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HomeMy WebLinkAbout1994 Variance - 180 sf Reduction to Buiildable Lot Size C < APPFCRLITE BOX: Sra ( ) A cr r / G: e i3 " 3 A. o ( ) Re irc: S ICO.00 - SCO ( ) C+t'c=���i a P! I A r:cr : .CO..::J - �.C.CO C`cr N ( ) C:rdi oral Use P e' a_: • ,ICO.00 - .:CO.CO e c cN ( 1E .COO ( ) Other Res tzr,:ai, Co:traria.?a. arc Ir isu:a' . CO.00 r ICO.00 escrow ( ( ) List reason for hardship. Sucdivfs:ct: 3 J.CO 2.SO.CO ES.C7,74 ( ) Mircr attivision (Sea S crt 1.C., Sb. C^:.): 3C0.00 - 18J.00 :.:N ( ) Pi�*red Unit ( ) Oonc=� Plan,:( i_CO.CO - 1 CCO.CO GAN) � va Plan:C.n: /C0.CO - 1,CC0.'CO escrow ( ) Sw= Vacation: ICO.00 - 1CO.CO e Cr7.4 Le ai Cescripoion of P we :y: ftdcr : / sem '/ G.3— 4'7 Lot(s) 2 Blcd:(s) {o ::ii.cn(s) (If uatass �:.r: touts - a�c:� dEssc-c cn.) Cesc: Rte pticn of ',►' : Aie.,t Ac/4 C.tf © t 1 -f 012 u"A, S i Z e_ 1-0 S X 2e. 7/ 00 S c,4 klAt om /ice .Q,0 t 4cr 14,1 7 lS .7 Z83 App I i L'nt: Mare: 01,vt S Tie 004 6 Fr ie ` r!c c: ( ) .. / / 777 r rn / o06 S �' S Com-: (If cte- than apolicnt): Nate: � �' ( e,(-1 FIS: ( ) Pscr-mss: ff • Citi: S ( a i-t rK.t e" Stat:: Ut!T Zip: In sigrirg this appli=ticn, I he- y adcmiladp, that I have reed and idly c - stand the applicable pm-visions of to Zoning and division Ordinary and e.r-`it adrrinist ative prrc-mss. I furter er atw1Mlece u e fee eticolaztion as cuti irerl in the appiicticn proczres and hereby agree to pay all sttts r vei pe-aiming to ae..ditional acpli Ton awns. Applicant Sia'a-ture: U S (24-1 i1Data: 10-1/- 7 ' YCUR z t WILL NOT EE SCC : FOR RELIC FEIRING CR COGZEPAi ICN BY Cu f fCVI Y CCDM UNTIL. AL • NOIWATICN FAS EMI Remo PIED F110 10 BE ACE:gATE BY CITY STAFF. CITY OF OAK PARK HE:C:-ITS 824703" CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA ZONING ORDINANCE VARIANCE 1. Variance. Subject to the terms and conditions set forth herein, the City of Oak Park Heights hereby grants a zoning ordinance variance for: 180 square feet to construct a single family home 2 . Property. The variance is for the following described property in the City of Oak Park Heights , Washington County, Minnesota: [O0130 Lots 2 & 4, Block 6, Beaches Addition #60130-3250 3. Conditions . The variance is issued subject to the following conditions : None • • • 4 . Termination of Variance. The City may revoke the variance following a public hearing under any of the following circumstances: material change of condition of the neighborhood where the use is located, violation of the terms of the permit. The variance is automatically terminated if not utilized within one year -Qf the date of City Council approval. vi :.�,. 5 . :Criminal Penalty. Violation of the term of this zoning variancetj's a criminal misdemeanor. Dated this 23rd day of November , 199 4 . CITY OF OAK PARK HEIGHTS By: 0..,LICGC‘c000Lal_ - is Mayor By �.i-wr.-� G✓� Its Administrator/Treasurer STATE OF MINNESOTA ) ss. COUNTY OF WASHINGTON ) The foregoing instrument was acknowledged before me this Z91-9) day of ,flov-eryirdmx, , 199q , by Barbara H. O'Neal , Mayor, and by La Vonne Wilson, Administrator/Treasurer of the City of Oak Park Heights, a Minnesota municipal corporation, on behalf of the corporation. JULIE A.DIETZMANN n:;' \'; NOTARY PUBLIC-MINNESOTA C c.c.) m an a► rQ rt `t J WASHINGTON COUNTY N Lary Public iS My Commission Expires July 16,1999 DRAFTED BY: CITY OF OAK PARK HEIGHTS 14168 N 57TH ST - BOX 2007 OAK PARK HEIGHTS MN 55082-2007 • -'6\ compliance with the recommendations of Northwest Associated Consultants, Inc. within their planning report of November 4, 1994 and further subject to the following: a. That any and all exterior lighting proposed to be implemented on the property by the applicant must be subject to the approval of the Building Inspector of the City of Oak Park Heights. b. That any and all activities to be conducted outside of the business premises on the site would be concluded between the hours of 6: 00 a.m. and 6: 00 p.m. and thereafter any and all business activities would be conducted entirely inside the building so as not to be visible to the neighbors. c. That all exterior landscaping, paving and exterior building improvements will be completed as recommended by Northwest Associated Consultants, Inc. within their report on or before September 1, 1995. d. That the applicant's business policies with regard to calling out snow plows for emergency plowing shall conform to the City's policy on emergency plowing which calls for the necessity of receiving a two inch or better snowfall before plows would be called out after hours. Councilman Seggelke seconded the foregoing motion. Four aye votes, one abstention (Councilman Doerr) . Mayor O'Neal opened the public hearing on the application for a liquor licence transfer as applied for by Club Tara Hideaway, Inc. , a Minnesota Corporation. The City Attorney read the public hearing notice and presented the Affidavit of Publication and mailing list and noted that there was no written comments submitted by any member of the public on the issue. Further the City Attorney noted that the application had been reviewed by the Office of the Chief of Police and approved for compliance with the Statute and that request for information previously issued by the City Attorney's Office on September 22, 1994 had been complied with. There being no comment from any member of the public present, Councilman Kern motioned to close the public hearing, seconded by Councilman Schaaf. Five aye votes, motion carried. Councilman Seggelke, seconded by Councilman Doerr moved to grant the transfer of the liquor license and authorized staff to issue appropriate documents to the Minnesota Liquor Control Commission confirming the approved transfer. Five aye votes, motion carried. Mayor O'Neal opened a public hearing with regard to the application by Pat Casey for a variance to the zoning code to allow 3 her property to be declared to be a building residential site within the City of Oak Park Heights. The City Attorney read the public hearing notice and presented the Affidavit of Publication and mailing list and noted that there was no written comments submitted by any member of the public on the issue. City Council reviewed the report of the Building Inspector and of Northwest Associated Consultants, Inc. recommending the granting of the variance inasmuch as the property is only 180 square feet short of meeting the 70% rule under the City Zoning Code and that the Building Inspector has determined that a residential structure could be located upon the property which would meet all setbacks. There being no further comments, motion was made by Councilman Schaaf, seconded by Councilman Seggelke to close the public hearing. Five aye votes, motion carried. Motion was then made by Councilman Schaaf, seconded by Councilman Kern to grant the variance as requested by Pat Casey to declare her property to be a buildable residential site within the City of Oak Park Heights specifically finding that a hardship existed inasmuch as a denial of a variance would preclude the reasonable use of the property as a residential building site within the City, which is reasonable inasmuch as a residential structure could be constructed upon the property that would meet all other setbacks and dimensional requirements of the City Zoning Code. Five aye votes, motion carried. Councilman Seggelke, seconded by Councilman Schaaf moved to direct the Public Utilities Department to submit to the public a request for proposals as to street sweeping and grass cutting services, specifying a return date to the City Offices by all persons submitting a response to the request for proposals by February 1, 1995. Five aye votes, motion carried. Motion was made by Councilman Doerr, seconded by Councilman Schaaf to authorize the Deputy Clerk to effect a sale of the City's former telephone ATT Merlin Phone System equipment in the amount of $430.00. Five aye votes, motion carried. Councilman Schaaf, seconded by Councilman Kern moved to approve the Development Agreement for Valley View Estates/Krongard Development as the same has been prepared and approved by the Office of the City Attorney directing the Mayor and the Clerk to execute same on behalf of the City of Oak Park Heights. Five•-aye votes, motion carried. Council then reviewed the council meeting minutes of October 24 , 1994, after which Councilman Kern seconded by Councilman Schaaf moved to approve same. Five aye votes, motion carried. Council then reviewed the City's business schedule for December indicating that the City Offices would be closed on December 26, 1994, which would otherwise be scheduled as the City 4 . j ,,"1 ._ ,. / 3.5/43 s 3"7 CITY OF OAK PARK HEIGHTS ---i/ A MINNESOTA STAR CITY October 19, 1994 The Courier 126 So. Second St. Stillwater, MN 55082 Gentlemen: Please publish the following October 27, 1994: NOTICE OF PUBLIC HEARING VARIANCE CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA NOTICE IS HEREBY GIVEN, that the City Council of the City of Oak Park Heights, Washington Co. , MN, shall conduct a public hearing Monday, November 14, 1994 at 7:30 p.m. or as soon thereafter as time permits. Hearing to be held at City Hall , 14168 N. 57th St. , to consider a Variance request for lot size, submitted by Pat Casey. The real property affected by said application is legally described as follows, to-wit: Lots 2 & 4 - Block 6, Beaches Add. Proponents and opponents shall be heard at this time. Dated this 19th day of October, 1994. BY ORDER OF THE CITY COUNCIL. `'"LaVonne Wilson City Administrator/Treasurer 14168 North 57th Street • Box 2007 • Oak Park Heights, Minnesota 55082-2007 Phone: 612-439-4439 • Fax: 612-439-0574 k f CITY OF OAK PARK HEIGHTS 'VI E 1V10 14168 North 57th Street P.O. Box 2007 Oak Park Heights, MN 55082 NN TO: Mayor O'Neal & Council DATE: November 10, 1994 l: FROM: Jim Butler, Building Official SUBJECT: Pat Casey's Variance Request On Minimum Lot Size f RESOLUTION Per the memorandum from Scott Richards, dated July 22, 1993: 1) . Lots 2 and 4 of Block 6 have been combined. 2) . A Certificate of Survey shows the proposed house meets all the required setbacks. 3) . The lot is 71 x 100 on a lot area of 7100 square feet. The lot standards are: Lot Area Lot Width Building Height R-2 10,400 Sq. Ft. 80 Ft. 35 Ft. I recommend that a variance be granted on the minimum lot size requirements. OCT-31-1994 12:10 FROM Kurth Surveying TO 4398013 P.02 CERTIFICATE OF SURVEY DATE ":11-9 9 fi, F 0 R R' S _�-` -i cOt4".P.R:-'r114c- 1KC• i SCALE Ir' z U2: _ Q 1 KURTH S YEYING. INC. o- Eo,IRON MONUMENT 1 HERESY CERTIFY THAT THIS SURVEY. PLAN OR REPORT 4002 SON ST. N.E. \. LRS PREPARED BY MY OR UNDER MY DIRECT SURVERYISION COLUMBIA 14NTS. MN. S5421 BEARINGS ARE ON AN AND THAT I AMA DULY.REGISTERS AND SURVEYOR UNDER 1612) lad-9709 `FAX'1412) 788-7602 ASSUMED DATUM A THE OF STATE OF- MIME TA. •" •='Zot.% 4ZWr VIN ��' nOPOSE:D.- .CaRA4t4 • xtt«641.1 -u;-ra-not3 -4 MINNESOTA REGISTRATION NO.ZoL-to . - -t'op ac giooKo lo3:$ :s%oPoSc., m14V0Tlo1.' tvlaRh.taG 41.4 103.5 T. RuKoF1= t oW Y Floc t03.s AC=hYtg c: tiG-N-- - 1SD-:';.; :C1.-s:va-Cl01.4 oN AShJMc . rum ti `� o�� too Y ti�;`o> ` 1..J i `�,,�'�s'/"` ! , r' _ `7 t,O 7...„...7.,::: - -� --� ...\":\ too. It. a I `l 1. I I 'k . N ,f J`WI -� Op ` • xO o -4 i ... . !` I 10 1 _- (t0.5) i',/i ^•5_� � --:°, ._. 1 -., 75 ', 1 1 = �1_13 A! 1 cf Q i. LAi; fA ti) ' �I I I `eI I to.o A,.3o.0 _ to.os I of 3E- —N CITY OF OAK PARK HEIGHTS 14168 N. 57th St. - P.O. Box 2007 Oak Park Heights, MN 55082 NOTICE TO PROPERTY OWNERS A public hearing has been scheduled at the Oak Park Heights City Hall, 14168 N. 57th St. on Monday, November 14 , 19 94 at 7:30 p.rm The purpose of the hearing is to consider development request application (s) for the property located at: Lots 2 & 4, Block 6, Beach's Addition (Old City Hall Property) The request (s) being considered is/are checked and identified below: Rezoning Subdivision Conditional Use Permit XX Variance Lot size 7100 sq. ft. - Requirement is 7280 sq. ft. Request 180 sq. ft. variance Planned Unit Development For more information on the development request, please contact La Vonne Wilson, City Administrator at 439-4439 during regular office hours. )°12,b ig 7 � ren-�c � 10125119q- _7) ADM OF VETERAN AFFAIRS BAUER JULIA A FED BLDG FT SNELLING 05646 PENROSE AVE N ST PAUL MN OAK PARK HGTS MN 551110000 550820000 BRUCHU CATHERINE L.E. BRUCHU KEITH D 05653 PENROSE AVE N 5653 PENROSE AVE N OAK PARK HEIGHTS MN OAK PARK HEIGHTS MN 550820000 550820000 CARTER MATTHEW R & BARBARA E CHRISTENSEN MARTIN K & PAT- 05704 STAGECOACH TR N RICIA M OAK PARK HTS MN 5715 PELLER AVE N OAK PARK HTS MN 550820000 550820000 CITY OF OA PARK GHTS DOYLE PAMELA J 14168 N 57TH 5727 PELLER AVE N PO BOX 2007 OAK PARK HEIGHTS MN STILLWATE: 5508221 : 550820000 DUFFY JAMES E & LYNETTE M DWYER DANIEL J & WENDY J 15417 56TH ST N 05705 PENFIELD AVE N STILLWATER MN STILLWATER MN 550820000 550820000 �c,rn t Cit)0t 3 — j t_T a_a%. 9 J FOLEY BETH M FOLEY MARLYS A 5711 PENROSE AVE N 5711 PENROSE AVE N STILLWATER MN STILLWATER MN 550820000 550820000 GRABER THEODORA LEA KERN TIMOTHY J 5730 PENROSE AVE 5662 STAGECOACH TRL STILLWATER MN OAK PARK HEIGHTS MN 550820000 550820000 KERSCHBAUM JOSEPH J KOEPKE LARRY W & JAMES M 15799 15TH ST S 5714 PENROSE AVE N AFTON MN STILLWATER MN 550010000 550820000 LANGER HERMAN J & ESTHER D LANGNESS GERALD D & JUDY E 5680 PENFIELD AVE NO 05705 PENROSE AVE N STILLWATER MN STILLWATER MN 550820000 550820000 LUDOWESE DAVID A & JESSICA S MCCOMBER DON J 5716 PENFIELD AVE N 5728 PENFIELD AVE N OAK PARK HEIGHTS MN OAK PARK HEIGHTS MN 550820000 550820000 NORTHERN STATES POWER PATRICK RUSSELL A & JACQUELY PROPERTY TAX DEPT -2ND FL 5737 PELLER AVE N 414 NICOLLET MALL STILLWATER MN MINNEAPOLIS MN 554010000 550820000 PETERSON HELEN L.E. POWELL JODIE A & MARK A 15405 57TH ST N 5698 STAGECOACH TR N STILLWATER MN STILLWATER MN 550820000 550820000 RABOIN KATHLEEN P & BUBERL RICHERT OSCAR & AMANDA LARRY L 15405 57TH ST N 14297 107TH ST N STILLWATER MN STILLWATER MN 550820000 550820000 SCHERER RONALD J SEIBERT MARTIN R & SYBIL D 5703 N PELLER AVE 05670 PENFIELD AVE N OAK PARK HEIGHTS MN STILLWATER MN 550820000 550820000 SMITH GERALD W & CHRISTY P VOCKRODT ROBERT W 05718 STAGECOACH TR N 418 S 6TH ST STILLWATER MN STILLWATER MN 550820000 550820000 WESTPHAL WILLIAM D 5646 PENROSE AVE STILLWATER MN 550820000 7/7 i� • • . •� Affidavit of Publication U T . E THE COURIER OCT 2 8 1994 STATE OF MINNESOTA )ss. CITY OF OAK PARK HEIGHTS COUNTY OF WASHINGTON ) Robert P.Liberty,being duly sworn,on oath says that he is the publisher or authorized agent and • employee of the publisher of the newspaper known as The Courier,and has full knowledge of the facts which are stated below: (A) The newspaper has complied with all of the requirements constituting qualification as a qualified newspaper,as provided by Minnesota Statue 331A.02,331A.07,and other applicable laws,as • The Courter News, October 27, 1994 NOTICE OF PUBLIC HEARING amended. VARIANCECITY OF OAK PARK HEIGHTS (B) The printed CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA NOTICE IS HEREBY GIVEN, that the City Notice Of Public Hearing Council of the City of Oak Park Heights,Wash- ington Co.,MN,shall conduct a public hearing VARIANCE Pat Casey Monday,November 14,1994 at 7:30 p.m.or as soon thereafter as time permits.Hearing to be held at City Hall,14168 N.57th St.,to consider a which is attached was cut from the columns of said newspaper,and was printed and published once Variance request for lot size,submitted by Pat Casey. each week,for 1 successive weeks;It was first published on-/hUr.ada'----,the 27t;1 The real property affected by said applica- tion is legally described as follows,to-wit: day of October 19 94 , and was thereafter printed and published on every to Lots -Block 6,Beaches Add. Proponentsopponents shall be heard at this time. and including the-----------day of , 19 ;and printed below is a copy of the lower Dated this 19th day of October,1994. BY ORDER OF THE CITY COUNCIL. case alphabet from A to Z,both inclusive,which Is hereby acknowledged as being the size and kind of /s/La Vonne Wilson City Administrator/Treasurer - type used In the composition and publication of thennotice; 10/27/94. abcdefghljklmnopqrstuvwxyz BY:•-], TITLE:Put4sher Subscrib and sworn to before me on this .. ..(_-day of.0 \Q-(2.2. .; SUSAN C. FREDRICKSE} Notary Public-Minnesota '1"1„1-1 Washington County l �����M�y Commission Expires 9/i S rPI c Notary Public �(Y7rvvvVVVVVVVVVVv y RATE INFORMATION (1)Lowest classified rate paid by c°m- CITY OF OAK PARK HEIGHTS mercial users for comparable space. (Line, ,or inch rate) CLAIMS ENDORSEMENT (2)Maximum rate allowed by law for the above mattera-inedS - ---- - (3)Rate actually charged for the above «Ind,rate) ALLOWED IN THE SUM OF $ matter S--- (Lme,w°rd,°rincerate) DISALLOWED IN THE SUM OF $ Received Payment 19- The Courier DATE By SIGNATURE Page two - Minutes 10/11/94 Seggelke, seconded by Doerr, moved to schedule a public hearing Monday, November 14th at 7 : 30 p.m. for a variance request submitted by Pat Casey. 5 aye votes . Carried. Kern, seconded by Doerr, moved to approve request from Northern States Power Company to install gas main to part of Valley View Estates No. of 58th St . as per sketch. Aye votes cast by O'Neal, Kern, Doerr and Schaaf . Abstain by Seggelke . Request approved. Kern, seconded by Doerr, moved to approve bills for payment and Treasurer' s report as presented. Details available at clerk' s office. 5 aye votes . Carried. Seggelke, seconded by Kern, moved to adjourn. 5 aye votes . Adjourned at 10 : 30 p .m. Respectfully submitted, uLa Vonne Wilson Administrator/Treasurer LAW OFFICES OF ECKBERG, LAMMERS, BRIGGS, WOLFF & VIERLING 1835 NORTHWESTERN AVENUE STILLWATER, MINNESOTA 55082 LYLE J. ECKBERG (612)439-2878 JAMES F. LAMMERS FAX (612)439-2923 ROBERT G. BRIGGS PAUL A. WOLFF MARK J. VIERLING GREGORY G. GALLER KEVIN K. SHOEBERG THOMAS J. WEIDNER SUSAN D. OLSONj :+ ? July 6, 1994 `� ' - i 1 1 MR WAYNE D ANDERSON ATTORNEY AT LAW P 0 BOX 142 106 SOUTH MAIN STREET STILLWATER MN 55082 RE: Lots 2 and 4, Block 6, Beach's Addition to Oak Park Dear Wayne: You have forwarded me a copy of the front page of a Memorandum you received from through the City of Oak Park Heights, which was originally directed from Northwest Associated Consultants, Inc. to LaVonne Wilson, the City Clerk. That Memorandum dealt with the above-referenced parcel and discussed whether or not it qualified as a grandfather'd lot of record at the time that the City adopted its zoning code. Specifically, I understand your concern with whether or not the two lots in question would be considered as a singular parcel or combined lot under purposes of the zoning code. The Planning Consultant's recommendation was that the lot would have to had to been formally replatted in order to qualify. This office does not necessarily subscribe to that requirement, but we would, however, require proof that as of the date of adoption of the city zoning code, the property had been combined into a singular taxing parcel with assigned number by Washington County for purposes of application to the provisions of the zoning code. This letter, of course, takes no position as to whether or not your client's lot qualifies under the provisions of the zoning code and addresses no other issue with regard to the property or its proposed development other than this singular aspect of whether or s MR WAYNE D ANDERSON Page Two July 6, 1994 not these lots would receive treatment as a singular parcel, had they been combined into one tax parcel by Washington County as of the date of the City's adoption of its zoning code. Yours very truly, Mark J. Vierling MJV/smp cc: Mr. Scott Richards Ms. LaVonne Wilson Ft7Northwest Associated Consultants , Inc . C URBAN P L A N N I N G • DESIGN • MARKET RESEARCH 3 MEMORANDUM TO: LaVonne Wilson FROM: Scott Richards DATE: 22 July 1993 RE: Oak Park Heights - Potential for Lot Development at 57th Street North and Penrose Avenue FILE NO: 798 . 02 - 93 . 08 At your request, our office has reviewed the issues related to potential single family development at the corner of 57th Street and Penrose Avenue. The parcel is legally defined as two lots - 2 and 4 of Block 6, Beach' s Addition to Oak Park. The lots, although listed as one tax parcel, have pc_tt been legally combined. The combined dimensions of the two lots creates a parcel 71 feet x ! � 100 feet or lot area of 7, 100 square feet . Lot standards and ? w building height for residential properties in the R-2 District are as follows: Lot Area Lot Width Building Height R-2 10, 400 sq. ft. 80 sq. ft. 35 feet The parcel does not qualify as a grandfathered lot of record that may vary from the area and width standards as specified in Section 401. 03 .B.4 . in that the lots are not legally combined and would not meet the 705k standard. A variance from the lot area requirements, as well as a plat to combine the parcels would be necessary in order for this lot to be utilized for single family development. Additionally, placement of a house would need to comply with the setback requirements of the Ordinance or a variance would need to be requested. If you have further questions on this matter, please do not hesitate to call . 5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595-9636•Fax. 595-9837 : .:i4,,LCk..:..:',., i L .___ --. ,,,,l'-.:11'.-'' 11C,, -,,,,4'..: ',. .4 t.%t - 2559.:.,,,,, , \ *, ftlf"-""<Z _ ir 71:- . --237..c-71-pike,,,'4f::',.7 (211'4?-1% ----- -,' ' ' - 4 \ ii / a,o 1 {�: -4..„4.,-,-,z--,---- - p� - - 2315' 2250 -' (4) X31 ` 'x 2300 2325 x " 12ost 6)azh 1 t 59tH s !3 i - ' ft?iti, t ° .� r tee- , 4. ,� * v �� ,std" tr _ '-i<:i_`, -1ff -144- 3 •' f 15' j 3 • 2 1 N 2650 ';.. 3250 0 •, s� 1 it , S- ( yk 1.o.23) �e• • i A N. - t vim'{ 1� . /WS--j,"11, 1•-•N, • ��. si'_ '� e 8 n. _ 8. {" rit 6 ►'• S».W ' 4 a' i�, o da.oa '�a• - t .r s , e o 2soo l\\ \ 3l5o "t ® c 7;• �.-..• ii„, 4 RoCS sp., , m \ .`% r o \EI14 3 2 ,, a 2900 2950_ �' `,.\ �� «o - ,«0 16 4.0 ,00 1 `” 13. �• ,rte\ ` • 2 750 •� h s (ip) t . __ ---a — \\\.. ', t 6 5 4 j 8 5 - > 5 y 2752 '."\ ra ,-\ 3102 �. 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