to a distance of 13 feet from the front yard (east) property line. 4240 17 4425 4013 ��� 4009 4270 4115 t; 8 9 4000 � 12 3902 rzct� q300 42604250 � 40204012 39403920 Cilenwood Ave 44 4313 43 0943 014263 42 53 Subject Property: 8 9 3901 � �� a��s �s 106 France Ave S t7 _ � �o� �oo - 232 228 100 1Us � 224 220 �'�� 1216 212 208 204 109 108 1 t3 ,. ��� 117 - 23 7 229 201 201 204 201 _ 225 221 217 213 209 205 .� 209 212 209 208 - 301 300 301 301 �16�08�00 �24 421241164108 41000 , 309 315 314 t�rea dow - 401 , _. :i� .r �401r 408 401 ��� 4223 4211 4201 4115 4101 505 416 419 511 515 523 529 535 541 510 501 501 50 4 512 516 520 528 532 536 600 516 515 601 600 6� � 700 641 616 615 9 ' P �i .... _ ..? . - -. a.. ' � �GElVE Planning Jaa z� �o� � BY:.� � 7800 Golden Valley Road, Golden Valley, MN 55427-4588 763-593-8095 � TTY: 763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov PLANNING APPLICATION . Zoning Code Variance Street address of property in this application: 106 South France Avenue APPLICANT INFORMATION Name (individual, or corporate entitiy): Scott Hagg and Tessa Gu�ther Address: 106 South France Avenue, Golden Valley, MN 55416 Phone number: 612 723 7532 Email address: bucktrend(a�comcast.net Authorized Representative (if other than applicant): Name: N orA KI rkW0lol Address: ��y - �nJ�' �}re�t � 5-�-� I a 0 , EXtelsi0lri MN 5533 I` Phone number: q52.. 71,v1 _ Sg(�q Email address: n w�•�w o�d C� s h a rra�4-desi�h• C Di'1/1 Property Owner (if other than applicant): Name: Add ress: �. Phone number: Email address: ' SITE INFORMATION Provide a detailed description of the variance(s) being requested: Construction of a screen porch above an existing tuck under garage. The existing garage ffat roof is leaking, and the porch roof above the garage would help solve this water issue as well as make the home more aesthetically pleasing. 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: .�:;Existing h� � se and garage were constructed in 1940. Location of , � house wa�ictated by the steep elevations of the lot. House was -�located o�'only possible building site which was close to the eastern edge of the lot, adjacent to a Theodore Wirth Park access road — non- platted- the only reasonable access to the lot. The city of Golden Valley originally approved this location. Because of the non- conforming location of the house any improvements have required a variance. Planning I 7800 Golden Valley Road, Golden Valley, MN 55427-4588 763-593-8095 � TTY: 763-593-3968 � www.goldenvalleymn.gov � planning@goldenvalleymn.gov Minnesota State Statue 462.357 requires that a property exhibit "practical difFculties" 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. Since the house is located on the eastern edge of the lot (only possible location because of extreme lot elevation) it does not meet required setbacks and hence requires a variance for any permits. This proposal for a screen porch does not expand the footprint of the house and will actually enhance the use and appearance of the property as a whole. It will also remove a non-conforming storage shed currently on the north property line. What is unique about your property and how do you feel that it necessitates a variance? The main characteristic of this property is the severe grade change. The existing home is built at the very top of the highest hill in the area. The house placement was necessitated as the only spot on the lot possible for building. In 2005 a variance was granted by the City of . 8 ' g Golden Valley for an addition over the top of the existing living room. The existing garage has a flat roof which is leaking and needs repair. Explain how the need for a variance is based on circumstances that are not a result of a landowner action. The need for this variance arises because of the original placement of the home dictated by the severe grade change of the lot. � Explain how, if granted, the proposed variance will not alter the essential character of your neighborhood and Golden Valley as a whole. This proposed addition will not be in view of any other house given that the lot backs onto Wirth Park and is very isolated. It will actually improve the appearance and usability of the home as well as help tie the look of the home together. There is zero impact on neighboring properties, as there are none to the west, north, and an un-habited park/forest to the east. The property to the north is separated by a 20' - 30' downhill slope. This document is available in altemate formats upon a 72-hour request. Please call 763-593- 8006 (TTY: 763-593-3968)to make a request. Examples of alternate formats may include large print, electronic, Braille, audiocassette, etc. 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. Because of the location�of the home on the property there are no alternatives that would not require a variance. REQUIRED ATTACHMENTS Current survey of your property, including proposed addition and new proposed building and structure setbacks (a copy of Golden Valley's survey requirements is available upon request; application considered incomplete without a current property survey) One current color photograph of the area affected by the proposed variance (attach a printed photograph to this application or email a digital image to planning@goldenvalleymn.gov; submit additional photographs as needed) Fee: $200 application fee for Single-Family Residential, $300 application fee for all other Zoning Districts Legal description: Exact legal description of the land involved in this application (attach a separate sheet if necessary): Lot 4, Block 1, Glenurban, Hennepin County, Minnesota SIGNATURES To the best of my knowledge the statements found in this application are true and v 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 applicant, authorized representative (if other than applicant), or property owner (if other than applicant). Name of Applicants (please print): Scott Hagg Tessa Gunther Signature of Applicant: Date: 20 January 2019 Authorized 9�epresentative (if other than applicant) Name (please print): Signature: Date: Property Ovs�ner (if other than applicant) Name (please print): e J' • ���, tk������� � _._.' � ' � �� . __ •�HI� ^ " .� . . ��. . '�. � �� _ .. t.. ''�� -. _: . -_ �..,.: .., ,� ���� .' ...- .,: . ����� .. � . ' � . . .. � .._ I. .. �� . �. 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I I�. -��� .i � � ���� . 1� � , _ _ _; � � ,, � .; � � � -+�� ( ; i I i-:, _ I I i � �I i . � iIJ ;� ,� , - _.i'� � �� .' ; � i ,�; _ _ �{ � i�i ;�+ � (� i �� , �i� � � , , , • _i� , ,:..... � . � � ; � (I .::. � . . � G I"� --1 1 1. _:; _ . ...:_:. , ... .I :_ i �. ; Y • � MINUTES QF A REGULAR MEETING O� THE GOLDEN VALL.EY 80ARD OF ZONING APPEALS July 8, I986 T reyular meeting of the Go1d Valley Board af Zoning Appeals was t�el uesday, July 8, 198�, at 7 30 P.M. in the Council Chambers of tti� "Ci, 'c Center, 7800 Go �ien Va ley Road, Golden Yalley, Minnesot . `�i The followi Board members'4were present: , Mahlon Sw ery �a, Larry Smith '� Donald Sinyer ernate}. � � Absent by prior arrangemen�, haJ�' man ike�'rSell , Margaret Leppik and Art FTannagan. ' Larry Smith, as i�unediate �Y calied �he meeting to order promptly at 7:30 P.M. -�. The first order o siness was ap raval�� f e minutes of a regular meetiny held June 10 , and a special eting ld ne 30, 1986,. copies of which had previou been distributed to he Boar .�, � Mahl wedbery mpved to apprvve th minutes of th mee ' s as written and presented. Second by Donald Singer and upon vote c ried. � ' �6-7-16 (Map 9) Residential 106 Sauth France Avenue Scott & Linda Hayg The Petition is for waiver of Section 14.02 non-conforming use or structure) to allow an addition to the structure as it exists. The petition was in order and consent abtained from all adjacent properties. � Mr. and Mrs. Hagg were present. Mr. Hagg described the present site where his home is located. This is adj�cent to Wirth Park and on a short access drive identified on City map as France Avenue but used as access by the Minneapolis Park Soard. Mr. Nagg described the topography and the house is placed at the rear of the lot on what is a hill as there was no other practical lacatian when it was buiit. The road, dead ends at his property and the only other user is at Glenwood Avenue for access ta that property. . oua� u v� ��n i i�y nN}�ca�a Paye 2 • . July 8, 198b The propased addition is in li.ne with the existiny house and does not expand to a non-conforming condition. After further discussion on the construction characteristics involved w#th this proposed addition, Mahlon Swedberg moyed to approve the waiver to allaw for the addition to a non-conform�t�g structure and �n doiny so he noted the uni'que topography, secluded fiacation at the end of a . dead end road and the addition in line with the existing struc�uc8 with no v9sible impact on ad�acent properties. Dariaid Singer seconded the motion. and upan vote carried. 6-7-17 (Ma 6) Residential 1 5 Angelo Drive St en F, Morgan The Petition is for aiver of Section 3A.06(3) b 'de setback for 7.3 feet off the reyuired 1 .7 feet side setbatk to a distance of 7.4 f et fram the south 1ot line to the proposed g rage addition at the closest paint and for w iver of Section 3A 6{1 ) f nt setback for 2.6 feet off tfie. quired 35 feet setback from An�elo Dri o a distance of 32.4 feet as the house na xists and �to the. pr posed addition. T#�e p�t��itian �ras i ord�r. Chai r Pro-Tem ry S�tith ,nbzed twv ��gn��ures on the petition were u ecide . No adjacen property. owners were present. Mr. Morgan was present. nd escribe is proposed addition. The present home has a single attached g a l� f t wide by 20 feet deep. The prvposed additian is 9 feet far a total. wi of feet if approved. This is a deep loL at 400 feet. However, anly a thi the depth is. usable because of a large pond in the rear and there is n rea to expand �to the rea� of locate a detached garage. Mahlon Swedberg aske about pres t conditions in the garage and were there 'steps from the gar e into he ho e. M�. Morgan described three steps and - they Project into he area r park y. The doo.r width proposed is 18 feet. Mahlon Swedber oted the p posed 2 foot width is larger than the Board would normally gran in a situat�o tike thi Mr. Morgan said they had arr�ved at this width sed on advice f om his con actor but possibly the width. could be . reduced. ol1owing fu.rther iscussion o reducing the width, Mr. Moryan agreed it appea d possible to do s Mahlo Swedbery moved to appr e a waiver 5.3 feet off the required 14.7 feet to a di ance of 9.4 feet from th south lot line to the proposed. garage addition and for wavier of 2.6 feet. fro the rquired 35 feet from Angelo Drive as the �house ,now exists. Second by Donald Singer and upon vote carried. B. H. BRADLEY � CIVIL iNOiNQ'eR AND SURV[YOR sess-2fTN AV6NU[!iOUTX MIWRA�OI.M.MiNNS�OTA W0� . n�-2teo �� �_s�r� 'N S�+N��l IU/' �L���"t7Cl�G+IS�!(it��r)�c� S!/j /�l��ai�t �9ve ,�'. fV • L�v j• �_ �� � ��+ �,N,.�;, � n.., � � �� ZZ :�. � � , PROPoat � � � � �� � � �.n u�., �' � h� ' �' 4'�'� � � � y v ,\ �i ' �N , � � �r '�►. ►,� � � ,�,-�,i r�, ,�„�,, � .,., \ ' 21�./ -- � r�iC��hy �,;�fify that f��iS iJ cr c0�'r'�cl r�Q�rs�nfirfiv,� ��f qr,sc,�v�r �t Gut 4� f''1�tkl, C�/��c�iori",c�c�,(o�e�� Va!l�y, 11�in�rl�,�ptq� atsc;rv�y�d by ,�Q �;� lU� ��y �j�+�,y�s� /�70, �3�'�:u�tl y .�wrrpr. *