HomeMy WebLinkAbout20200827 Gregory Residence Application „,c,-
,
`��cxr ! �� CITY OF SARATOGA SPRINGS
^r! y ZONING BOARD OF APPEALS
=, �1 Obi-9 Ha.{,[. - 474 13 rou.d-w-ay
•/> i V ScwalFaSpg14& , New-York//2866
a.'- -reL: Si-8-587-3550 faxi. 51-8-580-9480
''Q
a
INSTRUCTIONS
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE, AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLICATION REQUIREMENTS
1. ELIGIBILITY:To apply for relief from the City's Zoning Ordinance, an applicant must be the property
owner(s) or lessee, or have an option to lease or purchase the property in question. The Zoning Board of
Appeals (ZBA) shall not accept any application for appeal that includes a parcel which has a written violation
from the Zoning and Building Inspector that is not the subject of the application.
2. COMPLETE SUBMISSIONS:Applicants are encouraged to work with City staff to ensure a complete application.The
ZBAill only consider properly completed applications that contain I original and I digital version of the following:
Completed application pages I and 8, the pages relating to the requested relief(p. 2 for interpretation
or extension, pp. 3-5 for use variance, pp. 6-7 for area variance), and any additional supporting
materials/documentation. HANDWRITTEN APPLICATIONS WILL NOT BE ACCEPTED**
d 'Completed SEQR Environmental Assessment Form — short or long form as required by action.
http://www.dec.ny.gov/docs/permits_ej_operations_pdf/seafpartone.pdf
Detailed "to scale” drawings of the proposed project— folded and no larger than 24"x 36". Identify all
existing and proposed structures, lot boundaries and dimensions, and the relationship of structures to
the lot dimensions. Also, include any natural or manmade features that might affect your property (e.g.,
drains, ponds, easements, etc.).
0 Photographs showing the site and subject of your appeal, and its relationship to adjacent properties.
3. APPLICATION FEE (NON-REFUNDABLE): Make checks payable to the "Commissioner of Finance". Fees are
cumulative and required for each request below.
O Interpretation $500
O Use variance $1,000
dArea variance
- Residential use/property $200
- Non-residential use/property$600
0 Extensions $150
Check City's website (www.saratoga-springs.org) for application meeting dates.
Revised 0112019
ZONING BOARD APPEAL APPLICATION INSTRUCTIONS PAGE 2
PUBLIC HEARING ADVERTISEMENT
The Zoning Board of Appeals is required to hold a public hearing on each submitted application within ninety(90)
days from when it is determined to be properly complete by City staff.
City staff will prepare a legal notice for the public hearing and arrange to have the public hearing announcement
printed in The Saratogian legal notices at least 5 days before the hearing.
Applicants must pay The Saratogian for the legal ad and present proof of payment to the ZBA prior to the public
hearing. If proof of payment is not presented prior to the hearing, the hearing will be cancelled.
PROPERTY OWNER NOTIFICATION
Applicants are required to mail a copy of the public hearing legal notice to all property owners within the following
distances from the boundaries of the land in question:
Type of variance Distance for property owner notification
Use variance 250 feet
Area variance & Interpretation 100 feet
This notice must be sent at least 7 days but not more than 20 days before the date of the public hearing.
City staff will email a copy of the "property owner notification letter"to the applicant.The applicant must then send
the notification letter to the nearby property owners.Applicants may not include any other materials in this mailing.
The mailing must be certified by the U.S. Post Office. Prior to the public hearing, applicants must present the Post
Office "certificates of mailing" to the ZBA. If"certificates of mailing" are not presented prior to the hearing, the
hearing will be cancelled.
Revised 01/201H
\l, 1 OGt jFOR OFFICE USE/
_ !;I CITY OF SARATOGA SPRINGS
•
A f G}ly Haa - 474 f3rou.oi�,v'cuy (Application#)
..�: k` Sara ga Ne/w-York.12866
Te.L: 518-587-3550 f 518-580-9480
(Date received)
APPLICATION FOR:
APPEAL TO THE ZONING BOARD FOR AN
INTERPRETATION, USE VARIANCE,AREA VARIANCE AND/OR VARIANCE EXTENSION
APPLlCANT(S)'r OWNER(S) (If not applicant) ATTORNEY/AGENT
Marina Gregory same as applicant
Name
328 Caroline Street
Address
Saratoga Springs, N.Y. 12866
Phone
Email
*An applicant must be the property owner, lessee, or one with an option to lease or purchase the property in question.
Applicant's interest in the premises: 2 Owner ❑ Lessee ❑ Under option to lease or purchase
PROPERTY INFORMATION
328 Caroline Street 166 14 1 16
I. Property Address/Location: Tax Parcel No.:
-
(for example.' /65.52-4-37)
January 29, 2018 UR-1
2. Date acquired by current owner: 3. Zoning District when purchased:
Residential UR-1
4. Present use of property: 5. Current Zoning District:
6. Has a previous ZBA application/appeal been filed for this property?
0 Yes (when? For what?
0 No
7. Is property located within (check all that apply)?: 0 Historic District 0 Architectural Review District
0 500'of a State Park, city boundary, or county/state highway?
8. Brief description of proposed action:
Area variance request for side setback to existing ac unit, concrete patio and roof overhang.
9. Is there a written violation for this parcel that is not the subject of this application? 0 Yes lZ No
10. Has the work, use or occupancy to which this appeal relates already begun? El Yes g No
I I. Identify the type of appeal you are requesting (check all that apply):
0 INTERPRETATION (p. 2) 0 VARIANCE EXTENSION(p. 2) 0 USE VARIANCE (pp. 3-6) 2 AREA VARIANCE(pp. 6-7)
Revised 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 2
FEES: Make checks payable to the"Commissioner of Finance". Fees are cumulative and required for each request below.
❑ Interpretation $ 500
❑ Use variance $1,000
Area variance
-Residential use/property: $ 200
-Non-residential use/property: $ 600
0 Extensions: $ 150
INTERPRETATION—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
I. Identify the section(s) of the Zoning Ordinance for which you are seeking an interpretation:
Section(s)
2. How do you request that this section be interpreted?
3. if interpretation is denied, do you wish to request alternative zoning relief? EYes El No
4. If the answer to #3 is "yes,"what alternative relief do you request?❑ Use Variance 0 Area Variance
EXTENSION OF A VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
I. Date original variance was granted: 2. Type of variance granted? 0 Use 0 Area
3. Date original variance expired:
5. Explain why the extension is necessary. Why wasn't the original timeframe sufficient?
When requesting an extension of time for an existing variance, the applicant must prove that the circumstances upon which the original
variance was granted have not changed. Specifically demonstrate that there have been no significant changes on the site, in the
neighborhood, or within the circumstances upon which the original variance was granted:
Revised 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 3
USE VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
A use variance is requested to permit the following:
For the Zoning Board to grant a request for a use variance, an applicant must prove that the zoning regulations create an unnecessary
hardship in relation to that property. In seeking a use variance, New York State law requires an applicant to prove all four of the following
"tests".
I. That the applicant cannot realize a reasonable financial return on initial investment for any currently permitted use on the property.
"Dollars¢s" proof must be submitted as evidence.The property in question cannot yield a reasonable return for the following
reasons:
A. Submit the following financial evidence relating to this property(attach additional evidence as needed):
I) Date of purchase: Purchase amount: $
2) Indicate dates and costs of any improvements made to property after purchase:
Date Improvement Cost
3)Annual maintenance expenses: $ 4)Annual taxes: $
5)Annual income generated from property: $
6) City assessed value: $ Equalization rate: Estimated Market Value: $
7)Appraised Value:$ Appraiser: Date:
Appraisal Assumptions:
Revised 0112019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 4
B. Has property been listed for sale with ❑Yes If"yes", for how long?
the Multiple Listing Service (MLS)? tONo
1) Original listing date(s): Original listing price: $
If listing price was reduced, describe when and to what extent:
2) Has the property been advertised in the newspapers or other publications? ❑Yes ❑No
If yes, describe frequency and name of publications:
3) Has the property had a "For Sale" sign posted on it? ❑Yes ❑No
If yes, list dates when sign was posted:
4) How many times has the property been shown and with what results?
2. That the financial hardship relating to this property is unique and does not apply to a substantial portion of the neighborhood.
Difficulties shared with numerous other properties in the same neighborhood or district would not satisfy this requirement. This
previously identified financial hardship is unique for the following reasons:
Revised 01/2019
ZONING BOARD OF APPEALS APPLICATION FORM PAGE 5
3. That the variance, if granted, will not alter the essential character of the neighborhood. Changes that will alter the character of a
neighborhood or district would be at odds with the purpose of the Zoning Ordinance. The requested variance will not alter the
character of the neighborhood for the following reasons:
4. That the alleged hardship has not been self-created.An applicant(whether the property owner or one acting on behalf of the property
owner)cannot claim "unnecessary hardship" if that hardship was created by the applicant, or if the applicant acquired the property
knowing(or was in a position to know)the conditions for which the applicant is seeking relief.The hardship has not been self-created
for the following reasons:
Revised 01/2019
ZONING BOARD OFAPPEALS APPLICATION FORM PAGE 6
AREA VARIANCE—PLEASE ANSWER THE FOLLOWING(add additional information as necessary):
2.3 table 3
The applicant requests relief from the following Zoning Ordinance article(s)
Dimensional Requirements From To
side yard setback(ac unit) 12 feet 3 feet
side yard setback (concrete patio slab) 12 feet 6 feet
side yard setback for roof overhang 12 feet 4.4 feet
Other:
To grant an area variance,the ZBA must balance the benefits to the applicant and the health,safety,and welfare of the neighborhood and
community, taking into consideration the following:
I. Whether the benefit sought by the applicant can be achieved by other feasible means. Identify what alternatives to the variance have
been explored (alternative designs, attempts to purchase land, etc.) and why they are not feasible.
There are no other feasible means because the ac unit and concrete patio and roof overhang are existing.
2. Whether granting the variance will produce an undesirable change in the character of the neighborhood or a detriment to nearby
properties. Granting the variance will not create a detriment to nearby properties or an undesirable change in the neighborhood
character for the following reasons:
This is an existing home with existing accessories that are not in compliance with the required setback. There is no undesirable
change to the neighborhood because they are existing.
Revised 01/2019
ZONING BOARD OF APPEALSAPPLIGATION FORM PAGE 7
3. Whether the variance is substantial. The requested variance is not substantial for the following reasons:
This is not a substantial variance as it pertains to existing structures. There are multiple properties in the neighborhood with the
same circumstances.
4. Whether the variance will have adverse physical or environmental effects on neighborhood or district. The requested variance will not
have an adverse physical or environmental effect on the neighborhood or district for the following reasons:
The variance will not have any adverse effects to the neighborhood as there are multiple properties with the same accessories
and roof overhangs.
5. Whether the alleged difficulty was self-created(although this does not necessarily preclude the granting of an area variance). Explain
whether the alleged difficulty was or was not self-created:
This difficulty was not self created as these conditions are pre-existing.
Revised 01/2019
ZONING BOARD OFAPPEALS APPLIGATION FORM PAGE 8
DISCLOSURE
Does any City officer,employee,or family member thereof have a financial interest(as defined by General Municipal Law Section 809)in
this application? m No 0 Yes if"yes",a statement disclosing the name,residence and nature and extent of this interest must be filed
with this application.
APPLICANT CERTIFICATION
1/we, the property owner(s), or purchaser(s)/lessee(s) under contract, of the land in question, hereby request an appearance before
the Zoning Board of Appeals.
By the signature(s) attached hereto, I/we certify that the information provided within this application and accompanying
documentation is,to the best of my/our knowledge, true and accurate. I/we further understand that intentionally providing false or
misleading information is grounds for immediate denial of this application.
Furthermore, 1/we hereby authorize the members of the Zoning Board of Appeals and designated City staff to enter the property
associated with this application for purposes of conducting any necessary site inspections relating to this appeal.
Date: 11/9/2020
(applicant signature)
Date:
(applicant signature)
If applicant is not the currently the owner of the property, the current owner must also sign.
Owner Signature: Date: 11/9/2020
Owner Signature: Date:
Revised 01/2019
ZONING AND BUILDING INSPECTOR DENIAL
OF APPLICATION FOR LAND USE AND/OR BUILDING
APPLICANT: TAX PARCEL NO.: - -
PROPERTY ADDRESS: ZONING DISTRICT:
This applicant has applied to use the identified property within the City of Saratoga Springs for the following:
This application is hereby denied upon the grounds that such use of the property would violate the City Zoning Ordinance article(s)
.As such, the following relief would be required to proceed:
❑ Extension of existing variance 0 Interpretation
❑ Use Variance to permit the following:
0 Area Variance seeking the following relief:
Dimensional Requirements From To
Other:
Note:
❑Advisory Opinion required from Saratoga County Planning Board
ZONING AND BUILDING INSPECTOR DATE
Revised 0112019
Short Environmental Assessment Form
Part I - Project Information
Instructions for Completing
Part 1—Project Information. The applicant or project sponsor is responsible for the completion of Part 1. Responses become part of the
application for approval or funding,are subject to public review, and may be subject to further verification. Complete Part 1 based on
information currently available. If additional research or investigation would be needed to fully respond to any item,please answer as
thoroughly as possible based on current information.
Complete all items in Part 1. You may also provide any additional information which you believe will be needed by or useful to the
lead agency; attach additional pages as necessary to supplement any item.
Part 1 —Project and Sponsor Information
Name of Action or Project:
Survey Lands of Gregory#328 Caroline St
Project Location(describe,and attach a location map):
328 Caroline St., Saratoga Springs, N.Y.
Brief Description of Proposed Action:
Applicant has existing residential home with roof overhangs,concrete patio stab and ac unit that do not comply with existing zoning requirements.
Applicant is requested area variance from the City of Saratoga Springs.
Name of Applicant or Sponsor: Telephone:
Marina Gregory
E-Mail:
Address:
328 Caroline St.
City/PO. State: Zip Code:
Saratoga Springs New York 12866
1. Does the proposed action only involve the legislative adoption of a plan,local law, ordinance, NO YES
administrative rule,or regulation?
If Yes, attach a narrative description of the intent of the proposed action and the environmental resources that ❑
may be affected in the municipality and proceed to Part 2. If no,continue to question 2.
2. Does the proposed action require a permit, approval or funding from any other government Agency? NO YES
If Yes,list agency(s)name and permit or approval: ❑
3. a. Total acreage of the site of the proposed action? 0.14±acres
b.Total acreage to be physically disturbed? 0 acres
c. Total acreage(project site and any contiguous properties) owned
or controlled by the applicant or project sponsor? 0.14±acres
4. Check all land uses that occur on,are adjoining or near the proposed action:
5. ❑Urban ❑ Rural(non-agriculture) ❑ Industrial ❑ Commercial ❑✓ Residential (suburban)
El Forest ❑ Agriculture ❑ Aquatic El Other(Specify):
❑Parkland
Page 1 of 3
5. Es the proposed action, NO YES N/A
a. A permitted use under the zoning regulations? ❑ El ❑
b. Consistent with the adopted comprehensive plan? ❑ CI ❑
NO YES
6. Is the proposed action consistent with the predominant character of the existing built or natural landscape?
❑ CI
7. Is the site of the proposed action located in,or does it adjoin, a state listed Critical Environmental Area? NO YES
If Yes,identify: El ❑
NO YES
8. a. Will the proposed action result in a substantial increase in traffic above present levels? ❑ ❑
b. Are public transportation services available at or near the site of the proposed action? ❑
El
c. Are any pedestrian accommodations or bicycle routes available on or near the site of the proposed ❑
action? �� J
9. Does the proposed action meet or exceed the state energy code requirements? NO YES
If the proposed action will exceed requirements,describe design features and technologies:
❑ El
10. Will the proposed action connect to an existing public/private water supply? NO YES
If No,describe method for providing potable water:
El El
11. Will the proposed action connect to existing wastewater utilities? NO YES
If No,describe method for providing wastewater treatment: n
I ❑
12. a. Does the project site contain,or is it substantially contiguous to,a building,archaeological site,or district NO YES
which is listed on the National or State Register of Historic Places,or that has been determined by the ❑
Commissioner of the NYS Office of Parks,Recreation and Historic Preservation to be eligible for listing on the
State Register of Historic Places?
b. Is the project site,or any portion of it, located in or adjacent to an area designated as sensitive for ❑ El
archaeological sites on the NY State Historic Preservation Office(SHPO)archaeological site inventory?
13. a. Does any portion of the site of the proposed action, or lands adjoining the proposed action,contain NO YES
wetlands or other waterbodies regulated by a federal,state or local agency? El ❑
b. Would the proposed action physically alter, or encroach into, any existing wetland or waterbody? ❑ El
If Yes, identify the wetland or waterbody and extent of alterations in square feet or acres:
Page 2 of 3
14. Identify the typical habitat types that occur on,or are likely to be found on the project site. Check all that apply:
❑Shoreline El Forest ❑Agricultural/grasslands El Early mid-successional
❑Wetland El Urban ❑✓ Suburban
15. Does the site of the proposed action contain any species of animal,or associated habitats, listed by the State or NO YES
Federal government as threatened or endangered? ' ❑ ❑
16. Is the project site located in the 100-year flood plan? NO YES
El ❑
17. Will the proposed action create storm water discharge,either from point or non-point sources? NO YES
If Yes, ❑✓ ❑
a. Will storm water discharges flow to adjacent properties? ❑✓ ❑
b. Will storm water discharges be directed to established conveyance systems(runoff and storm drains)? V
If Yes, briefly describe:
18. Does the proposed action include construction or other activities that would result in the impoundment of water NO YES
or other liquids(e.g.,retention pond, waste lagoon,dam)?
If Yes, explain the purpose and size of the impoundment: ❑
El
19. Has the site of the proposed action or an adjoining property been the location of an active or closed solid waste NO YES
management facility?
If Yes,describe: ❑ ❑
20.Has the site of the proposed action or an adjoining property been the subject of remediation(ongoing or NO YES
completed) for hazardous waste?
If Yes, describe: El ❑
I CERTIFY THAT THE INFORMATION PROVIDED ABOVE IS TRUE AND ACCURATE TO THE BEST OF
MY KNOWLEDGE
Gilbert VanGuilder Land Surveyor PLLC /1/Q/ao
Applicant/sponsor/ ame: Date:
Signature: /f� /a fl. �..� "" 4c� t'/1 Title: in t'fi bry (:)l�
PRINT FORM Page 3 of 3
EAF Mapper Summary Report Friday, November 6, 2020 11:55 AM
Disclaimer: The EAF Mapper is a screening tool intended to assist
l' n project sponsors and reviewing agencies in preparing an environmental
166.14-1-15 I 1L___------
166.14-2-41 assessment form(EAF).Not all questions asked in the EAF are
1 '� „ — --- answered by the EAF Mapper.Additional information on any EAF
16e,.13-1-11 .......--1 question can be obtained by consulting the EAF Workbooks. Although
_-. --- `W the EAF Mapper provides the most up-to-date digital data available to
DEC,you may also need to contact local or other data sources in order
�--— � t to obtain data not provided bythe Mapper. Digital data is not a
-��" - �'ciF Y --� substitute for agency determinations.PP g
;jrt,rnra Montreal
_______.--
dal 16614-1-171 166.1 1 9' a
i“36.14-1-16 Toronto, ,, J
RpdhesterTr,
_ Isash /
r I ; , Abs*i E tx 11 * Boston
156.14-1-33 i I . .--
I P. 'rodittert
166 14-4-2 • evil"td
`4 66:14-1-1 a i r :
DEED REFERENCE:
CONVEYANCE TO MARINA GREGORY BY DEED DATED JANUARY 251,2018 AND
RECORDED IN THE SARATOGA COUNTY CLERICS OFFICE AS INSTRUMENT NM
2016000006.
4 STREET MAP REFERENCE
CARO��NEMAP ENTITLED."MAP OF LANDS OF ATILIAM IL MORAN,SCHUYLER DRIVE
EXTENSION,SARATOGA SPRINGS.NEW YORK,DATED MARCH 10,I052.
ill
PREPARED BY ICH.H SHEEHAN.NO.Z-SCE AND FLED IN THE SARATOGA COUNTY
CLERICS OFFICE AS MAP NO.Z-186.
L
NOTES:
1.THIS SURVEY WAS PERFORMED WITHOUT TEE BENEFIT OF AN
CUN i Canveta Wdk UP TO DATE ABSTRACT OF TITLE AND/OR Tfl'LE REPORT AND
Asphalt halt MAY BE SUBJECT TO WHATEVER STATEMENT OF FACS THEY
-5 ' N ME 64.19' o MAY ATTEMPT WAS MADE TO SHOW NNOF THIS ND
SU
V IMPROVEMENTS IN THE PREPARATION OF THIS SURVEY.
DIS. S ONLY BOUNDARY SURVEY MAPS WITH THE SURVEYOR'S
V N EMBOSSED SEAL ABS GENUINE TRUE AND CORRECT COPIES
y Co.eretl OF THE SURVEYOR'S ORIGINAL WORK AND OPINION.
N PoraA — TOE'S 8 4.COPYRIGHT 0 2020 BY GILBERT VANGUI.DER LAND
N SURVEYOR PLLC.ALL RIGHTS RESERVED.REPRODUCTION OR
-8' Yat Lands N/F Of COPYING OF THIS DOCUMENTMAY BEA VIOLATION OF
8 36.8 Shea COPYRIGHT LAWHUNLESS PERMISSION
MISSION OF THE AUTHOR
AND/OR COPYRIGHT HOLDER S OBTAINED.
Instrument Na.2016005741
•' 5.OFFSETS OR DIMENSIONS FROM THIN PROPERTY LINE TO
• I STRUCTURE OR DrPROVEMENTS ARB SHOWN FOR THE
• jm I // PURPOSE TO POSITION 1T RELATIVE'ICI THE PROPERTY LANE
AND/OR COMPLIANCE WITH ZONING,AND ARE NOT INTENDED
.I
3 wood Flame House
l5 y
4,9-
TO MONUMENT THE PROPERTY LINF5 OR GUIDE IN THE
v.,/Fenp / ERECTION OF FENCES OR OILIER IMPROVEMENTS TO THE
V°.'
LAND.
AsphaltS 1 ta'
•
279'
•
Lands N/F Of :�:'
Enlarged City School \ craia;'
+6' \ ...
1 I Sq. Ft. ? j -—`�
Area = '''' 0
u poor ovemonea.erOioRd lO 08.,H—f�f—H
LV+. �maoa om hn�1 Fano° 6 ",
O dor Survey wow-9/29/20
a �✓AleWA i i 95yr 2/.
S82.38' oo'w 9M1e0 , moi' SURVEY
Lands N/F Of LANDS OF GREGORY
0 I Baldwin
Book 1482 Of Deeds At Poge 395 #328 CAROLINE STREET
Of Deeds
10 CITY OF SARATOGA SPRINGS SARATOGA COUNTY, NEW YORK
SCALE: 1" = 20' DATE: MARCH 30 2018
TELEPHONE NO.: (516) 983-0634 MAP NO.: 18- 17- 36
Gilbert VanGuilder��/V
UNAUTHORIZED ALTERATIONS OR ADDITIONS TO THIS i//%% Land Surveyor, PLLC
HE NEW YORVEY MAP K STATE EDUCATION LAM�OONLY COPE / rT� Professional Land Surveyors
OF THIS SURVEY MAP BEARING THE LAND SURVEYOR'S TODD WESTNRVELD, P.L.S. No. 50,319 988 Route 146, Clifton Park, New York 12065
ORIGINAL SIGNATURE AND EI®039ED SEN.SHALL BE gvglandsurveyors.corn
CONSIDERED VALID,.
Aillair
pr
.�d at r _
1100100,
u .,tea».......
N
..;tea.. :. i`
ter]v/moi ' .. -
W,.':.1` , ,, r _
rrp
„...
A '.-
4
, 1
11 ,.,t ,,
_ _
._.
_ _
:.,4 _ .. ..., .,4
^.S _ _
--- - Y a
___________
1 . -4: - ,,,,,,,
m
_.._..
, _
______
11
, - ____0
,,,,,,
I
0
ilk. 4 ,.
If • 010 4 0 ,
a
0 ��
�`
-----------------:-------------
—1 t d
,,,','..'y' :::‘,4.:1A7.4$4.;),:.:', ....o.i,,,..',,k _,„„,, .-A
I�
, t
op.. . „
� m
i
Y.
r