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2010-12-28 Planning Comm Agenda Packet CITY OF MENDOTA HEIGHTS DAKOTA COUNTY,MINNESOTA PLANNING COMMISSION AGENDA December 28,2010 - 7:00 P.M. 1. Call to Order 2. Roll Call 3. Approval of the Agenda 4. Approval of the November 23, 2010 Planning Commission Minutes 5. Hearings a. Case No. 10-34: William Gacki—Critical Area Permit for a 3-season porch. Public Hearing 7:00 P.M. 6. Verbal Review 7. Adj ourn Auxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received,the City of Mendota Heights will make every attempt to provide the aids,however, this may not be possible on short notice. Please contact City Administration at 651-452-1850 with requests. Planning Commission Minutes November 23,2010 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY,MINNESOTA PLANNING COMMISSION MINUTES NOVEMBER 23,2010 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, November 23, 2010, in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Povolny, Commissioners Hennes, McManus,Norton(arrived at 7:02 p.m.) and Viksnins. Those absent: Commissioner Field. Those present were Assistant to the City Administrator Jake Sedlacek, Public Works Director/City Engineer Mazzitello, and NAC Planner Carie Fuhrman. Minutes were recorded by Carla Wirth. Approval of October 26,2010,Minufes COMMISSIONER MCMANUS MOVED, SECONDED BY COMMISSIONER HENNES, TO APPROVE THE MINUTES OF OCTOBER 26,2010,AS PRESENTED. AYES: 4 NAYS: 0 Commissioner Norton arrived at 7:02 p.m. Hearin,-s PLANNING CASE#10-33 Western Culinary Institute,Ltd. (Le Cordon Bleu) 1315 Mendota Heights Road Conditional Use Permit for restaurant dining and caf6 facility Planner Carie Fuhrman presented the request of the Western Culinary Institute for a conditional use permit(CUP)to allow the operation of a public restaurant and caf6 facility as part of the existing Le Cordon Bleu culinary school at 1315 Mendota Heights Road. The property is zoned Industrial and restaurants are allowed as conditional uses. The building permit was approved in 2004 and included a CUP at that time; however, the restaurant never materialized so they are making application at this time. Ms. Fuhrman displayed a picture of the subject site and identified the location of the restaurant and cafe in the existing Le Cordon Bleu Culinary building, in the northwest corner of the backwards L-shaped building. This space is currently being used as storage as it was never finished. The restaurant and caf6 portion of the facility will encompass 8,200 square feet of the approximately 70,000 square foot building. It will provide seating for 108 indoor guests and 28 outdoor guests. The two outdoor dining patios are each 10.5 feet by 20.5 feet in size located on either side of the main entrance surrounded with black wrought iron fence three feet in height. The fencing will incorporate flower boxes, lighting and a new door to each of the patios is also proposed along with two new concrete walks from the main entrance doorway to the sidewalk. Ms. Fuhrman stated the hours of operation for the restaurant are Monday through Friday 11 a.m. to 10 p.m., Saturday and Sunday 6 a.m.to 10 p.m. The proposed hours of operation for the caf6 are Monday through Sunday 6 a.m. to 10 p.m. At the time of the 2004 approval, the City approved hours of operation for the restaurant to be limited to 11 a.m. to 10 p.m. from Tuesday through Sunday. At that time, however, the caf6 portion of the facility was not part of the project proposal. Ms. Fuhrman stated the existing parking lot consists of 536 parking spaces and the Code requires 435 parking spaces so there is adequate parking. They propose landscaping around the outdoor dining patio, which is not required by the ordinance and appears to be sufficient to act as a screen or buffer. A lighting plan was not submitted but the applicant proposes exterior illumination integrated into the black wrought iron fencing and four exterior wall 1 Planning Commission Minutes November 23,2010 sconces at the front of the restaurant and cafe areas, along the west elevation. Signage is planned but a sign plan has not yet been submitted. The applicant has indicated signage will comply with the ordinance. The existing trash enclosures will be utilized for the proposed use. Ms. Fuhnnan explained that because the restaurant and cafd are being proposed as a teaching component for the culinary trade school staff recommends, if the CUP is approved, that it would terminate in the event the culinary trade school ceases operation at this site. Following holding the public hearing, the Commission may consider approval based on findings and conditions as contained in the staff report, or consider denial of the application based on a finding that the proposed restaurant and cafd do not meet the zoning ordinance requirements and are not consistent with the intent of the CUP criteria. Ms.Fuhrnan stated staff believes that the proposed restaurant and cafd uses are consistent with the site, surrounding area, and the existing use of the property. The existing building, site and parking areas appear to be sufficient to accommodate the new uses in the building. Staff recommends approval of the requested CUP subject to the five conditions detailed in the staff report. Commissioner Hennes asked if concerns were expressed when the original CUP was approved in 2004. Assistant to the City Administrator Sedlacek stated the hours of operation were a concern at that time. Commissioner Viksnins asked who the applicant is. Ms. Fuhnnan explained that Jeffrey Brim made application on behalf of the school. Commissioner Viksnins asked about the recommended condition tying the restaurant and cafd to the teaching of the school and if the operation could not be continued if the students came to an agreement with the school to operate the restaurant and school. Ms. Fuhnnan stated that was a condition of the original approval in 2004 along with the condition related to reserving parking spaces for the restaurant and cafd. Chair Povolny asked whether the hours of operation had changed from the original 2004 approval. Ms. Fuhrman explained that it limited hours to 11 a.m,to 10 p.m. from Tuesday to Sunday for the restaurant, and the cafd was not part of the original application. The current application is for a seven-day operation. Howard Roston, representing the applicant, stated he is also a resident of 1728 Trail Road. Mr. Roston stated this will be another good place to eat and requested that the Planning Commission recommend approval. Jeff Brim, Career Education Corporation, 2895 Greenspoint Parkway, Hoffman Estates, Illinois, explained they are the parent company and have five major school entities, Le Cordon Bleu being one of the entities. Mr. Brim explained that the schools across the country are under the Western Culinary Institute. Commissioner Viksnins asked if Laura Magnuson is the owner. Mr. Brim explained they rent the building and Ms. Magnuson is with Northmarq,the owner of the building. Commissioner McManus asked if staff will be added to operate the restaurant and cafd. Kevin Sanderson, Le Cordon Bleu School President, stated they have an operation at Brown College that started in July of 1999. That lease is expiring so they would like to consolidate all operations at the Mendota Heights address. He advised that some staff will be added but the restaurant and cafd will predominantly be operated by students under the direction of staff and chefs. Commissioner McManus asked about their baking program. Mr. Sanderson stated that program is part of this School and those students will also be utilized at the cafd. Chair Povolny asked about their current operation. Mr. Sanderson stated it is at Brown College and would be moved to this location since that lease is expiring and their student population is growing. 2 Planning Commission Minzrtes November 23,2010 Commissioner Viksnins asked if they are requesting expanded hours to accommodate the existing restaurant that would be moved to this location. Mr. Sanderson stated originally, when this building was built, the college only offered Tuesday through Friday but with an expansion to this location and the additional parking availability, they want to extend hours of operation. Commissioner Viksnins asked what they expect for customer traffic. Mr. Sanderson stated they believe it will be a viable operation and cost point opportunity to offer student products at a reasonable price that will draw traffic and serve that segment of the community. Commissioner Viksnins noted a recommended condition is that the CUP would be in place as long as the restaurant and cafe are tied with the school. He asked if they agree with that condition. Mr. Roston stated they have no preference whether that condition remains or is removed. Commissioner McManus asked how many students are at the school. Mr. Sandstrom stated they currently have 770 students. Chair Povolny opened the public hearing. Seeing no one coming forward wishing to speak, Chair Povolny asked for a motion to close the public hearing. COMMISSIONER NORTON MOVED, SECONDED BY COMMISSIONER VIKSNINS, TO CLOSE THE PUBLIC HEARING. AYES 5 NAYS 0 COMMISSIONER NORTON MOVED, SECONDED BY COMMISSIONER HENNES, TO RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT AS REQUESTED AND SUBJECT TO THE FOLLOWING CONDITIONS: 1. THE RESTAURANT AND CAFE CUP WOULD TERMINATE IN THE EVENT THAT THE CULINARY TRADE SCHOOL CEASES OPERATIONS AT THIS SITE; 2. THE HOURS OF OPERATION FOR THE RESTAURANT SHALL BE LIMITED TO: MONDAY THROUGH FRIDAY 11:00 A.M. TO 10:00 P.M., SATURDAY 6:00 A.M. TO 10:00 P.M., AND SUNDAY 6:00 A.M. TO 10:00 P.M. THE PROPOSED HOURS OF OPERATION FOR THE CAFE SHALL BE LIMITED TO MONDAY THROUGH SUNDAY 6:00 A.M.TO 10:00 P.M.; 3. THE SCHOOL SHALL RESERVE ADEQUATE PARKING SPACES FOR THE EXCLUSIVE USE OF RESTAURANT AND CAFE CUSTOMERS; 4. THE APPLICANT SHALL APPLY FOR AND RECEIVE A SIGN PERMIT PRIOR TO ANY NEW SIGNAGE BEING PLACED ON THE PROPERTY; AND 5. THE APPLICANT SHALL APPLY FOR AND RECEIVE A BUILDING PERMIT PRIOR TO ANY CONSTRUCTION WORK. Commissioner Viksnins asked about Condition 1 that tied the CUP to the school. Mr. Sedlacek stated that is a carry-over condition from the 2004 approval; if the school is not in operation and the City wanted the restaurant and cafe to remain in operation,it could amend the CUP. AYES 5 NAYS 0 Chair Povolny advised the City Council would consider this application at its December 7,2010,meeting. Discussion of December MeetilZQ 3 Planning Commission Minutes November 23,2010 Mr. Sedlacek indicated that the Planning Commission has frequently requested to cancel the December 28, 2010, meeting and, at this time,there are no planning applications. COMMISSIONER NORTON MOVED, SECONDED BY COMMISSIONER MCMANUS, TO CANCEL THE DECEMBER 28,2010,PLANNING COMMISSION MEETING. AYES 5 NAYS 0 Verbal Review Mr. Sedlacek gave the following verbal review: PLANNING CASE#10-30 Daniel and Jodi Saltzman Critical Area Permit • Scope of the project changed and application was withdrawn. PLANNING CASE#10-31 Richard Nelson Wetlands Pen-nit • Approved by the City Council as recommended by the Planning Commission. PLANNING CASE#10-32 Robert and Katherine Thompson Critical Area Permit • Approved by the City Council as recommended by the Planning Commission. Mr. Sedlacek stated the Commissioners have been provided with electronic copies of the 2030 Comprehensive Plan Update that was approved by the Metropolitan Council and implemented by the City Council. He stated if requested, copies of the Storm Water Management Plan are available for review. Mr. Sedlacek explained that the Mississippi River Critical Area Plan was not included in the Comprehensive Plan because the DNR is undergoing a rulemaking process so there will be changes. Mr. Sedlacek encouraged Commissioners to complete an on-line training course offered by the League of Minnesota Cities. He explained the City would be eligible to receive a discount if there is a case related to a land use decision if a quorum of the City Council,Planning Commission,and appropriate staff complete this training. Chair Povolny adjourned the meeting at 7:24 p.m. Respectfully submitted, Carla Wirth,Recording Secretary 4 , E, b NORTHWEST ASSOCIATED CONSULTANTS INC . 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231 .2561 planners@nacplanning.com MEMORANDUM TO: Mendota Heights Planning Commission FROM: Bob Kirmis / Stephen Grittman DATE: December 22, 2010 MEETING DATE: December 28, 2010 SUBJECT: Critical Area Permit for Three Season Porch Addition CASE NO: Case No. 10-34; NAC Case 254.04 - 10.36 APPLICANT(S): William Gacki LOCATION: 1133 Cascade Lane ZONING: R-1, One Family Residential GUIDE PLAN: LR, Low Density Residential Background and Description of Request The applicant, William Gacki, is seeking a Critical Area Permit to allow the construction of a three season porch addition to his home located at 1133 Cascade Lane. The porch addition is proposed to be located in the rear (west) yard of the property and measures approximately 208 square feet in size (17'-4" by 12'-0"). The subject site is zoned R-1, One Family Residential and is located within the Critical Area Overlay District of the Mississippi River corridor. Section 12-3-17 of the Zoning Ordinance stipulates that any work conducted within the Mississippi River Corridor requires a "Critical Area Permit". According to the applicant, the proposed three season porch addition will provide an area where his handicapped son (bound to a wheel chair) will have access to the outdoors. Analysis Comprehensive Plan. The subject parcel is guided for low density residential use by the City's 1999 Comprehensive Plan. Thus, the request to construct the three season porch addition request is consistent with this land use category, which provides for single family development upon the subject property. Critical Area Permit. As noted, any work conducted within the Mississippi River corridor requires a Critical Area Permit. The proposed three season porch addition would replace an existing concrete patio (of similar dimensions) in the same location. As a result, no increase in impervious surface coverage is proposed, no change in grade is planned, no soil loss is anticipated during construction, and no slopes are being affected. As a result, the proposed three season porch addition should not have a negative impact on the aesthetic integrity and natural environment of the Mississippi critical area. Setbacks. As noted, the three season porch is proposed to occupy the current footprint of a concrete patio. According to the submitted site plan, the porch addition is to be set back 22'-3/4" from the west property line. Such setback is well within the minimum 10 foot side yard setback imposed in the applicable R-1 and Critical Area Overly Districts. The Critical Area also requires a minimum 40 foot setback from the edge of any bluff. There are no bluffs in the area that would be affected by this project. Vegetation. The replacement of the existing concrete patio with the three season porch addition will not result in the loss of existing on-site vegetation. Finish Materials. In view of the submitted building elevations, it appears that the three season porch addition is to be finished in vertical siding which will match the existing structure. The submitted elevations do not however, specify proposed finish materials. As a condition of permit approval, the three season porch should match the existing structure in materials and color. Action Requested After a public hearing, the Planning Commission may consider one of the following recommendations- 1. ecommendations:1. Approval of the Critical Area Permit to allow the proposed three season porch addition, based on the following findings: the project shall not involve landscaping, paving, changing in grades, soil loss, or altering of slopes; therefore, it shall not jeopardize the aesthetic integrity and natural environment of the Mississippi River corridor critical area, subject to the following condition: a) The proposed three season porch addition match the existing home in finish materials and color. 2 OR 2. Denial of the Critical Area Permit to allow the proposed three season porch addition, based on the finding that the project will negatively impact the aesthetic integrity and natural environment of the Mississippi River corridor critical area. Staff Recommendation Considering that no landscaping, soil loss, grade or slope alteration is planned, the proposed three season porch addition should not have a negative impact upon the aesthetic integrity and natural environment of the Mississippi critical area. As a result, Planning Staff recommends approval of the Critical Area Permit. Supplementary Materials 1. Draft Findings for Approval 2. Application materials dated December 7, 2010 3. Site Location map 3 Draft Findings for Approval Three Season Porch Addition in the Critical Area 1133 Cascade Lane 1. The proposed three season porch addition will have little or no visual impact on the critical area or surrounding property. 2. The proposed three season porch addition will create no grading or erosion issues. 3. The proposed three season porch addition will have minimal impact on the land as it does not involve landscaping, paving, grade changes, soil loss, or altering of slopes. 4 �r �0 ®gym ewe — 1133 Cascade Lane PSG 5 ark P t r IvFalls,�L. c a s J Site Location Map 0 Water/Wetlands City Roads Major Roadsp arcels � ®oaa®� Municipal Boundaries City Of kA MAk JAAL Mendota Heights APPLICATION FOR CONSIDERATION OF PLANNING REQUEST Case No. ` Date of Application Fee Paid 15765- A Iicant Name: (: PH: 6 % a" pp (Last) (First) (M) - E-Mail Address: Address: 1 L57 (Number &.Street) (City) (State). (Zip) Owner Name: (Last) (First) (M) Address: — Zi (Number& Street) (City) (State) (zip) Street Location of Property in Question: � �14 SCA ,40 Legal Description& PIN of Property:(Complete Legal from Title or Deed must be provided) AT o 1rf/�f ff-,O�PEATY `C���1-t ri - Type.of Request: Variance- Rezoning Conditional Subdivision Approval Use Permit _Conditional User Permit for P.U.D. Wetlands Permit Preliminary/Final Plat Approval 3f Critical Area Permit.. Comprehensive Plan Amendment Other(attach explanation) Applicable City Ordinance Number Section_ _-- Present Zoning of Property Present Use Proposed Zoning of Property Proposed Use I hereby declare that all statements made in this request and on the ditional material are true. I further authorize City Officials and agents to inspect the abs pr erty during dayligf�t hours. (Signature a Appli ant) 1 Date Received - � ° -- ( ignature o Owner) j 1101 Victoria Curve Mendota Heights,MAY 55118 • (651)452-1850 FAX(651)452-8940 www mendota-heights.cOm December 4, 2010 William&Joan Gacki 1198 Fallsview Court Mendota Heights, MN 55118 To: City of Mendota Heights Issue: Planning Request—Critical Area Permit 1101 Victoria Ctuve Mendota Heights, MN 55118 Re: Mendota Heights Planning Application Critical Area Permit Property: 1133 Cascade Lane Mendota Heights,MN 55118 Legal Description: Lot 1 in Block 6 of Ivy Falls Addition, Dakota Co, MN Torrens Certificate Number 137120 Real Property Tax ID 27-37600-010-06 Specific Action: Construction of a 3 Season Porch Dear City Execrative: My family and I presently live in Mendota Heights at 1198 Fallsview Court and as of December 1, 2010 closed on a home which is also in the Ivy Falls neighborhood and the address of that home is 1133 Cascade Lane. We plan to move into the 1133 Cascade Lane home within the next two months. We are changing homes because due to our family's needs we require a home that is oriented to single floor living as opposed to a multi-floor home. The purpose of this application is to seek approval to construct a modest three-season porch in the home at 1133 Cascade Lane. The prime reason for this construction is to allow our son Daniel to get easy access to fresh air and sunlight. Our son Daniel is 29 years old and he is significantly handicapped. He lives with us. He absolutely requires a wheel chair and we seek the porch so that we can literally wheel him into a room with fresh air, sunlight, etc. The porch shall be on the same level (first floor) as his bed room. This is by far the easiest way to give him a taste of the"outdoors". Our contractor for this work shall be The Transformed Tree at 2239 Carter Avenue, St. Paul, MN. The Transforined Tree group has done significant work at our present home at 1198 Fallsview Lane. Transformed Tree has supplied a series of drawings which give you a perspective of the dimensions of the porch and the appearance of the porch when viewed from the outside. With regard to these drawings, the only modification may be the addition of skylights to allow in a little more sunlight. We appreciate your review of this material and should there be a need for any additional information, please call us. My home phone number at the 1198 Fallsview Court address is 651-552-1020. Since we have not yet moved, any written communication should be sent to: William&Joan Gacki 1198 Fallsview Court Mendota Heights,MN 55118 In closing I would like to say that after having lived at the 1198 Fallsview Court address for almost 20 years, we think so highly of Mendota Heights that we jumped at the opportunity to stay in the neighborhood with the home on 1133 Cascade Lane. We have the greatest respect for the appearance of the neighborhood and hopefully our construction plans reflect that. The new home will not have the view of the woods that our present home has but our son's needs come first and we do need to live in a single floor arrangement. If there is anything we can do to help this process run smoothly and quickly please lets us know. Respectfully sub itted, William L. Gacki December 16, 2010 City of Mendota Heights Planning Commission Linda Shipton 1101 Victoria Curve Mendota Heights, MN 55118 Re: critical area permit for 3-season porch at 1133 Cascade Lane Dear Ms. Shipton, Per your request,the landscaping at this site will not be affected in any way by the construction of a 3-season porch. The location of the porch is to be over an existing concrete slab patio which is surrounded by grass and a few small shrubs. No trees will be removed or affected by this construction. As for grading, since the concrete slab is level, as is the yard, there will be minimal or no grading required. Sincerely, 5! '�i- ' J Joan Gacki Jgacki@comcast.net 651.552.1020 CITY OF MENDOTA HEIGHTS NOTICE OF HEARING December 7. 2010 TO WHOM IT MAY CONCERN: NOTICE is hereby given that the Planning Commission of Mendota Heights will meet at 7:00 P.M., or as soon as possible thereafter, on Tuesday, December 26, 2010 in the City Hall Council Chambers, 1101 Victoria Curve, Mendota Heights, Minnesota, to consider an application from William and Joan Gacki for a Critical Area Permit for a 3 season porch located at the following described property: Lot 1 Block 6 Ivy Falls Addition (PIN #27-37600-010-06) More particularly this property is located at 1133 Cascade Lane This notice is pursuant to Title 12 (Zoning), Chapter 3 of the Mendota Heights City Code. Such persons as desire to be heard with reference to this Critical Area Permit will be heard at this meeting. Nancy J. Bauer Acting City Clerk Auxiliary aids for disabled persons are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Administrator at 452-1850. Dakota County, MN }761 cYQ ib F X11- � ,�:�, .�i •- ''''i „•, 36 2.i C.} `d c, i N. I i z � 64 N_ 71 d,: i N J 5 G: I I'i __—--•-� �,T V� tel= 11 ST a ``• 1 5 L �g fet= Yr s r 48 a F F. C' fvlAgr c PARK Oft AQ Disclaimer., Map and parcel data are believed to be accurate, but accuracy is not Map Scale guaranteed. This is not a legal document and should not be substituted for a title search, inch = ���feet appraisal, survey, or for zoning verification. pnd palong iirc to -asv. PeelF Labels : .a W r osePop- W Edge T11 iplate 510C"' 4 a \ u® iaa1� i State Of Mn Johnson Paul S&Beverly Oberst Peter J &Laura S -asurer-Auditor 1149 Cascade Ln 680 Arcadia Dr Mendota Heights Mn 55118-1802 1: lighway 55 Mendota Heights Mn 55118-1803 Hastings Mn 55033-2343 Foreman Richard T Tste Messerich Jeffrey J Goodrich Leon R& Katherine 688 Woodbridge Dr 703 Maple Park Ct 1157 Cascade Ln Mendota Heights Mn 55118-1793 Saint Paul Mn 55118-1803 Saint Paul Mn 55118 Johnson Scott W Yackley Roger J &Mary A Garrett John T 711 Maple Park Ct 691 Woodridge Dr 689 Maple Park Dr Saint Paul Mn 55118-1809 Mendota Heights Mn 55118-1711 Mendota Heights Mn 55118 Driscoll Edward J Rathke Daniel&Mary Millikan Leslie A 679 Maple Park Dr 701 Woodridge Dr 704 Woodridge Dr Mendota Heights Mn 55118 Saint Paul Mn 55118-1810 Mendota Heights Mn 55118-1711 Johnson Glora&Lynn Tste Mcclung John D& Paula E Fabel Gary R&Mary K 683 Arcadia Dr 709 Woodridge Dr Saint Arcadia Dr M,r Saint Paul Mn 55118-1801 Saint Paul Mn 55118-1801 Iota Heights Mn 55118-1809 Fritz James& Lois Siegel Dianne D Cammack Richard B&Ann B 714 Woodridge Dr 727 Woodridge Dr 734 Woodridge Dr Mendota Heights Mn 55118-1811 Saint Paul Mn 55118-1811 Saint Paul Mn 55118-1811 Macke Aaron M &Sarah A Perlman Arthur M Berg David A 731 Woodridge Dr 711 Woodridge Dr 2216 Swan Ct Saint Paul Mn 55118-1809 Mendota Heights Mn 55120 Saint Paul Mn 55118-1811 Petersen Joanne M Fergen Joseph M Prather Stephen A 688 Arcadia Dr 700 Woodridge Dr 1133 Cascade Ln Saint Paul Mn 55118 Mendota Heights Mn 55118-1803 Mendota Heights Mn 55118 Freeman Allen &Toba J Hulse Sara L&Todd H 677 Arcadia Dr 754 Woodridge Dr Saint Paul Mn 55118-1801 Saint Paul Mn 55118-1811 x �s O� &� 3a d���p� @G�r eplicz� 8a eiachure eJTFi IV, '!S'L 9�.!LdSCSY jo C 7 iTi,9 a B-�tifi�^���^r-AVER ,.::---- e._ ,..._a......:�. zaaa!�xnEa(J S;4 i:,u1O -f -. 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