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HomeMy WebLinkAboutMinutes 04/14/1993 . AGENDA PORT ANGELES PLANNING COMMISSION 321 East Fifth Street Port Angeles, W A 98362 April 14, 1993 7:00 P.M. I. CALL TO ORDER ll. ROLL CALL m. APPROV AL OF MINUTES: Meeting of March 24, 1993 IV. PUBLIC HEARINGS: 1. PROPOSED REVISION TO THE PARKING ORDINANCE. Central . Business District (CBD). Request for amendment to the existing parking regulations as they relate to the Parking Business Improvement Area (PBIA). 2. CONDITIONAL USE PERMIT - CUP 93(04)01 - HALL. 422 East Vashon: Request for a conditional use permit to allow a duplex in the RS- 7, Residential Single-Family District. 3. STREET VACATION REOUEST - STV 93(04)03 - OLYMPIC MEMORIAL HOSPITAL. A portion of Columbia Street and the Columbia/Caroline alley west of Chambers: Proposed vacation of City right-of-way. 4. STREET VACATION REOUEST - STV 93(04)02 - RICHMOND. Portion of the 13/14 alley east of Pine Street: Proposed vacation of City right-of-way. 5. PRELIMlNARY SUBDIVISION - WEST VIEW. Southeast comer of 14th and "N" Streets: Proposal to divide 4.33 acres into 16 residential lots in the RS-9. Residential Single-Family District. V. COMMUNICATIONS FROM THE PUBLIC . VI. STAFF REPORTS Planning Commission: Bob Winters, ChaiflIllln; Cindy Souders, Vice Chainnan; Roger Cans; Bob Philpon; Orville Campbell; Carl Alexander and Linda Nuner. Planning Sl8ff; Brad Collins, Planning Director; Sue Roberds, Office Specialist; David Sawyer, Senior Planner; John Jimerson, Associate Planner. . . . Planning Commission Agenda Page 2 VII. REPORTS OF THE COMMISSION Vill. ADJOURNMENT PUBLIC HEARING PROCEDURE: Spokesmen for the proponents and opponents will be given an opportunity to speak to the request. Information submitted should be factual, relevant and not merely duplication of a previous presentation. A reasonable time (10 minutes) shall be allowed the spokesman; others shall be limited to short supporting remarks (5 minutes). Other interested parties will be allowed to comment briefly (5 minutes each) or make inquiries. The Chairman may allow additional public testimony if the issue warrants it. Brief rebuttal (5 minutes) for proponents and opponents heard separately and consecutively with presentation limited to their spokesman. Rebuttal shall be limited to factual statements pertaining to previous testimony. Comments should be directed to the Planning Commission, not the City Staff representatives present, unless directed to do so by the Chairman. . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 April 14,1993 7:00 P.M. I. CALL TO ORDER Chairman Winters called the meeting to order at 7:00 P.M. II. ROLL CALL Commissioners Present: Linda Nutter, Roger Catts, Cindy Souders, Bob Winters, Bob Philpott, Orville Campbell and Carl Alexander. Staff Present: Brad Collins, John Jimerson, Sue Roberds, Ken Ridout and Bruce Becker Public: Steve Zenovic, Jack Boyd, Rob Linkletter, Mr. and Mrs. Paul Richmond, Mr. and Mrs. Ken Hall, Mrs. Helen Isenberger, Mr. and Mrs. Roebuck, Carleton Beckley, Diane Halsey, Marvyl Simpson, Kevin Thompson, Barry Berezowsky and Martha Ireland. ill. APPROVAL OF MINUTES Bob Philpott moved to approve the March 24, 1993, minutes of the Planning Commission as presented. Cindy Souders seconded the motion which passed unanimously. IV. PUBLIC HEARINGS: PROPOSED REVISION TO TIlE PARKING ORDINANCE. Central Business District (CBD), Request for amendment to the existing parking regulations as they relate to the Parking Business Improvement Area (PBIA). Brad Collins noted the Planning Department is requesting continuation of the item to the May 12, 1993, 'Planning Commission meeting. The applicant has met with the City and indicated they can provide much of the information asked for in the staff report. Chairman Winters opened the public hearing. There being no one to speak to the issue, and given the information from Mr. Collins, Commissioner Catts moved to continue the item to May 12, 1993, 7 P.M., City Council Chambers. Bob Philpott seconded the motion, which passed unanimously. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 2 OF 12 CONDITIONAL USE PERMIT - CUP 93(04)01 - HALL. 422 East Vashon: Request for a conditional use permit to allow a duplex in the RS- 7, Residential Single-Family District. John Jimerson reviewed the Department Report. Chairman Winters opened the public hearing. Arcella Hall, 422 Vashont stated her agreement with the facts as presented in the Department Report and requested approval of the permit. In response to a question from Commissioner Catts, she responded that the house has two levels and contains approximately 2800 square feet in area. The area will be equally divided into the two dwelling units. There are four bedrooms on the lower floor with separate entrances. There being no further comment, Chairman Winters closed the public hearing. Commissioner Souders moved to approve the duplex use as requested, with the following conditions, fmdings and conclusions: Conditions: 1. The applicant shall provide separate electric meters for each dwelling unit. 2. The applicant shall request a pre-inspection by the Building Division and shall comply with all applicable building and fIre codes. Findines: 1. The request is to allow a single family home to be converted to a duplex at 422 E. Vashon. 2. The property is zoned Single Family Residential (RS-7). The 100 foot lot width and 14,612 s.f. lot area exceed the minimum size standards for duplexes in the RS-7 zone district. 3. The proposal will not increase the overall potential density t as it will result in two dwelling units on two Townsite lots. 4. There is an excess of four parking spaces available in the driveway and two garages. 5. The Public Works Department has commented that a pre-inspection is needed to ensure the second unit is habitable. 6. There are two other duplexes in the vicinity and two four-unit buildings on Vashon Avenue, about one block east with another one block south on Park A venue. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 3 OF 12 7. Vashon Avenue dead ends to the east. The site is located 100 feet from Peabody Avenue. The site also enjoys access from the dead end VashonlPark alley. 8. City Light has noted that separate electric meters are needed for each unit. 9. The proposal does not include any exterior modifications to the existing single family home and lot. 10. There are a number of Comprehensive Plan Goals, Policies and Objectives which have been identified as most relevant, including Goal Nos. 3 & 5; Residential Policies Nos. 4, 16 & 19; Social Policy No.4; Social Objective Nos. 2 & 3; and Land Use Objectives 2, 4, 6 & 7. Conclusions: A. The proposed duplex is compatible with the surrounding single-family residential neighborhood and is consistent with the RS-7 zone district of the Port Angeles zoning ordinance. B. The Conditional Use Permit is in the public use and interest and is not detrimental with the public welfare. It contributes to provision of a variety of housing types in a manner that is not incompatible with the neighborhood. C. The proposal is consistent with the Comprehensive Plan, especially those policies listed in Finding 10 above. Commissioner Campbell seconded the motion which passed unanimously. STREET VACATION REQUEST - STV 93(04)03 - OLYMPIC MEMORIAL HOSPITAL. A portion of Columbia Street and the Columbia/Caroline alley west of Chambers: Proposed vacation of City right-of-way. John Jimerson reviewed the Department Report. Following brief questions concerning some of the specifics of the request, Chairman Winters opened the public hearing. Rob Linkletter, 1324 East First Street, represented the applicant. He described the site and request in detail by means of visual aids. Olympic Memorial Hospital is ready to ensure City access to utility service in the alley as requested by the City Light Department. Neighbors have asked that a portion of the proposed parking area be screened from view. This will be accomplished by the use of slatted cyclone fence material. Mr. Linkletter produced an alternate plan which will provide 20 parking spaces rather than the submitted plan which will only allow 15 spaces. . . . PLANNING COMMISSION MINUTES April 14. 1993 PAGE 4 OF 12 There being no further comment, Chairman Winters closed the public hearing. Following general discussion on the mechanics of utility access for the City Light Department, Commissioner Alexander moved to recommend approval of the petition for vacation with the following conditions, fmdings and conclusions: Conditions: 1. The applicant shall provide utility easements to the City in both rights-of-way. 2. The applicant shall coordinate with City Light prior to installation of any new facilities within the vacated rights-of-way to ensure that physical access to the powerline and related facilities in the alley is maintained. 3. Clearance shall be maintained from the powerline in accordance with the National Electric Safety Code and other applicable codes. Findines: 1. The request is to vacate 50 feet (3,500 s.f.) of Columbia Street and 25 feet (500 s.f.) of the Columbia/Caroline alley east of Olympic Memorial Hospital as depicted on a site plan prepared by Robert Nixon Associates. 2. The property abutting the street and alley is zoned Public Buildings and Parks (PBP) and Office Commercial (OC). 3. The alley and street are improved rights-of-way. The improvements and rights-of- way terminate at the western edge of the area proposed for vacation. The vacation would result in the alley terminating 25 feet to the east and Columbia Street 50 feet to the east. 4. Comprehensive Plan Policies found to be most relevant to the proposal include Goals 1 & 3; and Circulation Objective No.2. The site is designated Urban Residential in the Comprehensive Plan. Conclusions: A. As conditioned, vacation of this right-of-way is in the public use and interest and would be a public benefit by placing into private ownership property that is not needed for public access, utilities or other public purposes; and which can provide for additional hospital parking in an area where the lack of parking has been a concern. B. As conditioned, the street vacation is consistent with the Goals, Policies and Objectives of the Comprehensive Plan, specifically those listed in Finding NO.4. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 5 OF 12 Commissioner Catts seconded the motion, which passed unanimously. STREET VACATION REOUEST - STY 93(04)02 - RICHMOND. Portion of the 13/14 alley east of Pine Street: Proposed vacation of City right-of-way. John Jimerson reviewed the Department Report. The non-conforming situation created prior to the current ownership by the sale to the Richmond property of the northerly ten feet of Lots 7 - 10, Block 390, was discussed. Chairman Winters opened the public hearing. Paul and Terrie Richmond, 1317 South Pine, stated they purchased the property in 1971. The previous owner who resided in the residence from 1961 to 1971, indicated that he too had purchased the home and carport, with the additional ten feet of Lots 7 - 10, Block 390 as it currently exists. They believe the home was built in 1952. They were not aware how or when the ten feet of Lots 7 - 10, Block 390, had become part of the property, but indicated it served as access to the rear (easterly) portions of their property. There being no further comment, Chairman Winters closed the public hearing. Considerable discussion ensued as to what the separation of the southerly ten feet of Lots 7 - 10, Block 390, TPA, meant to the current area property owners. It was noted in the Department Report and in discussion that the sale of that property from said lots created four non-conforming lots, which may not now be considered legal lots or sold separately. Extended discussion on how to correct the situation resulted in the subsequent motion to recommend approval with the following conditions, fmdings and conclusions by Commissioner Carts which was seconded by Bob Philpott, and passed unanimously. Conditions: 1. The applicant shall enter into a zoning lot covenant for the purposes of merging the north half of lots 11 and 12, Block 390, with the vacated alley and the south 10 feet of lots 9-10, Block 390. 2. The south 10 feet of lots 7-8, Block 390, will be exchanged for the vacated half alley adjacent to lots 9-10, Block 390. Compensation for the remaining half alley shall be set by the City Council based on the Real Estate Committee's recommendation. 3. Any portion of the alley right-of-way considered with this request east of the top of the ravine shall not be vacated. 4. An easement for purposes of maintaining the sewer line located in the vacated alley shall be granted in favor of the City. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 6 OF 12 s. The applicant shall demonstrate to the satisfaction of the City Attorney that the exchange was consistent with City subdivision and zoning regulations or the owners of Lots 7 and 8 and 9 and 10, Block 390, agree that Lots 7 and 8 and 9 and 10 be merged together with a zoning lot covenant thus creating two 13,000 s.f. lots. Findin&s: 1. The request is to vacate 2,000 square feet of the 13/14 alley east of Pine Street. 2. The property abutting the alley is zoned RS-7, except where the alley right- of-way may be located below the top of the ravine, where it is zoned PBP. 3. The alley is improved with a carport and does not currently provide access to any property except the applicants'. A sewer line is located within the alley. 4. The site is located adjacent to an environmentally sensitive area. 5. Comprehensive Plan Policies found to be most relevant to the proposal include Goals 1 & 2; and Open Space Policies Nos. 2, 3 & 4. The site is designated Urban Residential in the Comprehensive Plan. 6. The applicant has requested the vacation for purposes of constructing an addition to the existing single family home. The proposed addition is not within the alley right-of-way, but it is within the setback area. 7. The applicant owns property on both sides abutting the alley. The 10 foot ownership north of the alley was accomplished in a manner inconsistent with the City's zoning standards but can easily be remedied with this application. 8. Ownership of the south 10 feet of lots 7-10 was transfered in 1971 without City subdivision approval which created five lots which do not meet minimum zoning lot area requirements. Conclusions: A. As conditioned, vacation of this portion of the 13/14 alley right-of-way is in the public use and interest and would be a public benefit by eliminating a non-conforming lot, placing into private ownership property that is not needed for public access or utilities and maintaining ownership of the right- of-way in an environmentally sensitive area. B. As conditioned, the street vacation is consistent with the Goals, Policies and . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 7 OF 12 Objectives of the Comprehensive Plan, specifically those listed in Finding No. S. Commissioner Philpott seconded the motion which passed unanimously. PRELIMINARY SUBDIVISION - WEST VIEW. Southeast corner of 14th and "N" Streets: Proposal to divide 4.33 acres into 16 residential lots in the RS-9, Residential Single-Family District. John Jimerson reviewed the Department Report. Commissioner Souders questioned why the conditions require sidewalk to be developed in only those areas which are classified as school walking routes. Ken Ridout, Deputy Director Public Works Department, answered that school walking routes have been designated as a priority by the City Council in response to a request by the school district. Historically the City has not been requiring sidewalks on those walkways which are not arterials or school walking routes. Commissioner Alexander noted the cul-de-sac width is shown as 80 ft. at the closed end. John Jimerson answered that the cul-de-sac must be 90 ft. unless the structures are sprinklered. The site plan does not show a 90-foot diameter, but that requirement can be achieved. John Jimerson answered several questions concerning right-of-way dedication and road widths. Ken Ridout stated he did not know if the east portion of Owen A venue is a right-of-way, easement or private property. Steve Zenovic, Polaris Engineering, 206 South Lincoln, represented the applicant. He clarified that the proponent is proposing to dedicate a 30-foot strip of what would be Owen Street to the west. He is not proposing to dedicate anything more, which would result in a 65-foot right-of-way if the adjacent owner also dedicated his property. He explained that 15th Street will be 65 feet, not 70 feet. To require a 70-foot right-of-way on either Owen or 15th Street will make the subdivision non-viable, due to the loss of one or two lots. Improvement of "N" Street from 15th to 18th Streets (approximately 1100 feet) is unwarranted. Traffic flow will not go south on "N" Street, but will go north from 15th to town. The cost of improvement to "N" Street as proposed by the City will cost approximately $150,000 to $200,000, with full development cost per lot being approximately $10,000 per lot for the 16-1ot subdivision. Traffic issues were not noted in the DNS issued by the City. To require a storm drainage system in "N" Street from Owen to 15th is an unfair burden on the developer. Water from the site flows north and west, not south to 15th Street or Owen. . . . PLANNING COMMISSION MINUTES April 14. 1993 PAGE 8 OF 12 Jack Boyd, Atlantic Allied Construction, 2710 Acorn Lane, objected to the proposed requirement that improvement to "Nil Street from 15th to 18th Street be constructed in approval of the subdivision. Carleton Beckley, 1318 South "N" Street, supported the previous statement that traffic does not generally go south on "N" Street toward 18th Street, but north, toward town. He asked what type of housing is planned for the subdivision. In regard to some of the issues that had been raised, Planning staff is satisfied with the recommendation of the Public Works Department which would be consistent with the request of Mr. Zenovic. There would be 80 feet at "N" Street, 70 feet at 14th Street, 65 feet at 15th Street and 60 feet at Owen Avenue. There are a number of substandard streets in the subject area. The circulation pattern of the area will benefit from the proposed improvements. Ken Ridout stated that the explanation received from Mr. Zenovic concerning the storm drain at 15th Street is probably correct. The storm drain in 14th street would serve the site. Mr. Collins noted that uphill development will continue to deposit stormwater onto the subject property between 14th and 15th Streets. Mr. Zenovic again requested off-site improvements to "N" Street not be required in the preliminary plat approval and that storm drain requirements in 15th Street be eliminated as the drainage will be intercepted in the proposed storm drain development on 14th Street for the subdivision. The street centerline with crown development will also return the drainage to the development site not push it toward 15th Street. All sites will have 75-foot frontages as required. Jack Boyd added that the proposed subdivision will consist of conventional type homes of approximately 1200 to 1400 square feet, three bedroom, one or two baths. There being no further comment, Chairman Winters closed the public hearing. Following extensive discussion on utility construction and minimum subdivision requirements, Commissioner Alexander moved to recommend approval of the preliminary subdivision with tbe foDowing conditions, f"mdings and conclusions: Conditions: 1. Lots Nos. 1-16 shall be shown to contain the minimum 9,000 s.f. lot area. 2. Submit hydraulics calculations to the Public Works Department. The following improvements to the storm water system are required: A. Extend a 12" CMP storm in "N" Street to the 15th Street intersection and install a manhole and stub to south at 15th. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 9 OF 12 B. Extend storm drain in 14th Street east to Owen Avenue. Install manhole on each at Owen with stubs to the east and south. C. Relocate the detention facility onto Lot 1. 3. Submit engineering profiles for the streets to Public Works. The following improvements are required for the street system: A. Install a six foot wide sidewalk on "N" Street. B. The cul-de-sac shall have a minimum diameter of 90 feet. c. There shall be a 20 foot curb radius at the intersections. Place 10 foot radius corner on Lots 1, 4, 8, 11, 12 and 16. D. Streets shall be constructed to the standard section: 2" CL B Asphalt Concrete, 2" CSTC and 8" Base. E. Right-of-way dedication shall be made so as to result in the following widths: "N" Street................... 80 feet 14th Street.................. 70 feet 15th Street.................. 65 feet Owen Avenue............... 60 feet F. Frontage on "N" Street shall be improved to minimum City standards from 14th to 15th Streets including curb, gutter and sidewalk on the east side, and one-half street plus ten feet of paving. G. Frontages on 14th and 15th Streets shall be improved to minimum City standards including curb and gutter on the frontage side and one-half street plus ten feet of paving. H. Frontage on the west side of Owen A venue shall be improved to minimum City standards including curb and gutter and one-half street plus ten feet of paving. 4. The following water system improvements are required: A. Construct 8 inch main in 15th Street from liNn Street to Owen Avenue. B. Install 3 fire hydrants at locations approved by the Fire Department. The number of hydrants may be reduced if the applicant provides sprinkler systems in the houses. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 10 OF 12 c. Install a six inch main with blow-off in the cul-de-sac. 5. The following sewer system improvements are required: A. Extend 8 inch sewers in "Nt! Street and Owen Avenue south to 15th Street. Install a manhole on "N" Street and Owen Avenue at 15th Street with 8 inch stubs to the south, east and west. B. Provide dual service between Lots 14 and 15 which are 6 inch with clean outs as necessary. Provide service to Lot 6 across the comer of Lot 14 rather than Lot 5. 6. Electrical facilities serving the subdivision shall be installed underground. 7. All easements necessary for utilities and electrical faciIites shall be shown on the final plat. 8. Lots 13 and 15 shall be designed so as to meet the minimum 75 foot lot width requirement at the front setback line. Findin~: 1. The request is for approval of a sixteen (16) lot subdivision as depicted on a preliminary plat prepared by Polaris Engineering received by the Planning Department on March 1, 1993. 2. The property is zoned Single-Family residential, RS-9. 3. The Comprehensive Plan designates the site as suburban residential, which encourages single family development on 9,000-14,000 s.f. lots. A number of goals, policies and objectives have been identified as being most relevant to the proposal including Goals Nos. 1, 3 & 5; Residential Policies Nos. 2, 4, 5, 7-9 & 11; Circulation Policies Nos. 3, 5-8 & 10; Urban Design Policy No.4; Social Objectives Nos. 1-3; Circulation Objective No.1; and Land Use Objectives Nos. 1, 2, and 4-7. 4. Lots 1-16 meet the minimum lot area required for the RS-9 zoned district. 5. The proposal includes dedication to Owen Avenue which is 10 feet in excess of the minimum requirements for an access street, which can be reduced to create 9,000 s.f. lots within the plat. 6. A Determination of Non-Significance was issued on March 19, 1993. No comments or appeals on this threshold determination have been received. . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 11 OF 12 Conclusions: A. As conditioned, the subdivision is consistent with the Port Angeles Comprehensive Plan. B. As conditioned, the subdivision is consistent with the Port Angeles Zoning Ordinance and Subdivision regulations. Roger Catts seconded the motion. In speaking to his motion, Commissioner Alexander stated that development of "N" Street from 15th to 18th is totally unwarranted. Commissioner Nutter stated she had reservations about approving a subdivision designed with a cul-de-sac when typical block development in nearby areas includes an alley and affords a more convenient and efficient way for City services to be applied. The question was called for and the motion passed unanimously. V. COMMUNlCATIONS FROM mE PUBLIC There were none. VI. STAFF REPORTS Brad Collins noted the County's decision on the Urban Growth Boundary (UGA) was in the evening paper. He explained the City would be appealing the decision. The Commission's proposed amended bylaws were included in the evening's packet material. Per the bylaws, changes can occur at a meeting after which the amendments have been presented. Commissioner Nutter's suggested changes were included. Staff encouraged other Commissioners to make their recommended changes available to staff for final bylaw amendment a later date. VU. REPORTS OF THE COMMISSION Commissioner Philpott submitted an article regarding takings. Commissioner Nutter noted her bylaw amendments are of a housekeeping nature and welcomed any additional changes. Chairman Winters noted the March 29, 1993, letter from the Port Angeles School District addressing school overcrowding and impact fees. The item will be included under discussion with the Capital Facilities Planning (CFP) , group. He also suggested a new procedure be tested at future public hearings, which would result in a change in the . . . PLANNING COMMISSION MINUTES April 14, 1993 PAGE 12 OF 12 bylaws: Staff will present its report, comment will be taken, then questions asked of staff following the close of the public hearing. The procedure might speed things up a bit. The Planning Commission agreed to try this procedure at the next public hearing. VID. ADJOURNMENT The meeting adjourned at 10:20 P.M. ~- '(1 ,L, --- Bob inters, Chainnan Brad Collins, Secretary PREPARED BY: Sue Roberds . ACflONS REGARDING PLANNING COMMISSION MINUTES Meeting of April 14. 1993 PROPOSED REVISION TO THE PARKING ORDINANCE. Central Business District (CBD). Request for amendment to the existing parking regulations as they relate to the Parking Business Improvement Area (PBIA). See item under PUBLIC HEARINGS. CONDITIONAL USE PERMIT - CUP 93(04)01 - HALL. 422 East Vashon: Request for a conditional use permit to allow a duplex in the RS-7, Residential Single-Family District. No action required by Council. . STREET VACATION REQUEST - STV 93(04)03 - OLYMPIC MEMORIAL HOSPITAL. A portion of Columbia Street and the Columbia/Caroline alley west of Chambers: Proposed vacation of City right-of-way. See item under PUBLIC HEARINGS. STREET VACATION REQUEST - STV 93(04)02 - RICHMOND. Portion of the 13/14 alley east of Pine Street: Proposed vacation of City right-of-way. See item under PUBLIC HEARINGS. PRELIMINARY SUBDIVISION - WEST VIEW. Southeast corner of 14th and "N" Streets: Proposal to divide 4.33 acres into 16 residential lots in the RS-9, Residential Single-Family District. The Council could concur with the recommendation of the Planning Commission or the Planning Depanment to approve the preliminary plat with the noted conditions, findings and conclusions, or set a public hearing following which an alterrwtive decision can be made. . . PLEASE SIGN IN . CITY OF PORT ANGELES Attendance Roster ~: OfMee~~;g ~~~9~ Location 321 . 5th Street - City Hall ~ -- --~ ~~~; :: ;;~ I ~ St:). IV . ~l r::i:~;tt; JIkK f:JujJ ~ l,..l ~t<lA:~f- -nt~ U1 ~C.1A ~l L I~ av' ~ ek1~ ~ vJ. ;&71( jd;1' J5f~ lJ Vbsht771 / d % IJ- $, Ut-L- .f- PL. I~LA EA?r J=IR~J' ~, B~'8~ "U>c,s ,LIlAc-oil.( ( s.k ~t t-A.. , .