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Home My WebLink Aboutbocc.min.reg.10131987 � _._� _ . ; �: __ . �;t. �•�a� :�-�^'�','i, . BOARD OF COUNTY COMMISSIONERS AGENDA TUESDAY 13 OCTOBER, 1987 REGULAR MEETIN6 • 5:00 p.m. PUBLIC COMMENT/MANAGER COMMENT -. �:''::;'':;'. 5:3Q - LAND USE: ,;�=.:=.,:; !;; Godfrey/Landis Lot Line Ad�ustment (GH) (15 min) Heatherbed Lodge Rezoning [FK) [45 min] � Aspen Community School Spec. Review/GMP Exemption (CH) (15 min] �� Redstone Lot Line Ad�ustment, Francis Krizmenich [15 min] ��s`�" ji�.;�;.� .. 7:00 BREAK •t:•t:t -f,.i:� � ;: 7:15 - ADMINISTRATION: ��. � EMERGENCY ORDINANCE, FIRST READING AND SET PUBIIC NEARING: t ;: Acceptance of Easement from W/J Ranch, Inc., Tom Smith (15 min) Elem Sole Source Procurement, Bud Eyler (15 min) RESOLUTIONS AND CONTRACTS (30 min) Resolution of Appreciation - Betty Pfister Reso. No.7-Rubey Park Supplemental Appropriation, Bruce Abel " Resolution Approving the Lew Enforcement Assistance Fund (LEAF) Co�trect, Elien Anderson Hunter Creek Status Quo Agreement, Tom Smith Colorado-Conundrum Prospecting Permit, Tom Smith . ADJOURN ' t i'- ■ . S .` ` , �'�i:%'�. ,. +:,.,: �``�. � ;' �7 j':`::-•�; � ..r,'s y n;.: 'T�•?'. "_.��M ;�i„�a,,,,,,..:;r. . .,.....,_... . . ,...�......-.,_�... .',...� . � . ... .. . . . . . .. . . .. . �..�� ._ . . . . ... .,... _ . �i . . �`'< •s, .. .�'�' , . - . ., , .� � —'+—'�'v,,,t� _,1'- . 4 , ._...._ ..._. ::,�,``!;,��e . ` .. ::J:�::� a� _ - __ f _ ��:, , ' ..Y�f::...�::4'e'.n.. . �''�}:L•1.�'�4"•��. ,�.s . �_:�`:.,i � t "':S:i�'ii:,C.. � - �-= -_ . _... . _ . . ., . .._. . � . 1�.::'y�i APPR�I/ED 6N h?•:�;'',:�!:;. ' �967 ,;�;:,, , nrr 27` • . __MEETJMG_.__-----'- rtYrroTSs PITKIN COUN'PY BOARD OF COUNTY COMMISSIO1zERS OCTOBER 13, 1987 }.. MEMBERS PRESENT: Chairman George Madsen, Tom Blake, Colette „�!�-�n Penne and Fred Crowley ;i:---. i�i� �. ' CALL To ORDER: The meeting was called to order by Chairman i_-.. Madsen at 5:10 P.M. f' PIIBLIC CONIl�N�Ps Nick McGraff was present to request oral �� permission to cross county land on the Rio Grande Trail to '�',`y install a new sewer line. ?;:; �. After a short discussion, Fred Crowley moved approval to allow a '• sewer line to be installed across the easement subject to 'i regulations set down by the Water and Sewer Department. Also, conditioned upon the applicant promptly following up with the County Attorney for the written easement pursuant to which oral permission is being granted. AIFMC Phil Sullivan, with Aspen Limousine Service, was present to request the Board's support for a down-valley shuttle system which they are proposing for employees. As proposed, the service would run between Aspen and as far down valley as Rifle for a ' - k cost of $5.00 per round trip. Board members suggested that they also contact the airport, and Garfield County to inform them of the proposed service. An announcement will be placed in the County newsletter. • COLORADO-CONUNDRUM PROSPECTING PERMIT - Motion to anUrove- Motion carried with 3 vea and one nav vote - Mark Fuller, Assistant County Manager, requested that the Colorado Conundrum Prospecting Permit be moved up on the agenda due to the fact that the County is currently involved at this hour in a court hearing. If approved, the resolution could then be submitted to the court i as an exhibit. t` Penne moved that the Colorado Conundrum Prospecting Permit be moved to the first item on the agenda; that it be approved; and ;.4 have the chairman execute immediately so that it may be submitted `1 , �. .. � . . to the Court as an exhibit. Crowley seconded and the motion , � carried with three yea votes and one nay vote by Slake. lf ._i GODFRYlLANDIS LOT LINE ADJUSTMENT - Glen Horn - Motion to apnrove �y,?'�_ BQCC � Oc,�l� �3 i9tt� �?�� ;��;:.. �' '�'-'��:�: .� �.�a � . �. -�s i� ��'fy F�. . . ... . . � � T..��-*+--��- � _ ., : ' :z.�.�:' ..-?a°._; .._,_..:'-� `!i:,` - .. ... , . . 1 .y' - ,` �I �': ��-�� _ .. ._..., . ..... .. _ . : ,-. _._.._ . . . i�.�'; . ;,..:...: - AIFMC - Horn outlined the request by stating that the purpose of this application is to complete a lot line adjustment and exchange of equal sized parcels for the purpose of resolving an easement dispute between Wayne and Marjorie Landis and Peter Godfrey in Little Texas Subdivision. The only issue is that the Code states that the easement has to be 20 feet wide for a driveway when two properties cross that access easement. As � proposed, the easement has been drawn as 10 feet. However, it is staff's recommendation that an easement of 20 feet be designated. " _ Owner Godfrey has agreed to this. The Landis' representative �-`:'.� said they are not supportive of this but, in order to resolve the 'iy :�"' dispute, they will agree to it. ;I�' ; . :i:: . The Planning office recommends approval subject to the following Y' three conditions: i � 1. The portion of the driveway depicted on attachment 2 +�' which crosses the Landis parcel should be shown as a 2o foot wide :`"• driveway easement on the final plat. ' 2. The lot line adjustment plat should include a note � restricting the driveway to a one lane road. ��'';, _ ��' ' : 3. The plat should be prepared consistent with the language regarding plats which is found in Appendix A of the land use code. Blake moved that the easement be 2o feet and approval of the lot line adjustment with the above three conditions. Penne seconded - AIFMC �; E[�ffi2GENCY ORDINANCE. FIRST READING AND SET PUBLIC HEARING- ACCBPTANCE OF EASEFIENT FROM WJJ RANCH INC - Tom Smith - Motion to set Public Hearing for October 27 1987 - Wink Jaffee was present at the last meetinq to offer to dedicate a portion of , right-of-way across his property to provide an alternative access to the Vagneur Gravel Pit operation. In order to effectuate this ' agreement, it is necessary for Mr. Jaffee to dedicate the described portion of right-of-way and in turn, the County needs to execute acceptance thereof. In order to expedite the project this year an emergency ordinance is necessary. Crowley moved to set a public hearing for acceptance of an , easement from W/J Ranch, Inc. on October 27, 1987 at an hour to c later be determined. Blake seconded the motion - AIFMC R�FTA RESOLU'PION NO. 7 - RUBEY PARR SUPPIYl�NTAL APPROPRIATION- Motion to Approve - AIFMC - The original project budget present- � ed to the RAFTA Board was for $285,000 and was based on an ` estimate of constructing Rubey Park as per the concept plan approved by the Board as part of budget deliberations last fall. .• �`, .:' , Thereafter, cost estimates based upon the Precise Plan totaled �- '.� $300,000, including architectural and attorney's fees. There : - fore, the RAFTA Board at their July 28, 1987 meeting approved a " , r •. /3 o�G � �: C�C�lt.1i� /s 1957 ,, '� �%' � __::�;.: ��,�=,::; , .i,. �,e._:-s-_----- . - � .r � ., ` s ;�`��:: . . ... _.. • . _ . � �<._,;:.. ,. �, . �,::<; _ �:... .. . �...::.: ' '::;,.° supplemental budget appropriation. Blake stated that this action has been placed on the agenda for approval purposes only. The revenue comes out of the sales tax line item in the RAFTA budget. Crowley moved approval of the supplemental appropriation for Rubey Park improvements to $365,000. This figure represents $65,000 more than the appropriation, however, he feels that when the final fiqures come in, they may exceed the $300,000 figure. Penne seconded the motion - AIFMC :j":.. MINUTES OF SEPTEMBER 15, 1987 SEPTEMBER 29. 1987 and SPECIAL �;�--� , � MEETING OF SEPTEMBER 21. 1987 - Motion to approve - AIFMC - Crowley moved approval of the minutes of September 15, 1987 the s�.' special meeting of Septembar 21, 1987, and September 29, 1987. r - Penne seconded the motion - AIFMC � �.. ELAM CONSTRIICTION - Francis Krizmanich - Motion to Aogrove- �, AIFMC - Krizmanich stated that Elara Construction has experienced difficulties in the past with doing major improvements due to the �,r�, five year time limitiation associated with their permit. The s� l; current sand and gravel regulations specify that the longest a � person can have a permit is five years and he feels that this needs to be reviewed. Therefore, he would propose that the Board ( sponsor a code amendment lengthening the timeframe. The same restrictions would be imposed. However, at the time a permit is issued, the length of the permit would be determined based on individual applications. Commissioner Blake expressed concern with regard to having the opportunity to review the use by extending the timeframe. Krizmanich stated that they iaould still be subject to adhere to the conditions, and if a problem arises in the future, they could be called in and possibly be in jeopardy of having their permit amended or revoked. After a short discussion, Penne moved to sponsor a code amend- • ment. Fred Crowley seconded the motion - AIFMC $EATHERBED LODGE-REZONING TO AR-1/GENERAL SUBMISSION. 1041 HAZARD 13EVIEW, PARKING SPECIAL REVIEW - Francis Krizmanich - Motion to approve - Motion carried with 3 yea and one nav vote. Krizmanich representing the Planning Office, outlined the project � by stating that the applicant is requesting a rezoning of the ��- Heatherbed Lodge property from AF-1 to AR-1, General Submission approval for the construction of a new lodge, 1041 Geologic and ' Floodplain Hazard Review and Special Review to establish the , � number of parkinq spaces necessary to serve the new lodge. The Planning Commission recommended denial of the AR-1 zoning , ` � � which allows lodges as a use by right; however, the Commission yi. has recommended by resolution, that the property be rezoned to � ,\ AR-2 which permits lodges as Special Review uses and qives the .�;,+ ` 3 � ;. ,�c<G ��ro �Le�, /3 /-f��7 �� °�::: ` � >i(�i�:'��. � S`'= {� �.6 i` � '� i '�� _ �*� - �-�.asrf^��=f . t_ '. . _ ` s 3 . ��. . . . _ .. . .,... ...._... .. .. . . . . . � . ,i'.:..i;;� � f�:.:�::��..��-. I':r:.S. . County more jurisdiction to review future expansion and the impacts to the area. The lodge is nonconforming at this time and was granted exemption from abatement. The problem the applicant faces is they do not want to increase the amount of rooms, but rather the size of the existing rooms. The plans to renovate adds approximately 3,000 square feet to the ' lodge and under existing code restrictions, they are unable to accomplish this renovation. Therefore, the reason for the - rezoning application is to add this square footage to the lodge. i` .i�--� Krizmanich stated that other property owners have applied for AR- 1 zoning and have been turned down. if the Board approves this request, it could set a precedent of AR-1 zoning of all non- � � conforming lodges. Staff feels that a master plan for this area �, (which is currently in progress), should be completed to reveal � what the total build-out could be and what effect it would have �.�` on roads, utilities, etc., This plan will not be completed until ��, sometime next year. r=::y�' Penne asked if there was any information with regard to parking; what their visitor profile is in terms of renting a car and bringing a car to the lodge. Do they provide van service and/or is the Highlands bus used. Janet Winthrop, co-owner of the lodge, answered that most guests staying in the lodge ski the Highlands and management encourages them to ride the bus. Also, there is additional parking spaces where cars can park parallel to the road. Madsen stated that he has a concern with regard to placing restrictions and prohibiting useful construction to take place while waiting for government to approve a plan. Ted Guy, Architect for the project, represented the applicant by stating that they essentially have very few problems with the • conditions worked out with staff and the P&Z. However, they do disagree with AR-1 versus AR-2 zoning designation and have offered to do a deed restriction so the possibility of rezoning or future development would not be a threat. The reason for this is that the property is currently an allowed use in the AR-1 zone district and would be a special review in the AR-2 zone district. The owners are not intending to further develop the lodge, but � rather are trying to upgrade and increase the size of the rooms " thereby creating a marketable property. Also, it is necessary to R "• improve the quality of the lodge in order to raise the revenue required to finance the cost of making structural repairs and • � that expense cannot be justified if they are left with only lo ' foot square rooms. .�. � . . , He further stated that the community has recognized the fact that l ;, it must upgrade its aged lodges and facilities rather than build � new ones. However, he has a concern with a zoning designation �*�; �,._ � ,�G�IL µ Oc�� /3 /f�J �\ � :. r / >. _ � ��:: .� . �;+�.'s�. -�:;j+�F'r�� . . .. •j� {~ . .... �:..-...-^,+°""^-__. M.. _. .;. - �_ � � .. . -:..,. ..� � .. _-.. . ?��.�_.:..:_.__ , �...'F..��:.�,::.�. . y�'"�-��`` .. . � , ` s ��_� _.. ._ ... _ . . .. . .._... � . . L . t�i;i:c;,. 'rd:'•.`:.' h'.�,.,�..,...-. ' �''::'... .. which would require the owners to come back to the County for any future improvements. With regard to a deed restriction, the County Attorney has said that it is theoretically possible to break it. Penne stated that from her point of view, the County is on a lot less solid ground with AR-2 and special review because if the base of Highlands does develop and the lodge is sold in the future to persons who want to add more units, future boards would - have a diffiault time rationalizing the fact that the lodge is - :' zoned AR-2, but is in the close proximity of a larger develop- �� `:�'.� ment and is zoned for lodge use. It will be a situation where •�.�: . the neighborhood character will change and future Boards will be :�'�� , hard pressed to hold the line on limiting them to a 2o unit =`� lodge. For that reason, she Peels that a deed restriction would be more in order. She also has concern with regard to spot ��;.; zoning. t•� Guy stated that the lodge was in existence before the zoning was f��:� and the original AF-1 zoning was inappropriate because it did not �t�°��7 reflect the actual land uses that were ongoing and legal at the F,�'.; ; time. Also, he feels that the master plan will not be site specific and is essentially going to say that the base of the ski ' `` area should include high density accommodations for tourists. �� Therefore, he feels that in conformance with the master plan, this project does adhere because it keeps guests at the base of the ski area. A discussion ensued with regard to an AR-1 zoning designation with deed restriction versus AR-2 zoning. Rrizmanich reiterated staff's position that the property should be rezoned to AR-2 thereby allowing special review. V Blake moved to rezone the Heatherbed Lodge property from AF-1 to AR-2 General Submission approval for the construction of a new lodqe, 1041 Geologic and Floodplain Hazard Review and Special Review to establish the number of parking spaces to serve the new ' lodge, and authorized staff to draft a resolution. Crowley . seconded the motion. Winthrop commented that it is her perception that with an AR-2 zone designation, it will be much more costly to pursue the project because of special review of any future improvements. She asked if there was a time constraint on accomplishing the i project. It was answered that the timeframe is two years with a one year extension request, thereby making it three years. Also, � ' if the expiration date expires and the original plans were adhered to, the only additional fee would be associated with a plan review. The only time an appearance before the Board would {. be required is if significant changes were proposed to the scope of the project. • �` � � `•,; Chairman Madsen called the vote and the motion carried with 3 yea votes with Penne voting nay. .:�("' 5 .�� , , . �o�� Oc/� �� 7 �r's �,�,. .� , . �•��•�±�. , � i�Y�. '",�_K i. . . . . . � . :!�� . .�.4.:y�.�...i" . ��•'�' ` - �"�•'- . . ... ._. Y.:. . ;,,.::,,;, '. h: . '........ . Penne explained that she liked the idea of the lodge upgrading, but had a problem with issuing a message that the county is changing direction with regard to non-conforming lodges. RESOIdITION GRANTING SUBDIVISION EXEMPTIONS TO CORRECT SURVEY ERRORS AND ADJUST LOT LINES IN REDSTONE - Motion to anorove- AIFMC - The applicants, which inc2ude the Historic Redstone Inn, � Ltd., Colomo Inc., John M. and Doris E. McCormick, Richard E. and Jean A. Smith, Peter A. Martin, Eric B. and Sherolyn S. Johnson - are requesting Subdivision Exemption approval to correct numerous � �' survey errors and adjust disputed property boundaries in Red- �~�: '� stone. Also, they have provided a new legal description of ''�;' - Redstone Boulevard as it actually exists. Francis Krizmanich �' ` representing the Planning Office, stated that staff has reviewed �'� the application pursuant to the code which provides that the �' Board may exempt divisions of land from subdivision' for the `� purpose o£ adjusting a lot line between adjacent parcels or lots }�p�b under separate ownership, subject to certain conditions and �"� limitations. Also, the Code permits subdivision exemptions for i:` the ur ose of correctin an en ineerin or surve error in a F�� P P 9 9� 9 Y z';'y recorded plat, provided that the correction or corrections S�, i continue to meet the standards of the Code and provided that applicable laws relating to amendment of recorded plats is � r complied with. He further stated that this application complies with all of the provisions. Therefore, staff recommends approval of the requested subdivision exemption subject to the condition that a corrected plat be submitted for recording which meets the approval of the County Attorney and Planning Office. Penne moved approval of the Redstone Survey Corrections and � Boundary Adjustments Subdivision Exemption - AIFMC ASPEN COMMUNITY SCHOOL - SPECIAL REVIEW,(GMP EXEMPTION - Cindy Houben - Motion to Aoorove - AIFMC - Cindy Houben outlined the � project by stating that the applicant is requesting a Growth Management exemption to allow the construction of a gym facility on the Aspen Community School site; and Special review approval ' for the addition of the gym to a private school, which is a use by special review in the RS-20 zone district. i In the past, the school was granted a subdivision exemption ; request for the 40 acre site, a Growth Management exemption and Special review and 1041 approval for the expansion of the school facilities, because the impacts have been negligible. Staff i feels that this request is even more negligible due to the fact that there will be no additional employees or students generated by the proposal. The school does serve the local community, is an established school facility, and is available for use by the i general public. It is the Planning Office's opinion that � exemption from Growth Management is appropriate. :.�". .` � The Planning & Zoning Commission has recommended approval of this ��: -= request with the following conditions: b /�aCL � �'c��. /3 /%8� �� { . 1 i . � ,, <,�,: :;ii� � ti;-` .i: � - . � .,�� << �. �._.�- �� -_ � _, =�'` ,� � .,.. . :.. ,.__ . �. , ��' ' . i�:.:f; .� ��;>;�`:;" . 1. The applicants shall comply with all Environmental Health Regulations as noted in a memorandam to the planning office dated August 22, 198'7. 2. The applicants shall meet all fire protection require- ments prior to issuance of a Certificate of Occupancy. � 3. A master plan for the school faciliites shall be - submitted at the time of any additional reviews for the Commun- ity School property. t:�,'•".`- . ,;�--_ 4. Prior to issuance of a building permit, the applicants ;;;:- � shall submit a landscaping bond or letter of credit in the amount of $1,550.00. '? �,'_ t .. . Since the applicants have requested exemption from the PUD .¢ requirements of the RS-20 PUD zone designation, the P&Z �`f� requested them to submit a landscaping plan and building design, �:ti as would have been required for PUD review. �;:;;�y The main issues are the siting, size and design of the building. �`' ; One major point is that the community school site is in an area of scenic foreground. Therefore, special attention needs to be ! directed at the materials which will be used on the building and the visual impacts fpom Highway 82. Ron Liston introduced himself as the landscape architect for the project and board member of the school. He stated that the architects have established that a gray metal which has been acid washed is the best balance between winter and summer to minimize the visual contrast of the structure. Blake expressed concern with regard to a metal being used which might not weather properly. Liston stated that if the acid treatment is not successful to meet the weathered tone effect, then the structure will be painted. . With regard to landscaping of the site, a bond will be placed by the applicant and therefore, the County will be assured that the landscaping plan as submitted, will be adhered to. Penne moved approval of exemption from Growth Management and Special Review approval with the four conditions that P&Z t recommended and with a fifth condition that the metal will be put - up acid washed and in a year's time, if the structure does not project the weathered look, it will be painted. Also, authoriz- • ing the Chairman to sign the resolution. Blake seconded the , i motion - AIFMC �i. RESOLDTION OF APPRECIATION - BETTY PFISTER - Motion to abUrove- AIFMC - Chairman Madsen stated that Betty Pfister had been asked ��;, ; _� to attend the meeting so that she could be recognized for her role in founding the Air Rescue Group and serving on it since its b :�.. � � / �`.,.. .�3�� r1lL G'C/v�e� /� /�� y� �, � '.Mrb � � ;a {,: i `�W�'.��' . _ . . - I�. . . , .. - �� j. �"""'_'_ _ — ..� . �":`i�:"��.`: . . ,', � � :,.._ .._. . � . . . .�: � _. . , Y;.: _.. ... _... _. . . . . . .. . ... _.. �,.,,. • �:;:,,: .� :.;:> ,' �„!�}-:.�. inception. Madsen read the resolution which included 2o years of service and asked that all commission members sign the resolu- tion. R�SOLUTION APPROVING THE LAW ENFORCIIKENT ASSISTANCE FOND (LEAF1- E le Anderson otion to A rove AIFMC - Ellen Ande�son, representing the She iff's Department, outlined this item by � stating that the purpose of the contract is to aid in the prevention of drunken driving and the enforcement of DtJI laws in - Pitkin County. The total amount of the contract is $49,100. f�'.' $36,8�0 of this amount will be contributed from the State of �";;��.� Colozado and $12,300 to be contributed "in kind" from the �--' ; Sheriff's Department. �•• Blake moved approval of the LEAF contract. Penne seconded the - motion - AIFMC i HUNTER CREER STATC7S OUO A6REEMENT - Motion to table - AIFMC- � . . Crowley moved to table action on this item due to the absence of i Commissioner Child. Blake seconded the motion - AIFMC '�',,� � r � � ELAM SOLE SOURCE PROCURBMENT - A discussion ensued with regard ,� ;, to justification for the sole source procurement with the firss+ of ��. Elam Construction for constructing approximately one mile of �/ private paved road to County standards to complete the access to =: � their pit. ` Bob Anderson, County Manager, stated that as reflected in Sud Eylar's memo to commissioners, this large volume of work will enable them to quote the best, most reasonable prioes to the � County. In addition, Elam will have salaried crews working on their road throughout the winCer which will further guarantee the lowest prices and maintenance of the construction area. By going sole source, the County can get the project started yet this fall with a guaranteed completion in June of 1988. This will elimi- nate most of the summer construction traffic from Upper River , Road. • Crowley stated that he had been contacted by a couple of other � contractors who would like to be included in the bidding process and would like to see the County go through full procurement. � However, due to the emergency situation involved with the project coupled with the fact that there is plenty of other work which the County can disburse to other contractors, he feels it is � justified to award this project to Elam. � Penne also felt that due to the fact that it is a coordinated project, it makes sense to be sole source. : R� � After a short discussion, Crowley moved approval of the Elam Sole Source Procurement for the construction services for McLain Flats f, (Jaffee Hill) Project due to the reasons stated above b staff ' � � Y 1: ::.;_; and commission members. Blake seconded the motion - AIFMC ;.�; � �, - r�« o�� 3 �y�� : # .. r r. �. � / �� :. \ ,��'�, ^i,: �' �� '' .;:�i .' � ' - .. . � � � � (y.l' � __ �."'� .-. . i �� . ;:. ._.: - .�.;' . �j. � � -,f�!.-.. . , , ` - :;. _. ,_.........-.- ` . _..� . , ,._ .._. :_ _ . s� . , �.. _.. ___�,.. �� .2i.'M�.� . - h�'Y 1t�..1'-; !.•}�:•,wt,. . ' �'�R�5`1�, MANAGER COMMENTS - Anderson asked that a jaint meetinq be set with the City Council for discussion pnrposes of pollution control (PMT) . After a short discussion, the consensus was to meet on November 17, 1987 at 5:00 p.m. ADJOURNMENT: The meeting was adjourned at 8:00 p.m. �:i;' R/ Ctfully su 'tted, ,.;,�.-.;,: '�� ;e,k anette Jone �� Recording Secretary ��• :f; �:� . \��Y`L' .. �f4::�_ r`:::l� ��;:; ,: , :: . �: ,z , ,: ; , � . ; � i ,-- � �.- � ,�. _ � .� � k . �.�:�::: :�'��,�• �•ip-: �DCG � Q�/�� /� /9 S7 ��,�t�%': T° / �, ,_ � , _;, __ . _.__,._.� _ _ _. ._ . , , , . . .: ,. .�'.. � .. ,.:. . _ ,_, -_ �,. _.t-==_.-�...�-- . .* _,�,��—� � , ...:%i�.- . - ., .' � � .. . ��i.Ly.�'�y,t' � . ��C-.;�Y.,. . . <'li�.'- � .( /�+� _ ' ' .-w��A;tii - ' . { 'Y.; a r�;, q�t�- . . �Y.is:�E��.'•'4,•.:�'- � X.. `�s y<.;. t; s ,;.� . �*:.�< � '�1,.i'z ` ��