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Home My WebLink Aboutbocc.res.041.1979 �. .. `.4 . � 3�� c'. � � ,'- % ;�., Recorded at 4•�55 P.M. May 10, 1979 Loretta Banner Recorder Recep J Vf, t .. ... `f�m�,f . tion L7o: `�'�.t 4L•� �j '"`;' 7�V�/ �ti k•.�. '"..��,.;: _ "�,�i(�, 1 RESOLIITION OF THE BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORAllO, EXEMPTING (WITH CONDITIONS) VARIOUS LODGES AND CONDOMIi�IIUM USES FROM THE ABATEMENT PROVISIONS OF THE PITKIN COUNTY LAND USE CODE �� `•'�G��i Resolution No. 79-� WHEREAS, the Board of County Commissioners of Pitkin County, Colorado, with the adoption of its ResoZution 78-23, has established a procedure for the consideration of applications for exemptians from (or increased amortization periods with � respect to) the abatement provisions of the Pitkin County Land Use Code, and WHEREAS, applications for exemption or increased amortization periods have been received for the Holiday Inn, the Pomegranate Inn, West Lodge, Park Meadows, and Pomegranate East Condominiums, and WHEREAS, subsequent to receipt of recommendations from the Planning and Zoning Commission, the Board did, on Maroh 26, 1979, a£ter proper notice had been given, conduct a public hearing on �; these applications, and - i:f.- ' WHEREAS, upon reviewing the recommendations oP the Planning and Zoning Commission and Pitkin County Planning Office, and ;'�' exhibits, testimony and comments of the Applicants and members �,�x of the public, the Board has determined that 1. Each of these uses contain on-site employee housing, _ the loss of which will exacerbate the shortage of ;�_ employee housing within Pitkin County. ;;�, 2. Each of 'the uses has direct and serious impacts on Highway traffic safety and the scenic quaZity of the `y Highway corridor; and � 3. Each of these uses lies within an airnort impact and noise area; and - `,• WHEREAS, the Board has concluded that if the concerns itemized above are mitigated by the imposition of (and compliance ;`y with) certain conditions hereinafter enumerated, the uses should be exempted from the abatement provisions of the Pitkin County Land Use Code, NOW, THEREFORE, BE IT RESOLVED by the Board of County '� Commissioners of Pitkin County,Colorado, that� pursuant to Section 7.12 (Resolution 78-23) of the Pitkin County Land Use a � r... . � �. . .. . _ ,.t r � r..�,��) .. . .,.,.�.��`F' . :,Sj:5:.. i� � .4 S..=}4.>'•'��- . ,j'y - - ----.. ------- — ��'��r ��F . � ��z'�:; - � .r..�� Code, that: �36'8 PA�E4zJ Holiday Inn That the Holiday Inn be exempted from the abatement provisions of Section 7.10 of the Pitkin County I,and Use Code conditioned upon compliance by the Applicant with each of the following conditions: 1. The Applicant shall execute an avigation easement for the benefit of Pitkin County in (substantially) the form attached hereto as Exhibit "A". 2. The Applicant shall berm and/or vegetate the area � hetween its parking lot and Highway 82 to screen , the same. Such Screening shall meet the approval of the County Engineer and be completed within � two (Z) years of the date of this grant of exemption. 3. The Applicant shall maintain as employee housing those � areas of the inn presently used for that purpose . (or coznparable substitutes), provided, however, that ;, this conditioned may be waived by the Board of County �' Commissioners on request of the Applicant if it shall demonstrate that maintenance of employee housing ; on site is undesirable or inEeasible. 4. The Applicant shall make,at the County's reguest, an - appropriate dedication (without additional consideration) of its land (unimproved with structures) needed to � construct a frontage road serving Highway 82. � Y: Y 5. The Applicant shall, on demand of the County Engineer, - close any of Applicant's access points from Highway 82 '` if and when alternative access from Highway 82 shall - -- — become available. 'y 6. As a condition of the enforcement of the fourth and/or ' fifth conditions above, the County shall permit the _ Agplicant to participate in a21 County discussions of � any engineering designing solutions to the Highway 82 access problems as they affect the App2icant's 2and. 7. As a condition of the enforcement of the fourth �"�� condition above, the County shall make a determination • of what constitutes an appropriate dedication based on � the equities at that time. ;4; . � 8. The Board may waive the requirements of sections 4 and 5 above upon the adoption by the County Engineer of a specific plan for the improvement o£ the intersection •>'," of Highway 82 and the Holiday Inn; and the agreement by the Applicant to such plan and the making of any dedication or contributions called for therein. Pomegranate Inn and West Lodge _ `i That the ?omegranate inn'&West Lodge be exempted from the - abatement provisions of Section 7.10 of the Pitkin County Land Use Code conditioned upon compliance by the Applicants with each of the following conditions: I. The Applicants sha21 execute an avigation easement for the benefit of Pitkin County in (substantially) the form attached hereto as "Exhibit "A". -2- i . vA'r"'N'"'^ �......_ � r� � �{' ��; � w;;�_ss��:�::i:, :<�Y;:v ''°�;. ..__ , .. . . �. ._.__ . ..��,. _.. ..,..... ,.�. ..t.:�`�..`�'�;��xr-�,,_ . .. , ...� �� ; " ;��;.•,;!�, ;r��,.;ti:.'��:� �,368 r,��E�� `� ,r. �;s. 2. The Applicants shall berm and/or revegetate the area between their parking lots and Highway B2 to screen the same. Such screening shall meet the approval of the Coanty Engineer and be completed within two (2) years o£ the date of this grant of exemption. 3. The Applicants shall maintain as employee housing those `i areas presently used for that purpose (or comparable substitutes); provided, however, that this condition may be waived by the Board of County Commissioners on - request of the Applicants if they shall demonstrate �' that maintenance oE employee housing on site is undesirable or infeasible. • � 4. The Applicants shall, at the County's request, make _ an appropriate dedication (without additional con- sideration) of its land (unimproved with structures) needed to construct a frontage road serving Highway 8�'. 5. The Applicants shall, on demand of the County Engineer, close any of Applicants' access points from Highway 82 ;; when alternative access from Highway 82 shall become - available. 6. As a condition of the enforcement of the fourth and/or fztth conditions above, the County shall permit the � Applicants to participate in all County discussions of any engineering design solations to the Highway 82 access problems as they affect the Applicants' land. 7. As a condition of the enforcement of the fourth _ condition above, the County shall make a determination of what constitutes an appropriate dedication based � on the equities at that time. � 8. The Board may waive the requirements of sections 4 & 5 %y above upon the adoption by the County Engineer of a �� ;i specific plan for the improvement of the intersection :f of Highway 82 and the Pomegranate Inn and West Lodge; and the agreement by the Applicants to such plan and the making of any dedications or contributions called for therein. Park Meadows =i-: That the Park Meadows be exempted from the abatement - provisions of Section 7.10 of the Pitkin County Land Use Code - ` conditioned upon compliance by the Applicant with each of the :;: t_; following conditions: ?`� 1. The Applicant shall execute an avigation easement for the benefit of Pitkin County in (substantially) the �i ?� form attached hereto as Exhibit "A". :{ a=, '`' 2. The Applicant shall maintain as employee housing those `,; �` units presently used for that purpose (or comparable '� substitutes); provided, however, that this oondition ' F; ; 1 may be waived by the Board of County Commissioners • 3a upon request of the Applicant if it shall demonstrate �; that maintenance of employee housing on site is i �S undesirable or infeasible. �, � 3. The Applicant shall make, at the County's request, � an appropriate dedication (without additional con- � sideration) of its land (unimproved with structures) � necessary to construct a frontage road serving Highway , � 82. ,.� " 4. The Applicant shall, on demand of the County Engineer, � { � � -3- , h .f'1�.4°' I . _...__..—._.___...._:- _�....a.......... . . , .. N....+e,.aa:. ., ,... i __� r. . .. . _ - � . � � ��:: � .. . �.., , :.u��i:,.til"a;`:.�:tr' ��}�'ft c�� . ... , . . -- . .. _ . .._ .. - .. __. . ._ . . ....�,... .,.,..:�u�.. ,......._,- ..:��.:� .an�:i�<:=�'Y9-�.�.�...c.'v'�t�B�r .... .. . �:. . _.. . . . E�. r x t ��•,�:rS�. �,Y J { �e�8 t�.:��7 �'°��s��` close any of Applicant's access points from Highway 62 if and when alternative access from Highway 82 shall become available. 5. As a condition of the enforcment of the third and/or fourth conditions above, the County shall permit the Applicant to participate in all County discussions of any engineering design solutions to the Highway 82 access problems as they affect the Applicant's land. 6. As a condition of the enforcement of the third condition ' above, the County shall. make a determination of what constitutes an appropriate dedication based on the equities at that time. 7. The Board may waive the requirements of sections 3 & 4 above upon the adoption by the County Engineer of a specific plan for the improvement of the intersection of Highway 82 and Park Meadows; and the agreement by the Applicant to such plan and the making of any dedications or � contrsbutions called for therein. '• Pomogranate East Condominiums That the Pomogranate East Condominiums be exempted from the abatement provisions of Section 7.10 of the Pitkin County Land Use Code conditioned upon compliance by the Applicant with ;y each of the following conditions: i 1. The Applicant shall execute an avigation easement for �, the benefit of Pitkin County in {substantially) the - form attached hereto as Exhibit "A". _ 2. 'The Applicant shall berm and/or revegetate the area between its parking lot and Highway 82 to screen the same. Such screening shall meet the approval of the County Engineer and be completed within two (2) years _ _ of the date o£ this grant of exemption. 3. The Applicant shall maintain as employee housing those `.; areas presently used for that purpose (or comparable substitutes); provided, however, that this condition may be waived by the Board of County Commissioners on request of the Applicant if it shall demonstrate that maintenance of employee housing on site is undesirable or infeasible. 4. The Applicant shall make, at the County's request, an appropriate dedication (without additional consideration) of its land (unimproved with structures) necessary to construct a frontage road serving Highway 82. 5. The Applicant shall, on demand of the County Engineer, close any of Applicant's access points from Highway 82 if and when alternative access from Highway 82 shall become available. 6. As a condition of the enforcement of the fourth and/or fifth condition, the County shall permit the Applicant to participate in all County discussions of any en- gineering design solutions to the Highway 82 access - problems as they affect the Applicant's lands. 7. As a condition of the enforcement of the fourth condition above, the County shall make a determination of what constitutes an appropriate dedication based on the equities at that time. 8. The Board may waive the requirements of sections 4 & 5 above upon the adoption by the County Engineer of a specific plan for the improvement of the intersection _4_ �,,:,. _.....__ -:�:,;�=.r ��;� r ,�_;F.k � ./ • _K�F��{��:, . , ��'>y5.,�,��!/e�a' . ' �,� �,�.: . .M _ .: ___ _..__. .------- . - � �v. �t u'. F,��u: a.368 � r428 �`�:` ,tic ;,�; � of Highway 82 and the Pomegranate East Comdominiums; and the agreement by the Applicant to such plan and making of any dedications or contributions called for therein. BE IT FURTHER RESOLVED by the Board of County Commissioners r �. that, Eor the purpose of enforcing the provisions•of this f i resolution with respect to the maintenance of existing employee � i - � housing (or comparable substitutes) , the Board makes of record � the following information with respect to employee housing units � or areas presently maintained by each of the following Applicants: � ; -. Employee Housing Units Existing in March, 1979 ; � No. of No. of j Lodges & Condominiums No. of Employees Units Beds ? 's Holzday Inn Max 100 25 (cubicles) 25 � $ � Pomegranate Inn; Max 40-50 5 10 � West Lodge z Park Meadows 4 2 4 n � ` Pomegranate East Condos. 4 1 4 � f BE IT FURTHER RESOLVED that whenever any Applicant shall have , � � � s satisfied all conditions � ' (except continuing conditions) for the j grant of an exemption from abatement, he shall notify the Board k � which shall, at that time, make of record a grant of exemption from � ti � �� abatement. Unconditional exemptions, or those conditioned solely � ;� � on continuation of an existing condition(s), shall be effective � as of the date of this resolution. � BE IT FINALLY RESOLVED that the County Attorney shall � ,> ,i initiate proceedings for abatement in the event the Applicant(s) � , shall not pursue the satisfaction of conditions for exemption in a timely manner, or shall violate any of the continuing � ; conditions herein imposed. Approved by the Board of County Commissioners of Pitkin �•`.Countyr .Colorado, �at its regular meeting held May 7, 1979. ' •' . � , ••:,��,iTEST . BOARD OF COMMISSIONERS � .• . _ '7• �,,: PITKIN CO TY, COLORADO ��:t� • - � r t By: / � �'!/!� `.'E}a. �het .:•St�4tart::'. . Jo eph E. wards, . E �•2�;'Aeputy QouritY:Clerk C airman _l�' t '� . ..' . ��. :,..�. �.•APPIYOVED AS' TO FORM: � /, 3,,�ll�v� � Sand�ra' ll�. '�uller s _5_ . . " . . . . I. . . . . . . . .. . � . �. ,_..... +rY£.�+;:;.. . �-F'CcY.-r� . / J;.�:i^�� .. . � . :�n'c'S:�}`'a!t y . 1 :�; . ��,��-��, �368 r,ic,429 ``�`=� "rr�:� � ADDENDUM to RESOLUTION OF THE BOARD OF COUNTY COMr1ISSIONERS ; EXEMPTING VARTOUS LODGES AND CONDOMINIUM USES FROM THE ABATEMENT PROVISIONS OF � THE PITKIN COUNTY LAtdD USE CODE � The Board of County Commissioners, in support of its Pindings j and conclusions in the attached resolution, o£fer the following , sources and authorities: ' In support of its findings that each of the uses contain -z - on-site employee housing, the loss of which will exacerbate the shortage of employee housing within Pitkin County, the ; _ s Board, in addition to other authorities cited, has relied on: '� is r a) "HOUSing Assistance Plan for Pitkin County/City of � Aspen" prepared hy Brian L. Goodheim, June 28, 1476. �= b) "Tlie Aspen Employee Survey" prepared by Larry Si.mmons � ;� ; and Harold Stalf, Summer 1975. � �r c) "Employee Housing in Pitkin County", prepared by Stacy � Standley, 1973. � 3 d) "Draft of Study for Office of Economic Development ,� �� and Policy", Section E. Housing, prepared by Brian � � Stafford, September, 1978. � "" � . e) Aspen Village Housing Analysis" prepared by Resource s Management, July, 1978. '� f) "HOUSing Impact Analysis: Silverking Condominiumization," � prepared by Resource Management, Diay, 1978. � > g) "COUnty Long-Term and Seasonal Housinq" prepared by � Harry Truscott, August 21, 1978. h) "Snowmass Employee/Employer Housing Survey" prepared I t by Resource Management, January, 1979, In support of its finding that each of the uses has direct and serious impacts on highway traffic safety and the � scenic quality of the highway corridor, the Board, in addition i to other authorities cited, has relied on: � ; a) "Regional Transportation Plan" prepared by Alan j � Voort�ees and Associates, July, 1973. T � � -1- ± � '� .. I:. i,. . . _ :''r=„`� i V'? L . • }.`. �� . . . �t xid,�- !'t�:' . �c�•.��c;��fr � � . ._ . ._,... _.. ... _. . .. _.. , , �,. , . . . �,+. :}: a�3s8 r,;c�430 . �� ;� b) "Amendment to the Aspen Area General Plan in the Buttermilk and Roaring Fork East Areas" adopted on February 20, 1974. c) Colorado State University Environmenta]. .Resource � t Analysis-Report and Maps", "The Visual Resource," July 1974. ; d) "A Highway Safety Study-Colorado State Highway 82" prepared by Mark Skrotski, November 1976. � ej "SceniC Road-A Basis for its Planning, Design and j� 1 Management", U.S.F.S., U.S. Dept. of Agriculture, � � August, 1973, adopted by the Board of County Com- i ` missioners by its ResoZution 73-54. ( , � f) 'Pitkin County Design Standards and Specifications" � adopted Marci: 1975.. g) State of Colorado Highwav Access Permit Specifications and Regulations. h)"Colorado State Highway 82 Design Concept Study", Lawrence � Halprin and Associates, June 1975. q i) "A Traffic Safety Plan-Pitkin County", prepared by � � Leigh, Scott and Cleary, March, 1979; and accident � 'Y reports subsequent to the date of this report on file . <? ,. �i � in the Office of the Pitkin County Sheriff and State � � Highway Patrol. �. �� In support of its finding that these uses lie within air- � port noise and hazard areas, the Board, in addition to other ��. authorities cited, has relied on: :4 a) "Master-Plan, Aspen/Pitkin County Airpart, Aspen, Colorado" ;� prepared by Isbill and Associates, September 1974. � � 3 : b) Colorado State University Environmental Resource Analysis- � % � Report and Maps", "The Airport High Aazard and Airport ; Medium Hazard I,ines", July 1974. n � � c} "Noise Zones and Land Use Criteria, Sardy Field", Greg Isbill and Associates, March 1971. ; d) "1041 Airport Hazard Designation Map", prepared by �i the Pitkin County Planning office, 1976. • t -2- `� :i �� r. , ,- t, , � � ti s 3'� ' °', n�,P,{' � . �#�::�s7;�;;`:�;�, . ,�a�'`*,;� �. , . .. _ . . , _ _ , � � ��,�� . �,�: � EXHIBIT "Au t�3F8 ra��43� �,�l�'' ._...... _. -• ._ ..,.., .�. .,. �._ ,._ _ ..,. ....-r-- ._� _ ._. . ._ .,_. � .K c��.S,i A:S:t �P ?.i, 1:�1'.�nt`12:f:2 P,Fi. 7ec:eptfon I•`�. 1�,'.,:Ij . .. . ��.i � J:.ltr. 1!r<<c Ci�r;; yr,�f F.ncord•_r �` i . , + 2 r yr. f � . .. � ' • . . . . . . � ' . r :,iX {Aa LY'�il � f � . j � � � � . . � . . � ' � � - � . � - � � nvzc�;riv�a �r_s�_��,�r - � . • � � . � � � . . � � Flyi:F�AS, Jo1ui P. t+.cBri.d�, hereinafter ca].led the GranL-o�•� �' , � � i ..i:e nwner ir� �e� of�t�os�certain parce'.� of lan3 situate3 .� � = i.. ,.};s 4UlL'ity of Pitci.n, Stzte of Col�rado, 6orF ��'�xti�ula�ly .� � � de�crib�B as fo�'•.os.>s; � t ', - � _ I.utS 1� 2 and 4: E7.C'�k 7.; B10.^,k '.�.p LOt5 1 :,�+'Clt^_h 4� � r Elo_;e 3; I,ot� 1 iteruugii 5, Slock 4s Zats Lyt'r.soug;i 6, , � . ia. ')b, 7c, 7Q, �nc: � throuyh lis �lock 5: iots i � ' and 2, B1oc:: 6 and Lot 1, IIiock 7, _+^,?ea Ai�•c•ort � �, ` Tsusir,e�s Center Fi1=ng �to. 1 record�a ia Plc�_ BooY. 4 � � ;. zt p�ge 18E, Pit't.in L'o•,mty, Colcrano. recard>, as E t� + an:�ndec].by ti:e Pirst Ia:��nd:nent co :+suen Ai.r�ort � � BLSin°ss Ce-�ier Filing i:o. 1 recoraed in Plat Eook � .� �� at gxge � oi saic7 rcco*ds. � � � � hereinaiter cal2e@ °Grani-or'3 property", `� � � �'. �. � ; t.OW, THERr.POF2E, in cc+nsideratiort oP the suu of Ten Dallars 4 i� '� � � � � �"` ($16.4df and o;,hez good and valu�ble ccnsidera�fori, the receipt . . �� '� a :� �. : ar.d suf�icienep o: w5ich is hereby acF;nowZedgsd, the Grantor, � , r� �: _ '� r� ' F� �'- for himself, his heirs, administrators, executo=s, successors � i � .` a.nd aasign�, does hereby granL, bargain, se1S and convey unto , � � 4' Pitkin County, Colorado, hereina£tar callEd the Grantee, its , �� ; _- y � t�= - � successors and assigns, for the use and benefit of the public, � � �� ' � *, an easement and right of way appurtenant to Sardy Field for the � � ;3 r:- t � � s: passag� of all aircraft. (•azrcraft" beinq defined for the � � a � ,5�� ` purposea of this instruenant as any contri.vance noer known or �4i t � F heraafter invented, used.or c�esiqned for naviagaticn of or fliqht .b �.�: . � -. � . .� in the air) by whomsoever oc,med and o?�rated, in all air spaea ' � � aSove the surface of Grantor's property, to an infinite hoighL . � � .) � �, above Eaic3 Gran»or's propert!�, together orith the right to cause j � �g { in all air space a�ove the surface o£ Gran*_or'� property nuch � �a } noi�s, vibrations, :c:.::ea, d�st, fvel partic2es, a.-,fl all other j� � I � � � � ��i �i J . � � {! �� t • ,, ,f ;x t.:. , c . • . i `; L— �.' '_ ,�+� ........_ ...._.._.�._J.�..-��.�....._.....V.Ru:.t._..,... �- . . t `�, S iG ! Z . . . � �� ' � � � � ;3 . E 'i 1 'i. - . . ._� "_.. .............. s', . . ��r..��........,.-....��... ,... ._.._..__...... .._. . ............ .... .. ... ... . . . ___. . . �.� ,�;. � r �r�'�:�' . � � . •:�'; ; �" , . "�.i£�;�''�,*�' . . � . F�. ,�} i��`+.�'+�r _ ' I . � t � r' �', � i �_-- � .L — -- -- . � - - . - . . _ ��€�e-�2-.,,, ,� ��' j � :} «��: ( ,, ' � ` � � ` � . i,:c :.u:;� ; ,.,,;_ ;. �. � ;. _ I J F.' i � i " effec�, that n:ay b�� eausr_d b� ihe c�eration of aircraiw �ap�ling 1 , �� i' . at, o� tahinq e;.f fromr or ope::at:.r:7 at or on sa:d Saxdy Fi.eld; ; �?' �: _ '; f� .' remise an:2 release an� , i� - }: antl Grantor do�e+ hereby fuliy wai.ve, � � �� = rin,ht or ceus� of ackiun r:hzch he nay no�r have or rrhi.ch he may ;� '� �y� �, , � have in the Euture ayain�t Grant�e. its succe.ssors and assigns, � :a f'� �ue to such noise, vibrations, Eut�_.^>, dust, L•ue1 particles, and ; � all other e,.°ccts that ra�y be caused ar may hav� been cansed "j ��• " " , F� . � p'� by iit_ cperatioa oi aircrafL• l�nliag at, or taY,ing �fi from, or I '�� , � �.� ogeratinq at uz on sai3 Sar.dy Field. _j �� a TD P.]�V�: T.t?D TO HOLD said eascin�nt and riyt±t of c,a.y an3 all . '� zighta ap�,eztaininq �hereto �:nto i:l�:: Grantee, its successoss and assigns, until said Se:z�y F1GZG shall be ab2ndoned and sha12 cease t� � used for public aiisort pur.poscs, it being -� .� ISISAOZSt.60d II[1C1 agreed�thai: these co�enants .and agreements shall �� i �'; �`: run with the lan3. � . � I IL7 Y;ZT21ES5 h'HEREOF, the Gr�ntor has hereur.to set his hand j . ,r'J � •� k., .. and seal this !2 �day o£ July, 1974. : :� : � � � ' - l ��J[`r%S��c{:k., . ��..-1 .s.�- �/ ;� . a n P. HcBri e -:Z _ . . . . :, . _ . _. : . !. _ ._ . . . � . . , _ . .. _ . �:.�-`i ' . } _, .. ... �.. . _��.� . � - . . . . ;_; . STATE OF COLORP.DO ) - ;� . ) ss. � COUNTY OF PZTRIN ) ,- _ ;j � : _ � ` The foregoing ir.strument was ac�nowiedged before`ne this_Z�,K.�, � _ . day of Sv �.. . 147Q hy John ?. kcBride. • � � FJitness my hand and official sea2. � t My commission expire3: �j . � .� � . . � 61y Con�icc,i:n[zpiro Juna p+•:7� - � � � • � . .>,� �, � . - L~i�.:ti,.A.�. ��..�........;: 3� .. t'qta�y,• i=uclic o'_'%:=!n,. ., "� t ?��: � ,•i.�,=.�� :�� F ��'i� . ,� � ` J � f' -2 � /��3 v�° � `� � . '=i , � � ,�; :. . . - - - — - - '��- ��..=:,a- . i _ , � . . . , . .. .� i( . . . . . . .. . _ . t . . . . . - . . . . _ � . . � .� . - . - � . . . . . � � � . . . . � . . . . . . � � - � . . � . �-- ! � � � � .. ...... ,... .... ,.� ' - . .,... _......__... ....._._... .. .. . .,.:.. .. .._ .. :. .,..... w-�. ... ........ .,..-,�.. ,,. ., .+. .,, � .. . . . .. . . , � i': 'i, . � .._ �- . ... { .� � � .. �