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2014-04-28 WC Recorded Document 1227961 - CUP
Receipt:#255103 1227961 USE $46.00 Return to: E-SIMPLIFILE III III I I III 1111 I III 4844 North 300 West Suite 202 Certified Filed and/or recorded on: Provo UT 84604 4/28/2014 3:47 PM 1227961 Certificate#: 70459 Office of the Registrar of Titles Washington County,Minnesota Jennifer Wagenius,Registrar of Titles NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Conditional Use Permit Gateway Building—Hall Family Chiropractic 13999 6/h St. N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights, this 22nd day of April, 2014. Eric Johnson City Administrator CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT GATEWAY BUILDING HALL FAMILY CHIROPRACTIC 13999-60Th STREET File No.: 236.02-14.01 Date Issued: March 26,2104 Legal Description: (Washington County Geo. Code: 05-029-20-11-0137) See Attached Exhibit "A" Owner: Hall&Hall Properties,LLC 13999-60th Street North Oak Park Heights,MN 55082 Applicant:same Site Address: 1399940th Street North Present Zoning District: 13-4 Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301 I. CONDITIONAL USE PERMIT Applicant has applied for a site plan approval and Conditional Use permit. Conditional Use Permit is required under the zoning designation relative to spaces and design of the parking lot. Design Guidelines and Site Plan approvals are required for the existing building demolition and reconstruction. All uses shall be subject to the following conditions and/or restrictions imposed by the March 26, 2014 Resolution of the City Council of the City of Oak Park Heights as follows: A. The application submitted from Hall and Hall Properties LLC for a Conditional Use Permit for number of parking spaces and Design Guidelines/Site Plan review to construct a new building at 13999 60th Street North affecting the real property as follows: SEE ATTACHMENT A l { Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Middle St Croix Watershed District. 2. The Applicant shall obtain a driveway access permit from the Minnesota Department of Transportation. 3. All light fixtures shall be full cut off,compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. 4. The City Council approves the building design and building materials. 5. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 6. The Applicant shall replace the existing pylon sign with a monument sign compliant with the signage requirements of the Design Guidelines. 7. The Applicant shall work with the Minnesota Department of Transportation to provide pedestrian access through the site from 60th Street to the building sidewalk. The pedestrian access shall be subject to approval of the City Engineer. 8. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 9. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 10. The landscape plan shall be subject to the review and approval of the City Arborist. 11. A bike rack should be identified on the site plan and placed on site. 12. The City Council approves the methods of construction and site design as it relates Design Guidelines and sustainability. II. REFERENCE ATTACHMENT B: The reports of the City Planner dated March 5 & 20, 2014 and site plan as approved by the City Council are annexed hereto by reference. III. ABANDONMENT: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of(twelve) 12 continuous months shall constitute abandonment and void the permit. IV. ANNUAL REVIEW:Annual review is not imposed as a condition of this permit. IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY OF OAK PARK HEIGHTS Aft Date: -2.1- BY il.z., f 1 mallr ' ,,- Date: "�1 - `{ By ire Joy ; City A. 'stator HALL& L,LLC w ill Date: 7 � I‘f By Its: ®^e s 1:)2r>`l a 1 A EXIIIBIT "A" LEGAL DESCRIPTION ATTACHMENT A Conditional Use Permit For Number of Parking Spaces And Design Guideline/Site Plan Review To Construct A New Building At 13999 60th St.N. Hall Gateway Building Physical Address: 13999 60th St.N. Washington County Parcel Identification Number: 05-029-20-11-0137 Legal Description: THAT PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 29 NORTH,RANGE 20,WEST,DESCRIBED AS FOLLOWS:BEGINNING AT THE NORTHEAST CORNER OF SECTION 5,TOWNSHIP 29 NORTH,RANGE 20 WEST, AND RUNNING THENCE WESTERLY ALONG THE NORTH LINE OF SAID SECTION 5, A DISTANCE OF 157.00 FEET TO A POINT;THENCE SOUTH AND PERPENDICULAR TO SAID NORTH LINE OF SECTION 5,A DISTANCE OF 318.50 FEET;THENCE EAST AND PERPENDICULAR TO THE LAST DESCRIBED LINE,TO THE EAST LINE OF SAID SECTION 5,THE SAME BEING THE CENTERLINE OF THE SO-CALLED SPEED BOWL ROAD;THENCE NORTHERLY ALONG SAID EAST LINE OF SECTION 5 TO THE POINT OF BEGINNING.EXCEPTING THEREFROM PARCEL 330D AS SHOWN ON MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-18 SUBJECT TO THE RIGHT OF WAY OF 60TH STREET NORTH AND SUBJECT ALSO TO THE RIGHT-OF-WAY OF OAKGREEN AVENUE NORTH.ALSO EXCEPTING THAT PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5,TOWNSHIP 29 NORTH,RANGE 20 WEST,SHOWN AS PARCEL 218A ON MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT 82-117. SUBJECT TO AND TOGETHER WITH ANY OTHER VALID EASEMENTS, RESERVATIONS OR RESTRICTIONS. Page 113 of 194 EX/IIBIT "B" PLANNER'S REPORT AND SITE PLANS 3601 Thurston Avenue N,Suite 100 TP Anoka. MN 56303 Phone:763.231.5840 Facsimile:763.427.0520 C TPC @PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 5, 2014 RE: Oak Park Heights - Gateway Building - Design Guidelines/Site Plan Review and Conditional Use Permit for Number of Parking Spaces- 13999 60th Street North TPC FILE: 236.02— 14.01 BACKGROUND Roger Tomten of ARCNET on behalf of Hall and Hall Properties has made applications for Design Guidelines/Site Plan Review and a Conditional Use Permit(CUP)for number of parking spaces at 13999 60th Street North to demolish the existing building and construct a new multi-tenant building at the corner of 60th Street and Oakgreen Avenue North. In that the existing building will be demolished and this is a totally new building, the Applicant will need to comply with the Design Guidelines for the building and site improvements. The Conditional Use Permit is to allow for the building to be constructed with a slight reduction in the number of parking spaces from what is required by the Zoning Ordinance. EXHIBITS The review is based upon the following submittals: Exhibit 1: Site Plan Review Narrative, February 12, 2014 Exhibit 2: Certificate of Survey Exhibit 3: Gateway Building—Cover Page with Perspective Diagram Exhibit 4: Floor/Roof Plan(A1.0) Page 84 of 194 Exhibit 5: Elevations/Section (A3.0) Exhibit 6: Existing Conditions and Demo Plan(C1.1) Exhibit 7: Layout Plan (C2.1) Exhibit 8: Grading and Erosion Control Plan(C3.1) Exhibit 9: Utility Plan (C4.1) Exhibit 10: Details(C5.1) Exhibit 11: Drainage Map(D1) Exhibit 12: Landscape Plan(L1.1) Exhibit 13: Lighting Plan (E1.1) Exhibit 14: Photometric Plan Detail Exhibit 15: Trash Enclosure Details(A1.1) Exhibit 16: Report of the City Arborist PROJECT DESCRIPTION The Site Plan Review Narrative for the project is found as Exhibit 1. The existing building will be demolished and replaced with a 7,500 square foot Class A retail and professional office space. Hall's Chiropractic Clinic will remain as the anchor tenant and the remainder leased out to professional office and retail tenants. Access for the site will be from Oakgreen Avenue North. The Applicant is coordinating with the work being done by the Minnesota Department of Transportation related to continuing access with the pending changes to the intersection. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The use of the site as multi-tenant professional office and retail building is consistent with the Comprehensive Plan. Zoning. The property is zoned B-4 Limited Business District. The multi-tenant professional office and retail building is consistent with the B-4 Limited Business District. Subdivision. The property is in a meets and bounds description. There are no changes requested related to the lot or easements. Setbacks. Building setbacks required in the B-4 District are as follows: Building Setbacks Required Proposed Front 40 feet 48 feet Side 10 feet 12 feet West/100feet East Rear 20 feet 25 feet 2 Page 85 of 194 a a The building setbacks are complaint with the Zoning Ordinance requirements. The front lot line for this property is north, the sides are east and west and the rear property line is to the south. All parking and drive aisles must be set back at least 10 feet from the property line. All of the parking and driveway areas are compliant. Traffic Circulation/Curb Cuts. The site will be accessed by Oakgreen Avenue at the south end of the property near the current access location. The layout plan indicates the location of the new Minnesota Department of Transportation (MNDOT) design for this corner. The project Engineer has had contact with MNDOT and this driveway would be acceptable. The Applicant will need to obtain an access permit for the driveway. Parking. The plans indicate that with the new parking layout there will be 34 parking stalls on site. The Zoning Ordinance requires the following parking requirement for professional office and clinics: "Three (3) spaces plus one space for each two hundred (200)square feet of floor area" The parking calculation for the building would be: 7500 square feet x.9 = 6,750/200 =34+ 3=37 required parking stalls The site will be three spaces short if the professional office and clinic standard is used. if the building were all retail tenants the parking requirement would be met. Dr. Hall has indicated he would have two to three Doctors on site and the office staff is limited to one or two additional persons. With such a limited staff, the parking should be more than adequate for at least the major portion of the building. In evaluation of the requested conditional use permit for a parking reduction, Section 401.04.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that judgment based upon (but not limited to)the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental Issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed e. The Impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities Including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). 3 Page 86 of 194 The Planning Commission and City Council should determine if a three stall reduction would be appropriate for the building. Staff does not see the reduction of three stalls as significant especially since the retail parking requirements would be met with the onsite parking provided. Snow Storage. The plans indicate allowances for snow storage. The plan shows a surmountable curb on the north line of the parking lot to allow for moving snow into the adjacent green area. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. The primary advantage of the landscape plan is to provide necessary screening between the building and parking lot to the residential properties to the west and south. The landscape plan will achieve this screening. The landscape beds east of the parking area will provide and attractive feature for the corner. Lighting. The submitted photometric plan illustrates light levels that are within the maximum of .4 foot candles at the property lines. This is especially important because of the residential properties that surround the site. All of the fixtures are full cut off and include LED technology. The plans indicate that the freestanding fixtures will be mounted on 20 foot poles. Light standards may not exceed 25 feet from the ground surface to the top of the light fixture. The plans include eight wall fixtures at the front and rear of the proposed structure. All light fixtures will need to comply with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Trash Storage. The plans show the location and design of the trash enclosure. The brick will match the main building. The doors will be constructed of metal. Mechanical Screening. The plans and the narrative indicate that the parapet walls are designed to totally screen the mechanical equipment. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Middle St. Croix Watershed District. Signage. Freestanding Sign. The applicant has proposed reusing the existing pylon sign but has not proposed a location. The sign can be a maximum of 100 square feet in size and be no more than 20 feet in height. The Design Guidelines recommend the use of monument signs within this area. 4 Page 87 of 194 Wall Sionage. The Zoning Ordinance would allow for separate tenant signs in that It is a multi-tenant building. The signs would need to comply with the Zoning Ordinance requirements as the tenant spaces are leased. Sign Illumination. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Design Guidelines Sustainable Guidelines. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how sustainability has been addressed. The exterior lighting fixtures will all feature LED technology. Architectural Guidelines. Facade Treatments The building will have a definite base, middle and top. The facades feature differences in materials, prominent columns and a varied roof line to provide architectural interest. Ground Level Expression This is a one story building with excellent visibility to Highway 36. The entrances to the building will be clearly visible from the intersection. Transparency The building uses glass on the two facades facing the rights of way. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The street facing facades will have a transparency of 29.5 percent. Entries The building features a prominent entry. Roof Design The roofline is broken into two segments. The rooftop mechanical equipment will be completely screened within the parapet of the building. Building Materials and Colors The applicant has provided color elevations for review. The primary building materials of brick, precast stone and glass are featured on all facades of the building. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. 5 Page 88 of 194 Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed building is well placed on the site and will be a prominent feature of the intersection. Parking Areas The parking area is landscaped with perimeter plantings as well as plantings around the building. The residential properties will be screened from the parking areas Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space The plans indicate the trail alignment that will be installed by the Minnesota Department of Transportation when the new intersection and frontage road are constructed. The Applicant has been asked to provide a future connection from the trail into the sidewalk at the front of the building. Landscaping Building entrance plantings are required. The main entry does not include planting areas but seasonal pots could be added. The Planning Commission should comment. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. The Arborist has indicated that the plan is well designed with a good variety of plant materials. Utilltes/Service/Loading/Drive-Through/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Sianage The Applicant should provide more details on the freestanding sign to the Planning Commission and City Council, if possible. Pedestrian/Bicycle Routes A bike rack will be required. The applicant should identify a location. 6 Page 89 of 194 . CONCLUSION I RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional use permit(CUP)for number of required parking spaces • Design Guidelines/Site Plan Review 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Middle St Croix Watershed District. 2. The Applicant shall obtain a driveway access permit from the Minnesota Department of Transportation. 3. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.13.7 of the Zoning Ordinance as it relates to lighting requirements. 4. The Planning Commission shall comment on the building design and building materials. The applicant has provided building material samples for Planning Commission review. 5. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 6. The Applicant shall replace the existing pylon sign with a monument sign compliant with the signage requirements of the Design Guidelines. 7. The Applicant shall provide pedestrian access through the site from 60th Street to the building sidewalk. 8. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 9. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 10. The landscape plan shall be subject to the review and approval of the City Arborist. 11. Building entrance plantings shall be required. The Applicant shall revise the landscape plan or provide seasonal planters at the main entrance to the building. 12. A bike rack should be identified on the site plan and placed on site. 7 Page 90 of 194 13. The Applicant shall discuss methods of construction and site design as it relates to sustainability with the Planning Commission. pc: Julie Hultman 8 Page 91 of 194 . PRoP088D HI4'B PLAN Notes: Hotes: •Ind. iron found. CERTIFICATE OF SURVEY Hearing system it nn o Ind. 13774 iron pipe set. assumed datum. Spot Slav's. Ind. Thus: zee Underground or overhead contours Ind. Thus: ---21--- g' , public or private utilities, on or adjacent the site, were Proposed Elev'a, Ind. Thus:�aJ••• (Boxed) not located in conjunction with this Slev's. based on NOVO 1429 Adj. Datum. survey, unless shown otherwise. survey Made Port Dr. Dan hall Survey Made S: Stack Land Surveying 13999 No. 60th Street X790 No. Fairy Palls Ad. Stillwater, MN 55082 Stillwater, MN 55082 Existing Parcel Description; Per Cert. of Title ttu. 45605 (651) 139-5630 (see copy included with this map) •Br" Ied. Prop. Hit. Blew. • .418/'43 AO W lLf!9Z - s "TC" Ind. Prop. Top Curb Hi. in 74. wPC w-Ind. Exist. Gravel lot. '54.--.:::764,t A[swv.tw o 'H'/C• fad. Prop.c.�,X rop. Handicap ,�� Harking spots and ramp. lik--14 n f �O TN s?; �� Jw.� I 'PN• Ind. Propu Met. Wall. %� 5 f v /Sly T. f,! �L je� I '•' Ind. Exist Util. Pole. I '. .4_�rfeeiii L8' Ind. Exist. Landscape "Hies /sear.p S areas from 1dj. s'ly. • NJl'J/�i"Fd ire SZ _. } Proposed parking spaces: I', 2 Handicap spaces. (1 van L!t;Oj 3:4* p axe. .. 4 assessable) ✓ � 4 I.9bPCEL �3l10 m3 hr ° 29 regular spaces. (9'x20' PIj a ,� �' typical Bizet Q ��*y ��°r ti • .0"" " Ind. eeexxxiiiit. outside ,9F`' r 4.-_ ,��, ' D building well line. (typ.) k 1k Contact Gopher State 1 Call %� , 's9► _ ''"1-,- �w •rJ N prior to any coast. for loc. es' , ti of all utilities on or near I ' / let,. � r` ��`, tit �1��' the project area. ( ' I f Sae specific addition bldg. s � ,, �r�q, ti Y - �, plans prepared by others for r' 1411. •-,,``d , aR +.� new add'n. details. i 7 ;is: �` ` r. aeO.i HIE! �e �-� \�1,n �4�� ~6i IIi d t 1��I % , 'PA. I V ij X I ` A 1 _ 'fft1WJ1-,r, 'Fs'is - f a a1 i .� —.- .' 'jt= i 1 d\„.' 1 a \ ►� / k tit o * 1 ,v- t� I i / /%It,� \ / Vki. 1 1 i L I' 1 t 4 - rV . . .tom NA C N it 4 e , �?t r ' N a� ,I ; 0"°mss .A 6,. ` t w I i !A°. 11 $ ri ' 4�t . 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Nik d jil _�-. T. : --.... ...... .....„ II t i Ju . r ,_1� -z. : .. _ �� y : i b.. d - i In 2 b <) c v 3601 Thurston Avenue N,Suite 100 Anoka, MN 66303 Phone:793.231.6840 TP Facsimile:783.427.0620 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 20, 2014 RE: Oak Park Heights - Gateway Building - Design Guidelines/Site Plan Review and Conditional Use Permit for Number of Parking Spaces-13999 60th Street North TPC FILE: 236.02— 14.01 BACKGROUND Roger Tomten of ARCHNET on behalf of Hall and Hall Properties has made applications for Design Guidelines/Site Plan Review and a Conditional Use Permit (CUP)for number of parking spaces at 13999 60th Street North to demolish the existing building and construct a new multi-tenant building at the corner of 6001 Street and Oakgreen Avenue North. The Planning Commission, at their March 13,2014 meeting, held the public hearing and discussed the site layout and the proposed building. One of the Planning Commission members asked where the right of way easement line was on the east side of the property. The actual property line is approximately 32 feet from the east edge of the proposed parking lot, but the survey and the layout plans do not identify the right of way line. The Planning Commission discussed whether the 10 foot setback for the parking lot was addressed in the proposed plan. In that the location of the right of way line was not identified on the survey or plans, the Planning Commission added a condition that the Applicant provide a plan showing that information and for City Staff to determine if a variance is required. Please find attached a revised layout plan indicating the Minnesota Department of Transportation easement. It is directly adjacent to the east line of the proposed parking lot. City Staff has reviewed the Zoning Ordinance and determined that a variance is not required. The Zoning Ordinance states in Section 401.15.F the following: Page 106 of 194 17) Curbing and Landscaping. Except for single and two family dwellings, all open, off street parking shall have a continuous concrete perimeter curb barrier around the entire parking lot; said curb barrier shall not be closer than 10 (ten) feet to any lot line. Grass plantings and landscaping shall be provided in all areas bordering the parking area. The language indicates that the setback for the parking area is 10 feet from a lot line. In this case the parking lot is set back 32 feet from the lot line. The new frontage road and trail in this area will be more than 25 feet from the proposed parking lot curb. The setback is satisfied in terms of the Zoning Ordinance language. City Staff has considered whether the language may need to be changed so that it not only addresses property lines but also right of way easement lines. The Planning Commission could address this as part of a routine clean-up of outdated language or necessary updates to the Zoning Ordinance. pc: Julie Hultman 2 Page 107 of 194 i NI r N W m E rf.V � { z 0 6=2 Lo i F. a - �� 8 g H W T ff a 3 ��i �I„ W m ,.S N & 3 h ,art .ox- t� iO iW pC t6 N O wC7f v 22 W V /,6177.. q i g 'ad n ulci w g>gm 0 U 3 f-, � � a - V . -a@ 1 ° � 1 ; r I IP s zaW Z [[s �� mQ o m°o 26 cc,5 W hb- -Y ry 6 w i mg �► 41) o .� eaaa aaa .�,= Iiiiiirr ''' 4O a 6 7a , ,___ . 1.1,...,4 , ,..., ltiv, . . ....1. 1 ,w, 6 . , ,,:.. , ,, / .._,,. ....,_ - 6 i / -\ 1 • , i f, , 3 Q 4,` r.i {...-� S c ....!-.7 Y_!'. ..,..,:x...4-.:..c. •._...¶-. i;i ;n .. s I.4&...., f t I -a 40_ _ _ 4:1 --- • mod RIM Page 108 of 194 jcjJ U ,,_ II 1 x . W co i W III• A ZQ- 1 ._ I I 4NN M I E I e e x°,s 1 c I I i a s',5 : 1 II I i^ a I a� Ili F I e 6j if, j € s ix HJIL � 111 < ii!Iii 9 d �i 1411 1 iI 1 1!fl!!L 0 Of 1 43 ■ a MO f ti ebb i : 0 11 i 1 h Wilithibi P fil i I 1 ; 1 11 i 1 0 pi ! I Ise " �; [ � i. i ; 1II 1 1 b hip Iii 1 1 11 iii : 9 iii e 1jii1 1 hi i 1 of 1 pI li iiis 111111$11111;1rIII Irli6 II 1 11 1 I 1 (114. " .e oe®e seo : I I 1- , Rtarckv v ,,, __ a pi p, a cd C� - �' �c _ 411k%�_ Q r � 8 I c3 �3 1; � a a 5 ' ' ��i I rtc) Lorii, 1 I 1 i w j I-1 0 it 3 x i Ili : 1 I a ,........_ -P--". I s Page 109 of 194