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HomeMy WebLinkAboutDDR2010-00046 Hearing Decision SUP - DDR Letters / Memos - 7/22/2010 Z22C? — (L{ — (pc)o to July 22, 2010 Notice of Decision Case: DDR2010-00046 Applicant: Christ Lutheran Church. Notice is hereby given that Christ Lutheran Church, who is the applicant for the above-referenced Mason County Special Use Permit, has been granted approval of that Special Use Permit. The request was reviewed on June 22, 2010 by the Mason County Hearing Examiner and approved pursuant to the Mason County Title 1 .05.044 Special Use Permit review, specifically to expand child care services into an existing building on a parcel in the Rural Residential 5 zone at 2.5 miles west of the Belfair Urban Growth Area. The proposal was exempt from SEPA review per WAC 197-11-800 (1). This is a final County decision. No further appeals to the County are available. Appeal may be made to Superior Court or the appropriate administrative agency as regulations apply. It is the appellant's responsibility to meet all legal requirements of any appeal process. If you have questions or require clarification on these issues, please contact Allan Borden, Senior Planner with Mason County Dept. of Community Development at 360-427-9670 x365. HAWORD\Permit Reviews\Decision coversheet.doc RECEI IflE ' JUL 1 � -010 1 MCCD - PLANNI G BEFORE THE HEARING EXAMINER FOR MASON COUNTY 2 Phil Olbrechts, Hearing Examiner 3 RE: Christ Lutheran Church 4 FINDINGS OF FACT,CONCLUSIONS 5 MCC 1.05.044 Special Use OF LAW AND FINAL DECISION. Permit 6 7 INTRODUCTION 8 The applicant has applied for a special use permit for the expansion of an existing child care center located in a church. The Examiner approves the application subject 9 to conditions. 10 ORAL TESTIMONY 11 Allan Borden, Mason County Planner, introduced the staff report. He noted that the 12 expansion in the childcare area was well over the 15%threshold that triggers a special use permit. Mr. Borden noted that the project would not add much traffic to the 13 County road system (most children would be transported by bus) and that the road 14 LOS would not be exceeded. 15 Linda Zeh, church council president on behalf of applicant, stated that childcare is a much needed community service and the church must currently turn children away. 16 The proposed expansion area is currently used for retreat purposes. The need for additional childcare services is especially critical at this time because the Boys and 1 Girls Club has stopped providing some of the services provided by the church and the 18 church is the only licensed nonprofit childcare center in North Mason County. Christ Lutheran is also unique and fills a strong community need for early intervention and 19 special needs services. 20 EXHIBITS 21 All nine exhibits identified in the"Case Index"of the staff report were admitted. 22 FINDINGS OF FACT 23 Procedural: 24 1. Applicant. The applicant is Christ Lutheran Church.. 25 Christ Lutheran Church P. 1 Findings, Conclusions and Decision {PA0802309.DOC;1\13009.900000\} 1 2. Hearing. The Hearing Examiner conducted a hearing on the application 2 on June 22, 2010 at 1:00 p.m., in the Mason County Board of Commissioners Meeting Chambers. 3 Substantive: 4 5 3. Site/Proposal Description. The applicant seeks to expand an existing childcare center located at a church originally approved in 1998. The center now 6 serves 88 children and the proposal would add another 40 children. The proposed expansion is composed of a conversion of an existing building that currently serves as 7 a retreat dormitory. The retreat dormitory will be converted into four classrooms. The dormitory is 2,666 square feet in area. An existing playground are would also be 8 relocated between the dorm/lodge and church from the street frontage of the property. 9 4. Characteristics of the Area. Neighboring properties are primarily 10 residential or undeveloped lots. To the north on North Shore Road is mixed commercial development including two auto repair shops. To the west is the Wagon 11 Wheel Estates residential subdivision. To the east, the land is mixed vacant and residential. 12 13 5. Adverse Impacts of Proposed Use. No objections were made by any neighboring property owners or anyone else. The aerial photos show that the 14 relocation of the play area may bring the children closer to adjoining residences, but the adjoining church and retreat dormitory provide some shielding. As testified by 15 staff, traffic generated by the project will not violate County level of service 16 requirements. There are no adverse impacts discernable from the record. 17 CONCLUSIONS OF LAW 18 Procedural: 19 1. Authority of Hearing Examiner. MCC 15.03.050(J) provides the Examiner 20 with the authority to review and act upon special use permit applications. 21 Substantive: 22 2. Comp Plan and Zoning n�. The area has a comprehensive plan 23 designation of Rural and is zoned Rural Residential-5. 24 3. Review Criteria and Application. MCC 17.04.227(d) requires a special use permit for commercial childcare expansions in RR5 zones if the expansion 25 exceeds 15% in area. Mr. Borden testified that the proposed expansion exceeds 15% Christ Lutheran Church p. 2 Findings, Conclusions and Decision (PA0802309.DOC;1\13009.900000\) r i of the current area. A special use permit is, therefore, required. MMC 17.05.044 1 governs the criteria for special use permits. Those criteria are quoted below and 2 applied in corresponding conclusions of law. 3 MCC 17.05.044(A): That the proposed use will not be detrimental to public health, safety and welfare. 4 4. As noted in the Findings of Fact, there are no significant adverse impacts 5 associated with this project. Consequently, the proposed use will not be detrimental 6 to public health, safety and welfare. 7 MCC 17.05.044(B): That the proposed use is consistent and compatible with the intent of the comprehensive plan. 8 5. Few comprehensive plan policies apply directly to the proposed 9 development. RU 500a provides that rural residential development should preserve 10 rural character, protect rural community identity, be compatible with surrounding land uses, and minimize infrastructure needs. The proposed expansion does not 11 involve the addition of any more buildings to the church development and has fairly moderate traffic impacts that are within level of service standards. In this regard the 12 proposal is consistent the RU 500a and the general purposes and intent of the comprehensive plan, which promotes compatibility of use and efficient use of 13 infrastructure. 14 MCC 17.05.044(C): That the proposed used will not introduce hazardous conditions 15 at the site that cannot be mitigated through appropriate measures to protect adjacent properties in the community at large. 16 17 6. No hazardous conditions are associated with the proposal. 18 MCC 17.05.044(D): That the proposed use is served by adequate public facilities which are in place, or planned as a condition of approval or as an identified item in 19 the County's Capital Facilities Plan. 20 7. The staff report provides that no additional capital facilities will be 21 necessary to serve the development and there is no evidence to the contrary. 22 MCC 17.05.044(E): That the proposed use will not have a significant impact upon existing uses on adjacent lands. 23 8. As discussed in the Findings of Fact, the proposal will not create any 24 significant adverse impacts, including impacts upon adjoining properties. 25 MCC 17.05.044(F): If located outside the urban growth area, that the proposed use will not result in the need to extend the urban services. Christ Lutheran Church p. 3 Findings, Conclusions and Decision {PA0802309.DOC;1\13009.900000\} r 1 1 9. No extension of urban services are required for the proposal. 2 DECISION 3 The Hearing Examiner approves the requested Special Use Permit subject to the condition recommended in the staff report. 4 —t Dated this day of July, 2010. 5 6 7 Phi lbrechts 8 Mason County Hearing Examiner 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Christ Lutheran Church p. 4 Findings, Conclusions and Decision {PA0802309.DOC;1\13009.900000\} CASEINDEX Christ Lutheran Church Special Use Permit DDR2010-000046 Exhibit# Date Description 1 June 22, 2010 Staff Report 2 May 5, 2010 Application for Special Use and SupplernentalInformation 3 May 25, 2010 Vicinity Ma 4 May 25, 2010 Aerial Area Photo 5 May 25, 2010 Site Aerial Photo 6 May 20, 2010 Notice of Application 7 June 11, 2010 Affidavit of Posting 8 May 5, 2010 Existing Play Areas 9 May 5, 2010 Proposed Play Areas near lawn and garden Christ Lutheran Church SUP case index.doc Mason County Department of Planning Building I * 411 N. 51h Street * P.O. Box 279 Shelton,Washington 98584 * (360) 427-9670 TO: Mason County Hearing Examiner FROM: Planning Staff— Allan Borden ext. 365 - ahb@co.mason.wa.us RE: Special Use Permit(DDR2010-00046)to expand an existing childcare center located at a church west of the Belfair Urban Growth Area; increase the number of children served from 88 to 128. HEARING DATE: June 22, 2010 1:00 pm STAFF REPORT I. Project Description. This report evaluates expanding an existing childcare center located at a church originally approved in 1998. The center now serves 88 children, and this proposal would expand the center by 40 children to a total of 128 children. An existing building(2,666 sq. ft. in area)that served in the past as a retreat dorm will be converted to four classrooms for the center. The children's playground would be moved to a location between the church building and the building proposed for childcare use. A Special Use Permit is necessary (Exhibit 2)as part of the public review required by the Mason County Development Regulations standards to evaluate the nature and scope of this proposed expansion of a non-profit childcare center land use near Belfair. 11. Applicant. Christ Lutheran Church. III. Property Location.At 3701 NE North Shore Road(Exhibit#3),three miles the west of the Belfair Urban Growth Area; within the northeast 1/4 of Section 2, Township 22 N., Range 2 W. in Mason County Washington. [Parcel#22202-14-60010]. IV. Evaluations. A. Characteristics of the area. The Lynch Cove area of Hood Canal is south and east of the subject parcel (Exhibit 3). North Shore Rd.passes along the north side of the property and is the major access route to lands to the northwest and west, including Hood Canal shore properties. Residential properties surround the parcel on the east and west sides; auto repair and commercial properties are adjacent to North Shore Rd. (Exhibit 4). Belfair State Park is located 0.25 miles east of the subject parcel. B. Characteristics of the site. The subject parcel is 5 acres in size and is a community church that offers childcare center services(Exhibit 5). General topography is flat with a slight slope from north to south. The buildings present are the church, sanctuary, and classrooms, and the childcare classrooms and play areas adjacent to the large parking lot in the north half of the property(Exhibit 8);the former dorm building(proposed for conversion to classrooms) and retreat building with a large Christ Lutheran Church SUP staff report.doc DDR2010-000046 1 lawn areas in the south half of the property(Exhibit 9). A higher area of lawn and garden is situated between the church and the proposed childcare classroom building; this the location of where the play areas would be moved. Much of the west property line has very tall evergreen shrubs or native trees, except where the present garden is located. The property along the east parcel line has the native tree and shrub vegetation of the adjacent property. C. Shoreline Desi ng ation. Adjacent to the project area,the shoreline designation along Hood Canal is Urban Environment. Typical land uses are open space and residential. D. Comprehensive Plan Desi n� ation/Zoning. The Mason County Comprehensive Plan designation for the site is Rural and the zoning is Rural Residential 5 zone. V. SEPA Compliance and other public notice requirements. A Notice of Special Use Permit, DDR2010-00046 was issued 05/20/10 and posted on 06/09/10 (Exhibit 6). The Affidavit of Publication of Special Use Permit is attached(Exhibit 7). The proposal is exempt from SEPA review: minor construction as part of an expanded land use. VI. Other Required Permits. A building permit will be required for structure modification. Compliance with the existing stormwater site plan may be required during this review. VII. Analysis. The following additional information is required for analyzing the proposal, preparing the necessary conditions, and providing consistency with dimensional and performance standards relevant county regulations. A. Mason County Development Regulations (MCDR) Section 17.04.227 This section(Special Provisions) states that commercial childcare centers require a Special Use Permit if a proposed expansion in size exceeds fifteen percent(15 %)of the permit approved area. Staff Response: For these reasons stated above, a Special Use Permit is required. A Special Use Permit application (Exhibit 2) was submitted by Christ Lutheran Church and includes supplemental information (site plan and written responses to criteria)for consideration in their request. B. Applicable Special Use Review Criteria (MCDR Section 17.05.044): 1. Will the proposed use be detrimental to the public health, safety and welfare? Staff Response: The applicant states that the childcare center has been authorized by state agencies to provide community childcare services. The demand for these services increases as existing family needs increase and new families move into the area. The Center has received state approval to increase the number of children served and now makes to request to provide for additional childcare classrooms. Water and adequate septic disposal and treatment systems are available on the property and public access via bus and auto transportation is at this property. 2. Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan? Staff Response: The applicant states that the childcare center is currently providing an important social service need to Mason and Kitsap County Christ Lutheran Church SUP staff report.doc DDR2010-000046 2 residents, and that the proposed expansion will address the increase in demand as these counties grow. Maintaining the level of services to area populations is a goal of the Comprehensive Plan. Approval for the proposed expanded childcare center would be consistent with the Comprehensive Plan. 3. Will the proposed use introduce hazardous conditions at the site that cannot be mitigated through appropriate measures to protect adjacent properties and the community at large? Staff Response: The applicant has stated that there will be no hazardous conditions associated with the childcare activities,proposed improvements, or actions onto adjacent properties. Proposed renovation of existing structures will use best management practices for environmentally sound construction. 4. Is the proposed use served by adequate public facilities,which are in place, or planned as a condition of approval or as an identified item in the County's Capital Facilities Plan? Staff Response: Adequate public facilities are in place and no demand for services requiring new capital facilities is anticipated with this proposal. This childcare facility serves as the only licensed nonprofit childcare facility in the North Mason area. Transportation is provided privately or by the elementary school district system. 5. Will the proposed use have a significant impact upon existing uses on adjacent lands? Staff Response: The expansion of childcare center services as proposed will not have any significant impacts upon the existing use on adjacent lands. The surrounding land uses to the east and west are residential uses and are screened by existing vegetation. The land uses to the north are commercial along a main travel route in the area. The initial approval of the church childcare center was in 1998 and buffer vegetation on the west has flourished. The hours of operation will remain the same, Monday to Friday 6:00 am to 6:30 pm. The retreat buildings (one of which is being converted) were used after these hours and on weekends, but are now closed. 6. If located outside an Urban Growth Area, will the proposal result in the need to extend urban services? Staff Response: The property is three miles west of the Belfair Urban Growth Area. The applicant states that the existing well and septic system will provide the needed services for this childcare facility as the land use expands through this permit review. C. Applicable Title 15 Review Criteria: Per section 15.09.050 (C)(1-3),the Hearing Examiner shall review a proposed development according to the following criteria. 1. The development does not conflict with the Comprehensive Plan and meets the requirements and intent of the Mason County Code,especially Title 6, 8, and 16. Staff Response: To address each Title: Title 6—There is adequate septic and water service currently provided for the property. If the proposal is approved, these services will need to support the Christ Lutheran Church SUP staff report.doc DDR2010-000046 3 expanded childcare facility and provide proper state health standards through the Mason County Public Health Department. Title 7—Since the proposal will be located near shoreline critical areas but well outside of the Mason County Shoreline Master Program 200 foot deep shoreline management area, Title 7 does not apply. Title 8 —Since the proposal is not located near wetland, stream, or landslide hazard critical areas, Title 8 does not apply. Title 16—Since this does not involve subdividing or changing boundary lines, Title 16 does not apply. 2. The development does not impact the public health, safety and welfare and is in the public interest. Staff Response: The proposed additional area for the childcare center will provide safe and healthy service to area families and the proper water and septic system available to the expanded land use. The proposal will serve in the public interest to operate as an important service to area families in the area. 3. The development does not lower the level of service of transportation and/or neighborhood park facilities below the minimum standards established within the Comprehensive Plan. Staff Response: The proposed expansion of childcare center classrooms will not lower the level of service of transportation to the subject property, the site is along North Shore Road and a transit stop is situated on the property north border. Since playground areas will be relocated or placed nearby to the converted building, neighborhood park facilities would not be required for this land use and the minimum standards established within the Comprehensive Plan will not be lowered. VIII. Project Analysis: Based upon these policies and regulations, the project as proposed conforms to the Mason County Development Regulations and the Comprehensive Plan. Conclusions. Staff finds the project as proposed is consistent with the Mason County Development Regulations Section 17.04.227 and is compliant with the Title 15.09.050 (C) review criteria for Special Use Permits. If the proposal is approved, staff would recommend the following condition: 1. Relocate the existing play area now situated northwest of the church to the lawn area south of the church(containing the existing childcare classrooms) and adjacent to the north to the proposed childcare classroom building; this action situates the new play area(s) in a central location for both buildings of childcare center classrooms. IX. Choices of Action. A. Approve. B. Approve with condition. C. Deny with prejudice (reapplication or resubmittal is not allowed for one year). D. Remand for further proceedings and/or evidentiary hearing in accordance with Section 15.09.090 of Title 15. Christ Lutheran Church SUP staff report.doc DDR2010-000046 4 RECEIVED D �NASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT �A�O ®��1�' APPLICATION FOR SPECIAL USE 5//5- A Special Use is one that possesses unique characteristics due to size, nature, intensity of use, technological processes involved, demands upon public services, relationship to surrounding lands, or other factors. The purpose of this application is to provide for adequate oversight and review of such development proposals, in order to assure that such uses are developed in harmony with surrounding land uses, and in a manner consistent with the intent of the Development Regulations for Mason County; Ordinance No. 82-96. Acceptance of this application by Mason County does not guarantee approval of request. Applicant name C,t4V-1S-r (,I,t-r!}reQa4y� CEk t Telephone # (5(QD) 2nvb- 64 019 Mailing address 3"10t INE h►02'Ctl St}dP�c CZ�. � �—F14r<2 t�W a852� Site address SOt�nr.� Tax Parcel # ZZZ C) _ -Z-1 - 0010 Legal Description Type of Special Use Permit: Communications Tower Accessory Dwelling Unit Oversize Construction Other ,Q,y;� On a separate piece of paper, please state your reasons for requesting a Special Use Permit. Be sure to address the following six criteria, your request will be evaluated based on these criteria. 1) Will the proposed use be detrimental to public health, safety, and welfare? 2) Will the proposed use be consistent and compatible with the intent of the Comprehensive Plan? 3) Will the proposed use introduce hazardous conditions, at the site, that can not be mitigated through appropriate measures to protect adjacent properties and the community at large? Special Use Permit: $1,135.00 plus Hearings Examiner: $2005 or $670 for ADU's Applicant will also be billed for all advertising costs.Acceptance of this application,by Mason County does not guarantee approval. I:\PLANNING\PAC\FORMS Updated 12/15/08 • r 4) Is the proposed use served by adequate public facilities, which are in place, planned as a condition of approval or as an identified item in the County's Capital Facilities Plan? 5) Will the proposed use have a significant impact upon existing uses on adjacent lands? 6) If located outside of an Urban Growth Area, will the proposal result in the need to extend urban services? 7) Please provide a site plan that includes the following: Indicate Scale and North Arrow V Property line dimensions,easements,and right-of-ways. \*p The location of all existing and proposed structures.Include square footage of existing and proposed structures. \p Setback distance,in feet from all property lines and structures. NO Existing and proposed road access to and from the site. \p Parking sites "p Location of on-site sewage tanks and drainfields. NO Location of drinking water supply. Include location on the proposed site and surrounding parcels. \� Steep bluffs,wetlands,streams,and bodies of water `J Location of fire hydrants and emergency vehicle access roads, including grade. Surface and storm water run-off routes. Applicant(s) signature O'er-A i Special Use Permit: $1,135.00 plus Hearings Examiner: $2005 or $670 for ADU's Applicant will also be billed for all advertising costs.Acceptance of this application,by Mason County does not guarantee approval. I TLANNINGTACTORMS Updated 12/15/08 ATTACHMENT TO APPLICATION FOR SPECIAL USE PERMIT Christ Lutheran Church is located at 3701 NE North Shore Rd., Belfair, WA 98528. It operates a child care facility known as Christ Lutheran Child Care Center. We are the only licensed nonprofit child care center in North Mason County and within a 25 mile radius. As you know, the influence of Early Intervention has been shown to be crucial to a child's future success. We have a highly trained, experienced, and educated staff that plan daily curriculum for each room. Christ Lutheran Child Care Center is an accredited program through the Evangelical Lutheran Education Association. In 2004, we were the second early childhood care center in Washington state awarded this certification and the thirteenth center nationally. Our child care center works with Holly Ridge therapists to provide services to all children with special needs ranging from autism, general development delays and behavioral issues, and speech delays. In the past, we have had children with epilepsy, heart and hand syndrome, prosthetic legs, hearing impairment, and a blind student. We have staff members who know sign language. Christ Lutheran Child Care Center has built up a wonderful reputation in our area. Most of our new students come by word of mouth, or we are referred by The Mason or Kitsap County Resource and Referral agency. We accept a high ratio of state paid children and children with special needs. Christ Lutheran Child Care Center provides a caring and nurturing early education program for its children. It identifies their individual strengths and also their challenges and specific needs, and give (and when needed, gets) them help and assistance to ensure that they are better equipped for becoming and staying healthy, happy, successful, stable individuals on the path of productive lives. As the North Mason area continues to grow, the need for adequate child care services for the community increases. Our current space and occupancy permit for 88 children are no longer sufficient to serve this community. Families are being turned away during the fall registration period as well as throughout the year. We have a building structure on the premises that has been used for family retreat purposes referred to as the "dorm"; which we would like to remodel to expand our capacity for services. This facility has been approved by the state licensor to accommodate 40 children (total children 88 plus 40 = 128). We also make a request to relocate existing playground or expand playground to area between the dorm/lodge and church. Response to Questions: 1. No, the proposed use will not be detrimental to public health, safety, or the welfare of the community. This property has been approved for the use of child care purposes. 2. The recommendation to increase child care space is consistent and com- patible in providing a needed service to the community. The Comprehensive Plan allows for expansion of approved services. 3. The current use of the property and proposed increase of child care space does not introduce any hazardous conditions to the site or to adjacent properties. 4. Yes, adequate public facilities are in place with no additional services required. In addition to this property being used for a church, it also serves as the only licensed nonprofit child care facility in North Mason. Children are transported to and from school privately or by the Sand Hill Elementary School transportation system. 5. The expansion of the child care center does not impact existing uses on adjacent lands. The same service is being provided as currently approved by Mason County. The hours of the child care are Monday through Friday from 6:00 am to 6:30 pm. The proposed space was used as a retreat center with retreaters occupying the space during the week as well as on the weekends. The retreat center closed in 2008. 6. 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Box 279, Shelton,WA 98584 (360) 427-9670 DDR2010-00046 NOTICE OF SPECIAL USE PERMIT. Notice is hereby given that the Christ Lutheran Church, who is the owner of the described property below, has filed an application for a Special Use Permit for the development of: Remodel 2,666 sq. ft. retreat center building to serve as additional area for daily child care services, providing an area to serve 40 children; and relocate existing playground between retreat and church buildings. The existing child care center is located on this property (reviewed previously by Special Use Permit),which is zoned Rural Residential 5 zone. To increase the child care land use on the property,the applicant must receive approval through a Special Use Permit public review and hearing by the County Hearings Examiner. Parcel Number: 22202-14-60010 (5.0 ac.) Site Address: 3701 NE North Shore Rd., Belfair WA. Location of Project: At the corner of North Shore Rd. and Beck Rd.; within the northeast '/4 of Section 2, Township 22 N., Range 2 W. in Mason County Washington. Said proposed development is subject to Special Use Permit review (M.C.C. 17.05.040) and associated Mason County Development Regulations standards. Any person desiring to express their view or to be notified of the action taken on the application should notify in writing of their interest to: MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT PO BOX 279 SHELTON, WA 98584 The comment period is at least 10 days from the final date of publication given pursuant to M.C.C. 15.07.030 (public notice). Final date of publication, posting or mailing of notice is May 27, 2010. Written comments will be accepted up to the date of the Hearings Examiner public hearing Tuesday June 22, 2010; 1:00 PM. Contact this office at(360) 427-9670, ext. 365 for further information. This construction proposal is exempt from further environmental review per WAC 197-11-800(1)(c). AFFIDAVIT OF POSTING NOTICE VDA ?-oLd , 000(f6 STATE OF WASHINGTON ) G�fcst ttlu&/� G6(,(, A COUNTY OF MASON ss. &UA_ do here by certify that I posted copies of the attached MT S V5e �l. on day of 20 in public places as follows: one at NAN74kg4 CtM� one at ar(% -N 5 tc�- one at In witness whereof, the party has signed this Affidavit of Posting Notice this l day of _ , 20 By: Address: 2� STATE OF WASHINGTON ) ss. COUNTY OF MASON ) Subscribed and sworn to me this � � day of ,Gc n-�-� ; 20 i c. Notary Public for h ,State of Washington 60� Residing at App30� 2011 �� /I p Commission Expires 'o.�1 +Nm ►1r►� N:.• � �yM'• kS l �� S 6 y yti 1.,1 AO.i''�• 'fit•` x .S •V a Imp III ."' .� � *,'Y0�tit ` .. �,�. „� 2^c 11 av�' _ -,%I' tG o+tiawtS•:' Af v. Vol Y ` a • -a &Lai r �. ,'P s" ..:N+ ,� ram' ,eh�s.�Myr- �'!},.,,� s»• ., k' !.. our� ^'�" M?+ L 1�r �n'rr,a�: ., ♦ .1.1': ... , i .. '�