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HomeMy WebLinkAboutMinutes 12/14/2005 FORTANGELES WAS H I N G TON, U. S. A. COMMUNITY & ECONOMIC DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street December 14, 2005 6 p.m. I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES: Regular meeting of November 9, 2005 IV. PUBLIC HEARINGS: 1. CONDITIONAL USE PERMIT - CUP 05-07 - CAVANAUGH: 1212 West 17th Street: Proposal for an accessory residential unit in the RS- 7 Residential Single Family zone. . 2. PRELIMINARY SUBDIVISION - BELL AIRE ESTATES - 10th/Milwaukee: Proposal to develop approximately 4.29 acres into 16 residential sites in the RS-9, Residential Single Family zone. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT . PLANNING COMMISSIONERS Len Rasmussen (Chmr),Chene Kidd (VIce Chalr),Dave Johnson, KeVIn Snyder,Betsy Wharton, Candace KalIsh, John Matthews PLANNING STAFF Mark Madsen, DIrector, Nathan West, Pnnclple Planner, Sue Roberds, Planmng Manager, Scott Johns, ASSOCIate Planner, . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 December 14, 2005 6:00 p.m. ROLL CALL Members Present: Leonard Rasmussen, Dave Johnson, Cherie Kidd, Kevin Snyder, Candace Kalish, John Matthews, and Betsy Wharton Members Absent: None Staff Present: Mark Madsen, Nathan West, Sue Roberds, Jim Mahlum Public Present: Quint Boe, Jay Spivack, John Cavanaugh, Kathe Smith Vice Chair Cherie Kidd called the meeting to order at 6:05 p.m. APPROVAL OF MINUTES Commissioner Kalish moved to approve the November 9, 2005, minutes with a correction to Page 4 where a member of the audience suggested that the entire Planning Commission should declare appearance of fairness issues due to the amount of information that had been heard previously regarding the issue at hand. Wording would be added to the draft minutes indicating that "Commissioner Kalish asked other Commissioners if they wished to comment." Commissioner Wharton seconded the motion as amended which passed 6 - 0 with Commissioner Kidd abstaining. Chair Rasmussen joined the meeting and assumed the Chair at 6:15 p.m. PUBLIC HEARINGS: Chair Rasmussen indicated that those who testify must sign the "Sign In" log and affirm that their testimony will be truthful to the best of their knowledge. CONDITIONAL USE PERMIT - CUP 05-07 - CAVANAUGH: 1212 West 17th Street: Proposal for an accessory residential unit in the RS-7 Residential Single Family zone. Principal Planner Nathan West reviewed the Department's report recommending approval of the application as proposed. Chair Rasmussen opened the public hearing. Mr. Cavanaugh, 1212 West 11h Street, responded to Commissioner Kidd that two parking spaces will be provided for the accessory use at the rear of the accessory structure on an existing concrete slab. There being no further questions, Chair Rasmussen closed the public hearing. Following brief discussion, Commissioner Kalish moved to approve the conditional use permit as proposed with the following conditions, findings, and conclusions: Planmng Commission Mmutes December 14,2005 Page 2 . Conditions: 1. Separate water and electrical meters are required for the accessory residential unit. Addressing for the accessory residential unit shall be clearly identified as 1212 K Address numbers must be at least six (6) inches in height and readily visible from the street and of contrasting color from their background. 2. Two (2) off-street parking spaces are required for each residential dwelling unit for a total of four (4) spaces. 3. Smoke detectors are required as per the International Residential Code. 4. All utility improvements including water, sanitary sewer, storm drainage and electrical are to be completed to the satisfaction of the Public Works and Utilities Department. Findings: . Based on the information provided in the Community Development Staff Report for CUP 05- 09 dated December 14,2005, including all information in the public record file, comments and testimony presented during the public hearing, the Planning Commission discussion and deliberation, and the above listed conditions of approval, the City of Port Angeles Planning Commission hereby finds that: 1. John Cavanaugh submitted a Conditional Use Permit application for an accessory residential unit (ARU) on October 24, 2005. The applicant owns the subject property. 2. The proposed site is legally described as LT3 & E2 LT4, BL 452 of the Townsite of Port Angeles and is located at 1212 W. 17th Street. 3. The site is zoned Residential Single Family (RS-7). 4. The Comprehensive Plan designates the site as Low Density Residential. Adjacent designations are also Low Density Residential. The site is located in the City's North West Planning Area. The subject site is located on the south side ofW. 17th Street west of E Street. Development in the neighborhood includes predominately single family residential uses. The nearest multi-family use can be found at the intersection ofW. 17th and D Street. . 5. Per 17.96.050 PAMC, the Planning Commission shall consider applications for conditional use permit uses as specified in the applicable Chapter of the Zoning Regulations. The Planning Commission may grant said permits which are consistent and compatible with the purpose of the zone in which the use is located, consistent Plannzng CommiSSIOn Mmutes December 14,2005 Page 3 . with the Comprehensive Plan, and not contrary to the public use and interest. In each application the Planning Commission may impose whatever restrictions or conditions are considered essential to protect the public health, safety, welfare, and to prevent depreciation of neighboring property. Conditional uses shall be evaluated to determine ifthe characteristics ofthe intended use as related to the specific proposed site would defeat the purpose of the City's Zoning Regulations by introducing incompatible, detrimental, or hazardous conditions. The Planning Commission may refuse to issue a conditional use permit if the characteristics of the intended use would defeat the purpose of the City's zoning regulations. The City's Comprehensive Plan was reviewed for consistency with the proposal. 6. A development that is approved through the conditional use permit process must remain in continual compliance with specific conditions of approval or may be revoked. 7. Notification ofthe proposed action and conditional use permit application was placed in the Peninsula Daily News on November 20,2005. Public notice was mailed to property owners within 300 feet ofthe subject property on November 16, 2005. The site was posted on November 15,2005. No written comments were received as a result of the public notice. . 8. A Determination of Non-Significance was issued for this proposed action on December 6, 2005. 9. The Planning Commission opened a public hearing on the proposal at the December 14,2005, regular meeting. Conclusions: Based on the information provided in the Department of Community Development Staff Report for CUP 05-09 dated December 14,2005, including all of the information in the public record file, comments, and testimony presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed conditions of approval and listed findings, the City of Port Angeles Planning Commission hereby concludes that: 1. As conditioned, the proposal is consistent with the intent of the Comprehensive Plan, specifically with Land Use Element Goal A and Policy A.2 and C2, Housing Element A.6 and B.6, and Transportation Element Policy B.14. 2. The proposal is consistent with requirements for approval of a conditional use permit as specified in P AMC 17.96.050. 3. The proposal is consistent with PAMC Chapter 14.40 (Parking Ordinance). . 4. The use is in the public interest as it allows for a variety of housing opportunities. . . . Plannmg CommISSIOn Mmutes December 14, 2005 Page 4 5. The City's responsibility under the State Environmental Policy Act in review of the proposal has been satisfied. Commissioner Kidd seconded the motion which passed 6 - 1 with Commissioner Snyder abstaining from the vote. PRELIMINARY SUBDIVISION BELL AIRE ESTATES 10th/Milwaukee: Proposal to develop approximately 4.29 acres into 16 residential sites in the RS-9, Residential Single Family zone. Principle Planner Nathan West presented the Department's report recommending approval of the preliminary subdivision with conditions. In response to questions from the Commission, Engineer Jim Mahlum described road and walking improvements in the area and explained that the City is working with the School District for grants between "N" and "I" Streets for sidewalk construction. School District participation is necessary in order to obtain sidewalk grants. The City has lost out on grants in the past due to poor support from the School District. Tenth Street is constructed to lot impact development standards which includes a gravel walking path. City Manager Mark Madsen added that the City is anticipating participation by the School District in the submittal for grant funding and hopes that grant applications can then be filed such that their ranking is high. Planner West responded that an 8' walking path is required along the Milwaukee Drive frontage because Milwaukee Drive is designated as an extension ofthe City's Waterfront Trail system that will eventually connect to the County's OlYmpic Discovery Trail, and a 4' walking path is required along 10th Street frontage of the site because of its arterial designation. Chair Rasmussen opened the public hearing. Quint Boe, 84 Old State Road, Port Angeles, represented the applicant and was in agreement with staffs recommendation. He understood that the City established low impact development standards partially to stimulate development. He believes that development patterns have changed in the City and developers have been developing a hybrid end product that accomplishes a nicer development. He responded that development in the area has resulted in homes that range from $279,000 to 389,000 in price and have curb and sidewalk within the sidewalk with low impact development on the adjacent arterial street (loth Street). Mr. Boe responded the he did not know ifthe developer is planning to install curb and sidewalk on the interior cul-de-sac. The site is planned for upscale development. He encouraged the City to continue to allow low impact development standards and allow developers to make individual choices to increase development if so desired. Commissioner Wharton asked for clarification as to whether development of Milwaukee Drive is planned to be low to impact development standards. She expressed concern that the street is different than some because it is also designated as a major recreational route and the low impact development standards allows narrower streets with no on-street parking. Engineer Mahlum continued to respond to questions regarding the City's low impact suburban development standards versus standard arterial roadway improvement requirements. It was noted that on-street parking is not permitted when streets are developed to low impact development standards and must be so posted by the property developer. There was discussion on the existing development of and any recent improvements to Milwaukee Drive as well as the . . Plannmg CommiSSIOn Mmutes December 14,2005 Page 5 right-of-way's designation as an extension ofthe City's Waterfront Trail recreational use and the Olympic Discovery Trail system. Kathe Smith, 607 East Fourth Street, noted that, although the Transportation Element ofthe City's Comprehensive Plan identifies Milwaukee Drive as a bicycle route, currently the City's Parks and Recreation Division Plan identifies the Olympic Discovery Trail route as being on "N" Street to 1 oth Street to Milwaukee Drive. Manager Madsen was asked to respond and noted that the alternative route ("N" Street to 1 oth Street) was designed to aid travel until the intended route (Milwaukee Drive) is built out. It is the intent that as Milwaukee Drive is built out, it will become the Olympic Discovery Trail route. There being no further comment, Chair Rasmussen closed the public hearing. Following continued discussion on previous development in the area and the impact of low impact development standards on travel and traffic in the area due to Milwaukee Drive also being designated as a recreational trail route, Planner West proposed a wording amendment to the proposed conditions of approval to identify expected road development. Commissioner Snyder moved to recommend approval of the preliminary subdivision citing the following conditions, findings, and conclusions: Conditions: 1. An engineered stormwater plan shall be submitted for approval to the City Public Works and Utilities Department. Stormwater shall be handled within the site in an approved manner and shall be connected to stormwater improvements in the Milwaukee Drive stormwater system. Stormwater improvements shall be installed per the City's Urban Services Standards and Guidelines prior to final plat approval. 2. The interior street shall be named and shall culminate in a cul-de-sac as shown on the preliminary drawing. The street shall be constructed as approved by the City to, at minimum, improved low impact development standards. If interior streets are built to suburban low impact development standards, and are less than 36 feet in total width, signage shall be placed on the interior street at the developer's expense indicating that on-street parking is prohibited along both sides of the streets. If interior streets are constructed to low impact development standards, the streets shall be posted for "No Parking" by the applicant as directed by the City's Engineering Division. Tenth Street shall be constructed to, at a minimum, the City's low impact development standards with a 4' walking path. 3. Milwaukee Drive shall be constructed to arterial street standards that includes an 8' walking/bicycle path. 4. Fire hydrants shall be placed and spaced as required by the City's Fire Department to a maximum 1000' of separation distance and wording shall be placed on the final plat with a recording with the County Auditor indicating that all residences shall be fitted . with residential sprinkler systems prior to occupancy. Plannzng CommiSSIOn Minutes December 14,2005 Page 6 . 5. Utility service to the subdivision shall be underground. A 10' utility easement shall be provided along 10th Street, Milwaukee Drive and around the cul-de-sac. 6. Water service shall be extended to the lots as required by the Public Works and Utilities Department prior to final plat approval. 7. Sanitary sewer shall be extended to the new lots as required by the Public Works and Utilities Department from West 10th Street and Milwaukee Drive. 8. Building setback areas shall be identified on the final plat and address numbers placed on the lots as provided by Public Works and Utilities. 9. The final plat shall indicate that the William R. Fairchild International Airport is located in the vicinity and that ongoing airport operations exist. 10. Lots 1-6 within the subdivision shall be subject to The Estates at Milwaukee Developer's Reimbursement Agreement for previous utility and roadway improvements in the area. Findings: . 1. Preliminary approval is for the 16-unit subdivision submitted by Jay Spivack on October 18,2005, identified as being Suburban Lot 45 and located at West 10th Street and Milwaukee Drive. The site is approximately 4.29 acres in size and is triangular in configuration. 2. The subject property is identified by the Port Angeles Zoning Map as Single Family Residential (RS-9) which allows a density of up to 7 units per acre. The proposed drawing indicates that each lot in the proposed subdivision will be at least 9,000 square feet in area. 3. Chapter 16.08 of the Port Angeles Municipal Code (PAMC) sets forth local requirements for the approval of subdivisions and Section 16.08.050(B)(1) PAMC provides that the Planning Commission shall examine the proposed plat, along with written recommendations of the City Departments, and shall either approve or disapprove the submittal. A recommendation thereon shall be forwarded to the City Council within a period of 90 days after a preliminary plat has been submitted to the City Planning Department. The City Council shall either approve or disapprove the proposed preliminary plat at a public meeting. . 4. The Revised Code of Washington RCW 58.17 contains the State's guidelines for the uniform division ofland within the State. Section 58.17.110 requires a city to inquire into the public use and interest proposed to be served by the establishment of a subdivision and determine if appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys and other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, and schools and shall consider all other relevant facts including Plannmg CommiSSIOn Mmutes December 14, 2005 Page 7 . sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school and whether the public interest will be served by the subdivision. A proposed subdivision shall not be approved unless the city can make written findings that these provisions are made. 5. The Port Angeles Public Works and Utilities Department, Parks and Recreation, and Fire Departments reviewed the proposed subdivision. Their comments and specific conditions have been incorporated in the Department's recommendation. Water, power, garbage pickup, telecommunications, sewer, stormwater, and emergency services are available within the area and will be provided through conditions to the preliminary plat. 6. The subject property is identified as Low Density Residential (LDR) on the Port Angeles Comprehensive Plan land use map and is located in the City's Northwest Planning Region. . 7. The Comprehensive Plan requires concurrency at the time of development for streets, water service, sanitary sewer service, and electrical service (Capital Facilities Element Policy A.9) and should require concurrency at the time of development for solid waste collection, stormwater management, telecommunications service, and emergency service (Capital Facilities Element Policy A.1 0). The proposal has been reviewed with respect to the Comprehensive Plan and the following Comprehensive Plan policies are relevant to the proposal: Growth Management Element Goal A; Land Use Element Goal A, Policy A.2, Goal B, Policy B.1, B.2, B.3, and BA, Goal C; Transportation Element Goal A, Policy A.3, A.6, B.10, B.11, B.14, and B.18; Utilities and Public Services Element Policy C.2; Capital Facilities Element Goal A, B, Policy B.1, B.3, BA, B.5, B.6, B.7, C.2, C.3, CA, and C .5. 8. The purpose ofthe City's RS-9, Residential Single Family zone is a low density residential zone intended to create and preserve urban single family residential neighborhoods consisting of predominantly single family homes on larger than standard Townsite-size lots. Uses that are compatible with and functionally related to a single family residential environment may be located in this zone. Because of land use impacts associated with nonresidential uses, few nonresidential uses are allowed in this zone and then only conditionally. This zone provides for a variety in the urban land use pattern for the City's single family residential neighborhoods, following a curvilinear street system of nonthrough public and private streets with irregularly shaped lots, minimum 75-foot front lot lines, and 60-foot rights-of-way for collector arterial streets in large rectangular blocks and usually located in outlying areas with large tracts of vacant buildable land . 9. The site is currently served by West 10th Street and Milwaukee Drive. Access streets will be improved to low impact development standards. Milwaukee Drive and West 10th Streets are collector arterials and designated school walking routes. Milwaukee Drive is also a designated bicycle route. The City's Urban Services and Guidelines Standards (Section 3G.100 Street Trees and Landscaping) states that street trees shall be planted on arterial streets in the City and in other specified areas. Right-of-way dedication along West 10th Street and Milwaukee Drive is required. Lots 1-6 within the subdivision shall be subject to The Estates at Milwaukee Development Reimbursement Agreement for previous utility improvements in the area. Plannmg CommiSSIOn Mmutes December 14,2005 Page 8 . 10. The City's low impact development standards for suburban areas were adopted in 2003 with the restriction that subdivisions developed under the reduced standards would not allow for on-street parking. Site development and design for residential lots developed under the lower impact standards need to accommodate resident parking and visitor parking on-site. 11. The proposal was reviewed with regard to the City's Subdivision Ordinance (Section 16.08 P AMC) which provides specific design standards which are expected of subdivisions within the City limits while the City's Urban Services Standards and Guidelines indicates that street trees should be planted along arterial streets and provides guidance for such placement and tree species. The design standards identified in Section 16.08.060 F PAMC state that street trees are a protection against excessive heat and glare and enhance the attractiveness and value of abutting property. The City will assist the subdivider in location of trees and species to use under varying conditions. It is recommended that trees be planted inside the property lines where they are less subject to injury, decrease the chance of motor accidents and enjoy more favorable conditions for growth. Iftrees are to be planted within a planting strip in the right-of-way, their proposed locations and species to be used are to be submitted for review and approval by the City. . 12. There are no environmentally sensitive areas on the site. The site has a minimal slope to the south. The site is not considered a frequently flooded area and is not listed on the Federal Emergency Management Act (FEMA) maps which denote those areas that are within 100-year flood areas. 13. The owner of a construction site which disturbs a total of five acres or more of land area that has a discharge of stormwater to a surface water or storm sewer system must apply to the State Department of Ecology for a General Permit for Stormwater Discharge Associated with Construction Activities. The proposed site is 4.29 acres in area. 14. Building permits are required for all structures within the subdivision. All local building and Fire Codes shall be complied with during construction including residential sprinkler systems. 15. The Port Angeles School District has been notified of the development to allow them to plan for needed public school facilities and routes. The Port Angeles School District provides school bus pick-up for students at Hamilton Elementary School and Stevens Middle School at 12th and "N" Streets. . 16. The City's Parks Department has noted that they are aware ofthe preliminary proposal and do not believe the level of service for the area will be hampered as a result of the development. The City's LOS for parks and recreational services is 1/3 acre for 1,000 population. An undeveloped wooded property donated to the City for a park use is located less than 1/4 mile east of the subject site along "N" Street. The nearest public playground area is located approximately three-quarters of a mile northeast (Crown Park) or one mile southeast (Lincoln Park). Plannmg CommISSIOn Mmutes December 14,2005 Page 9 . 17. The site will be served by the City's Police, Fire, and Public Works Departments. All utilities including potable water, sanitary waste, and refuse collection are available in the area. Transit service is available along "N" Street east of the site. 18. The City's State Environmental Policy Act (SEP A) Official issued a Determination of Nonsignificance for the preliminary subdivision on December 6, 2005, therefore satisfying the City's responsibility under the Act. 19. The William R. Fairchild International Airport is located south of the site. Port of Port Angeles staff has been notified of the proposed subdivision proposal and per agreement with the Port, it is expected that those who purchase properties in the final subdivision will be aware of the existing on-going airport operation. 20. The Planning Commission's decision is a recommendation to the City Council. The Commission acts as the City's hearing body for preliminary subdivision approval. Reports are advisory only to ensure conformance of the proposed subdivision to the general purposes of the City's Comprehensive Plan and to planning standards and specifications adopted by the City. . 21. Property owners within 300 feet of the proposed subdivision were mailed notice of the proposal on October 25,2005. The property was posted on October 27,2005, and publication appeared in the Peninsula Daily News on October 27,2005. No written comments have been received. Conclusions: A. As conditioned, the proposed subdivision is consistent with the Port Angeles Comprehensive Plan, Zoning Code, and Subdivision Ordinance Chapter 16.08 PAMC as well as with Chapter 58.17 RCW, the Washington State Subdivision Act B. As conditioned, appropriate provisions have been made for the public health, safety and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school. C. As conditioned, if improved low impact development suburban street standards are used, signage educating residents and visitors as to the prohibition of on-street parking will ensure that interior streets remain passable for public safety situations where on-street parking could prevent ease of passage for emergency vehicles and sight distance safety Issues. . D. As conditioned, the public interest is served in the platting of this subdivision as articulated in the City's Comprehensive Plan, Subdivision, and Zoning Ordinances. The subdivision provides for development of new homes within the City of Port Angeles consistent with the State of Washington Growth Management Act. . . . Plannmg CommiSSIOn Mmutes December 14,2005 Page 10 Commissioner Kalish seconded the motion which passed unanimously. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Planning Manager Sue Roberds noted that, with the election of Commissioner Wharton to the City Council, that position is open on the Commission and that the positions held by Commissioners Rasmussen and Kalish are also up for renewal or appointment. She asked Commissioners to contact the Department regarding the positions by December 29th. Manager Madsen noted that the City has submitted a grant for funding to help with clean up and redevelopment of the Rayonier site. Until a redevelopment plan is in place, it is almost impossible to get approval of a clean up plan. The City is taking the lead in getting interested parties together to determine what reuse of the site would be possible and achievable for the site. The grant funding will help achieve that goal. REPORTS OF COMMISSION MEMBERS Commissioner Kalish wanted to address letters received by five Commission members with regard to the Farmers' Market decision. The procedure is when a Commission member votes against a motion that reasons be stated for the record, however, no reasons are expressed as to why a member votes for a motion because it is assumed that is based on the preceding record. She wanted to state for the record that her reason for voting for extension of the Market use in the Downtown was because she believed that the activity would enhance the health of the Downtown as a whole and not for any other reason. Commissioner Wharton reported that she attended the City Council meeting and was embarrassed by the reception ofthe Commission's findings and conclusions in support of its action regarding the Market extension. It was a late evening and a grueling meeting but the findings and conclusions in opposition to staffs recommendation were not well done. The reasoning as to why the Commission voted against staff's recommendation in support of extension was not clear in the findings and conclusions forwarded to the City Council. She felt strongly that, in the future, more consideration must be given to findings and conclusions when a decision is made that is in opposition to a recommendation that has been thought out beforehand. Planning Manager Roberds described that the process followed in making a recommendation involves detailed review of the findings of fact in each case which leads to conclusions and therefore a recommendation. Recommendations are not always from the top down and often involve a complicated thought process sifting through various regulations. Manager Madsen commented that there may be situations where it may be necessary to take a vote and direct that findings and conclusions be drafted at a later date which would then require an amendment to the action to include those findings and conclusions in the record. He commended both staff and the Planning Commission for the hard work performed in bringing the issue ofthe Farmers' Market to culmination and noted that he believed whatever action the . . . Planmng CommISSIOn Minutes December 14,2005 Page 11 Planning Commission took would have been appealed to the City Council due to the polarity of the groups involved. ADJOURNMENT The meeting adjourned at 7:40 p.m. Mark Madsen, Secretary PREPARED BY: S. Roberds ~ORT.ANGELES WAS H I N G TON, USA PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET PLEASE SIGN IN Meeting Agenda of: AO~ /1 To help us provide an accurate record of those in attendance, please sign in. Your signature acknowledges your presence. If you plan to testify, by your signature below, you certify that the testimony given is true and correct under penalty of perjury by the laws of the State of Washington. Signature below DOES NOT REQUIRE you to testify. . NAME: ADDRESS: Agenda Item No. -( J\A-; i\ t-~f)L 0''1 ~(llj ~1:~ ~ ;} YSfJlVACtL 3.,;2.5 t(1~/A/~fr~ /fpe 5 lLeAlr 4?4 ;;l. , ~ o~\-v\.. Q ~",lNt d.k 1 l~lo- W Il-d )(4. t) C:\MyFlles\FORMS\Mtgrostpc. wpd