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7.2 SR 03-20-2023Request for Action To Item Number Ma Tor and CinT Council 7.2 Agenda Section Meeting Date Prepared by Public Hearings March 20, 2023 Zack Carlton, Communit�T Development Director Item Description Reviewed by Conditional Use PeYmit Construction of a Chris Leeseber , SenioY PlanneY Production Building Supporting HeavyT Reviewed by Manufacturing Operations at 1340 6�' Street, Cal Portner, CityT Administrator Rinker Pipe Action Requested U � � � 3 � .� � Approve, byT motion, the Conditional Use Permit �vith the follo`ving conditions to satisf�r the standaYds set forth in Section 30-654: 1. All exterioY building openings shall be closed when manufacturing operations occur within a building prior to 6 a.m. and after 9 p.m. MondayT through SundayT. 2. All vehicle back-up alarms shall be converted to a white-noise styrle byr June 30, 2023. 3. The applicant shall submit a dust control plan for the operation prior to issuance of anyT building permits. 4. The applicant shall submit documentation demonstrating compliance with state and federal wellhead protection standards. Background/Discussion The subject site is located noYth of Highway 10 and generally west of Proctor Avenue and is appro�matelyT 55-acres in size. The site is zoned I-2 (iVledium Industrial), `vhich supports the proposed expansion/ change to the existing heavyT industrial operation. The cityT's earliest zoning map from 1980 zoned the pYopeYtyr as I-2, and a concrete product manufacturing business operated on the site for decades prior to formal adoption of the cityT zoning map. CR 33 /\ , CR 12 -- RR Hwy �o . • � ` Figure I �P tiw� ,o �, 6y The applicant proposes construction of a 39,000 square foot steel sided industrial building. The ne`v building would be 41-feet tall (60-feet allowed) and will house industrial opeYations. Construction of the building will allow the applicant to move some of their operations indoors, reducing noise and facilitating yTear-round operation of some processes that currentlyT shutdo`vn during the colder months. The propertyT abuts the railroad, the cityT public works facilityT, and an athletic complex to the north. Residential development has developed west and south of the site, and additional industrial operations aYe located to the east. The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith T evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engagelnent that encou�ages and ins�iz•es pTo�pe�zty. rowEREo ar �I'1 �� Up�iited.• August 2020 Planning Commission During the public hearing, one resident spoke in support of a condition prohibiting industrial operations/ manufacturing before 6 a.m. and after 9 p.m., Monda�r through SaturdayT, and completel�r on Sunda�rs. She stated that the noise from the facility starts befoYe 5 a.m. at times and can be veryr loud. This is consistent with numerous comments that staff has received from the public. BryTan Olson, representing Rinker, also addressed the Commission. He outlined his support for conditions 2-5 and revie`ved the steps theyT are taking to gain compliance. Mr. Olson then circled back to condition 1(prohibiting industrial/manufacturing from 9 p.m. to 6 a.m. MondayT through Frida�T) and thoroughl�T outlined his concerns �vith the condition. He revie�ved their operations schedule, procedures, deadlines imposed by contractors, deadlines imposed by MnDOT, along with labor challenges. His revie`v was extremelyT thorough and addressed the questions the Commission had regarding the condition. The Commission discussed modifications to condition number one, including exempting loading or allo`ving operations to start at 5 a.m. rather than 6 a.m. UltimatelyT, the Commission unanimously recommended removing condition number one and not supporting anyT limits to the hours of operation for Rinker. Staff has modified the condition regarding interior operations to reflect the discussion from the Commission and removed the previous condition one — these changes are reflected in the current request for action. Staff was contacted b�T a resident the week of i�larch 5`I' regarding noise from the facilit�T and due to the regular contact from residents �uith noise concerns, staff recommends adding a limit to the hours of operation, perhaps beginning at 5 a.m. rather than the previouslyT recommend 6 a.m. with an exception for overnight trailer loading. Financial Impact None Mission/Policy/Goal Support the gro`vth and development of the business community. Attachments ■ Planning Commission Packet dated FebruaryT 28, 2023 Request for Action To Item Number Plannin Commission 5.2 Agenda Section Meeting Date Prepared by Public Hearin s Februar�r 28, 2023 Zack Carlton, Communittr Develo ment DirectoY Item Description Reviewed by Rinker Pipe — 1340 6`i' St. NW Chris LeesebeY , SenioY PlanneY ■ Conditional Use Permit granting approval of a Reviewed by steel production building, Case No. CU 23-03 Action Requested Recommend, byT motion, approval of the Conditional Use Permit �vith the following conditions to satisfy the standards set foYth in Section 30-654: 1. Industrial operations outside of a structuYe aYe pYohibited beriveen 9:00 p.m. and 6:00 a.m. Monda�T through SaturdayT and on SundayTs. 2. r1ll exterior openings shall be closed when industrial operarions occur within a building during the prohibited periods. 3. All vehicle back-up alarms shall be converted to a white-noise st�rle by June 30, 2023. 4. The applicant shall submit a dust control plan for the operation prior to issuance of an�T building permits. 5. The applicant shall submit documentation demonstrating compliance with state and federal wellhead protection standards. • , � t I � � �� f R� • Hwy io CR 3J � 3 x ! r � — 4�� cR iz Background/Discussion P� The subject site is located north of Highway 10 and geneYally west of ti�. Proctor Avenue and is approximatel�T 55-acres in size. The site is zoned j�°'%A I-2 (Medium Industrial), which supports the proposed expansion/ change to the existing heav�T industrial operation. The cittT's earliest Figure I zoning map fYom 1980 zoned the pYopeYtyr as I-2, and a concrete product manufacturing business operated on the site for decades prior to formal adoption of the cittT zoning map. The applicant proposes construction of a 39,000 square foot steel sided industrial building. The ne`v building would be 41-feet tall (60-feet allowed) and will house industrial opeYations. Construction of the building will allow the applicant to move some of their operations indoors, reducing noise and facilitating yTear-round operation of some processes that currentlyT shutdown during the colder months. The propert�T abuts the railroad, the cittT public `vorks facilittT, and an athletic complex to the north. Residential development has developed west and south of the site, and additional industrial opeYations aYe located to the east. The Elk River Vision A �a�elco�ning colnlnunity 2arith Tevolutiona�y and spi�zted Tesourcefulness, excptional se�vice, and co�n�nunity engagelnent that encou�ages and in��i�espzo��e�zty. P o w E R E 0 e r ��►�'UR� Up�iited.• August 2020 Hours of O�eration The applicant operates numerous shifts, with some beginning before 6:00 a.m. As this is a heavy- manufacturing operation some of the work generates a significant amount of noise. Staff regularly receive calls from neighboring residential neighborhoods complaining of loud noises veryT early in the morning. While it is generall�T understood that the industrial operations of the applicant e�sted before the development of the residential areas, there is also an opportunityT for some noise mirigation measures `vith construction of the ne`v building. Building Materials The proposed building will be a steel sided structure similar to some of the existing buildings on site. The building location is generallyT behind large e�sting buildings and is largel�T screened from vie�v along high�vayT 10. Utilities There is a municipal �uell located less that 1,000 feet from the building site which is categorized by the iVlinnesota Department of Health as moderately vulnerable. Construction and operations in and around the building will need to follow federal and state wellhead protection requirements. Applicable Regulations In approving a Conditional Use Permit, the council mayT impose such specific conditions `vith regard to the development oY operation of the pYoposed use as it consideYs necessaryr to satisfy the seven standards set foYth in Section 30-654 and the requirements contained in this article and to promote compatibilityT with and minimize anyT potentiallyr adveYse effects upon adjacent properties, the neighborhood oY the city. The issuance of a Condirional Use Permit can be ordered onlyT if the use at the proposed location: LVill not en�iingeT; injuT e oa� detTzlnentally affect the use and enjoylnent of othe��p�opeT7y in tbe i�nlnediate vicinity o�� the public health, safety, �no�als, colnfo��, convenience o��gene�al2a�elfare of tbe neigbl�o�hood oa� the city. As noted above, noise has become a reoccurring issue regarding the operation of the industrial use. For this reason, staff recommends two conditions. First, require industrial operations occurring outside of a building to conform to the cittT's construcrion timing standards. Second, if industrial operations are to occur within the prohibited time, theyT should be within a building and all exterior openings must be closed. AdditionallyT, drier summers the last few yTears have created concerns regarding wind-blo`vn dust originating from the property. EspeciallyT dryT and �vindy periods have generated concerns around the dust and what mayT be airborne along with the dust. To address these concerns, staff has included a condition that a dust control plan must be on file with the cit�r prior to issuance of a building permit. The dust control plan should outline ongoing mitigation techniques and methods for addressing dust during especiall�T dr�T and �vind�T periods. 2. LVill be consistent �a�ith tbe coYnp� ebensive plan. The propert�T is guided for Industrial Uses and supports the growth and development of the Elk River business communityT. 3. LVill not i�npede the noT�7nal and o��er•ly develop�nent and ilnpr•ove7nent of suT7•ounding vacantpr•opeT7y. Surrounding properties are fu11yT developed and staff has included conditions to address and mitigate impacts to adjacent, developed, areas. Staff does not see a need to impose specific conditions to satisfyT this standard. 4. LVill be se�ved adeguately ly and aa�ill not adve�:sely affect essential pul�lic facilities and se�vices including stTeets, police and fi� e p�otection, dTainage, refuse di��osal, �a�ateT�and seaa�e��syste�ns, pa�ks and schools; and �a�ill not, inpa�fiicz�laT; c�eate t�a�c congestion o�� intea, feTence 2arith t�a�c on adjacent and neighl�o�zngpul�lic thoToughfa�es. The propert�T was developed for this t�Tpe of use and has access to all cinr services. All access to this site occurs from the frontage road bet�veen the operation and Highwa�T 10, or directlyT onto High�vayT 10. The use has been served adequatelyT byT and will not adverselyT affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, `vater and sewer syTstems, parks and schools; and �vill not, in particular, create traffic congesrion or interference �vith traffic on adjacent and neighboring public thoroughfares. Staff does not see a need to impose specific conditions to satisfy this standard. 5. LVill not involve uses, activities, pz ocesse�; �naterzals, equ p�nent and conditions of ope� ation that aa�ill be det�zlnental to any peT:rons oT�p�opeT7y I�ecause of excessive tra�c, noise, s�noke, fuynes, glaye, odoT:s, dust oT� vil�Tations. Noise and dust have been a recent and re-occurring concern of this operation. Staff has met �vith business representatives in the past, and progress has been made. However, it is also appropriate to include additional conditions to further mirigate concerns from nearbyT neighborhoods. 6. LVill not T�esult in tbe destrz�ction, loss o�� dalnage of a natu�al, scenic oz� bistoTzc featu�e of �najoT• i�npo�7ance. The site is fullyT developed and the new facilityT will be constructed in an area that is alread�T covered b�T an impervious surface. Staff does not see a need to impose specific conditions to satisfy this standard. 7. LVill fully co�nply 2��ith all other� T equir•elnents of tbis Code, including any applical�le requir•elnents and stan�iir�s fo�� the issuance of a license oT•peTrnit to estal�lish and operate the pzoposed use in the city. The use will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the cit�T. Staff does not see a need to impose specific condirions to satisfyT this standard. If denial of such a permit should occur, it shall accompanyT recommendations or determinations byT findings or a report stating how the proposed use does not complyT `vith the standards set forth in Secrion 30-654. Financial Impact None Mission/Policy/Goal ■ Support the gro`vth and development of the business communityT. Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plans ■ Architectural Plans/Elevations .. _ ��•�`�,�� i }��uf�•' . ""'"!`-j '�, ,''�t � '�. . .Y� �. f' _i, '� .� �w •' `� , . i. � � ��'4 ` , �,�t ' � . . ' 7, ��. • ! " '' • � . ^1; ' . .' ti,', : i _ - � . , y•' �� ` ,F 1 r - _ � • , � i .� "�. i - . t �� . `+� � : � , i ..� ti-,� - .f , �r��; �'' " '�-'•��4.�� .:. \�_ ' . ,. 75 G49-01.20� • ,. �� _� `} , , , r `�. .; � T �,,, p;. , � ''� � , o � � •? !_i-fi49'0115 1, :Y` , '. `�� `� /�'4p10140 t��,x ` _ y yy -1 .. / �' ° : * � � I • •�� 1,'; - ° �i I� , .i'� -„ '1 r , � . . � . .R� . , �� • � _ r, . r . ) J'� � l `� 4` O I 0141 � 'i � �� - .I� � -. + ; o- � . .. ` �� . „r • : ; t � --p < � _r ' �� x, e: .�• . 'S�'•� � , � �� 4 �.�j.•z �� . � � _ ' . � � ' ` . y 'i t � � N �,•..� i , _ 1 ( Y�,, �. '3 � �� ' � �, � � � , _� � r. -. �� I� I �i.' -- .. �� `� , �„ . . � ; . � ; � �� _ �►:� � -�.;j .,� � �,,, .,, ,- ., �� • .'� -; _ , ; , � =�i � �� :�,� � �:.� � �, ; :� 3 , ��o, � � � � 1 `�.�,. . �_ � �. � .ti �.. ` y � i l I, ' ' �"1-� `" � __ � � ,.�: _ .!`� 133-110: i � .ly '. > � 75-402 OO 12��j ;_ � �'. ` � , l ��!' �.; ,� :�, �. � a I; I � ' n v :...ti � -�`- y�� ' � 1 Ir ',� r � � 1 � � ' �. � " . . � I `. � ' t, i� ' ' � 'Iy�. y �`�/�` I ` . . � - � � U �,1^�•':' "�;� 1 P�I. ` ��_ ..-� �.J . t� ." � o ' .' qy y!` ` 1 '� � . � , , . . .. . •�� .� ^ � 1 ��. ��1�� 7 . �� .,•� R i \ . , ��.. .. a _ . _ .- / 1 r �i' rry, r . �n �. /`� ��i lA(1`i' `� o j� � �� . � � . � ' t .i i � rr! i ,t ' 7` �.:; ' ,-T�� .. '`'_�. I . �' , r . .,: �;` � • � i. �_ ` � •�� +R,=—+c�i •1�('',, �� . �� I , r.� rt, F '�y� , . ' ',Y! 'o � � . .:�^. r., .�� i. � -i. C . . • � i' '�'� �r.� ' � ,� I` ' .`h ,L�fyt� � 'Pi�`. , , � �� , a , _ � � . 7s �. � � �� 1• � � �,,' ��4 � i !`� 8(i/1011)'� m° `\ � ' �� '� �. :� - , , S , � � �. ;. � � , ; . , , a�' r _, � �: + � �, � . _ �`,� 75'403T0090'. /. � �� 0 0 �.. � a � � r „�t a. Stf .~,� a,f •� � � � �„tS�"6 , � �{. • ,`f � � . ., . ; � ``�' � i �. #'r ; I � � y - '` ' ,� .,', �—...� �"'?% 0� _ . : -., �� ,:,r • � ';; . _ _ ` -- - � - � ' -= - RRRR - Rinker Case No: CU 23-03 Elk Conditional Use Permit River Rinker Materials, a division of the Quikrete Companies, is pleased to announce its intent to expand our indoor production capability at our E1k River facility through the construction of a new $8,400,000 production building. The need to expand indoors is largely due to the increase in state infrastructure investment creating more demand for our products. Moving the production of our pipe, manhole and box culvert production indoors will help meet the demand in Minnesota for these critical infrastructure components. The E1k River plant, located at 1340 6th Street SE, is the original site of Elk River Concrete Products also known as Cretex Concrete Products. The Cretex Companies began in 1917. One of the founding families was the Bailey family. The Cretex Companies are still a vital part of the local business community whose headquarters are located at 311 Lowell Ave. in E1k River. This plant became part of the Forterra Concrete Products group in 2016 and was later purchased by Quikrete/Rinker Materials in 2022. The expansion of our indoor production capability will be a positi�=e impact to the Elk River area in a number of ways? * Reduction of seasonal layoffs of our plant employees. This will bring people into the Elk River plant for at least 3 additional months of each year which will positively impact the local economy. * Will significantly reduce noise from forklifts that currently operate outdoors. This facility will eliminate the use of at least 3 forklifts and one rubber tired gantry crane that are currently used in our outdoor operations. These machines will be replaced by overhead cranes in the new building. These cranes are much cleaner and quieter than the machines that are being replaced. * The new building will provide an enhanced visual appearance to the public. * A project of this size will have a positi�re impact on the local economy during the construction of this building. * Reduction of energy consumption for curing products outdoors. Currently we cure our products outdoors using live steam. Housing this production process will eliminate the need for use of live steam for curing. * The Quikrete Companies, are making a significant investment for the future making our plant a more attractive place to work which provides sustainable employment opportunities for decades to come. Our local management team and our employees are very excited about this project and are looking forward to your support as we move forward with opportunity for us and for our community. FLOOR PLAN GENERAL NOTES F�ooR a�AN KEVNorEs �. sEEsx�.000�.oa.re��.o.�. Di =o..ao�,o�.. D��PM�,.-s�oa �wx�.Ea�o �. sEEsx�.s�o�s��a�ooEo��,os�M�.. D�o.�nooP-sEEs.a�R D.o.�sEo �woaE.�x �. sEEsx�.,�o��a�e,P,w.R�o.s�x��e,000as�x�� ,OM�.,�.xa�xo� Osxa��.oa.ow.� �u�.,LL��sP�ov�o <.s..sx�.,��oa000asw�.00w..P�s�.�o.s. < ,< o ao �< o 0 D�x�.o.E OPaE.�.M��oow.sPo�..��.�sP�x��: �wo�Es�PP��.�s.�P��..�.Pss�o6a�KSP�x D.Es��.� D�.Eo.M��.E�o�E �<��wPa..�P�a.ona�PE OMOPxo��axE� D�o.�s�o�K �,��s�a��..s�o�E D�Eo.ox000a,�o� D�,�xssxow� �Pa..�,��s�a��..s�ao� D�o.��P�PEao�o-PaMEoam 0„a�000a��M�.,�P�PEo�o��,o�� s.a�P��,o��,��s D�.Eo.�,oP.,�o� D��M�.,�s.aas�� ,��s�a��..��aa��. D�ox.-sEEE� D��M��P�PEs��o�.o�.E �x.�oa�.a.o.o�..a. � �FIRST FLOOR PLAN LDING SECTION � � LDING SECTION # I I I I I I I �,o:� I I I I I # Q QQQ Q � � q��1' 4v "� � � �'a4"�''`.'�.3 ,.._._�._--'�'-"" •-_..__'"..«_ "'__ ., � �` l ir. �� ' ��„�� f� e� l * �� . ��,,.,e� m �.. `�.�z'-� �.�'"„� � ? ,s �� ,,� ( h � � ,� � ` �..."g.�i.� �,xs ,'�v�'"^n'�. 1 ,;� r � � � , :�C- �'". � � � ,.�.,{#..�k.y. ` . F j / . i �.; ,�u,Y. � w ; --_ \ / '— ..:...... � ✓ �� ' 1 � / �`� �p'' � � �� ' �'�� % �t � � / %� LEGEND: 0 oPos��ssaooaEoa.E��a�sx��o.�aE.E 0 aoPo:Eo�o.�aE.EPa,EME.. 0 aoPo:Eoa�i�ni.o � PaoPo:Eo:io.e,woo�.rea-aa�� SITE PLAN NO o� o�aM.o��aaE..,,�„aEo��aEME..s. •� ; � �o o= � 2J N O= v O� R =O OU WZ rc— w ow � Wr m aQ � V :a3 sa KO w..m � y �� am mQ etl s _ � � � Z z J � o "' Z z ax� g � � o _ w � w y m LL Z �[rrvo. CZ i � LEGEND: Eaos�o�o.ao�a��.sEaoE.a��E � � �a,� .EMPo�.s��..E.�E sEo � � PaoPosoa�P� xsmo� .�.�ow�.Eo.��aaE�,,,,.�o. xsm o.� .�.oPo. a,EME..��,,,,.�o. xsmo� .�.�.�sxEooa,�EE�F,,,.o. GRADING GENERAL NOTES: �i �� O= v 2J N O= v O� R =O Z . OU WZ wy ow wr aQ rU �N Oa m etl � � > � Z z Y � o W Z z a X a � w F � � � 0 _ w � w y m LL Z K � C2 5 � � � RINKER MATERIALS BUI LDI NG EXPANSION ELK RIVER, MINNESOTA � �. -�,� ,,-- . '�" I f:bb�«\,� I, � �r� : � f= �m r Q m0� - i` �I � a�.i. u1� r u� _ ,.— � m'!91 "tD ' '`�' �� d � , ., ,, �r LOCATION SKETCH � � LOCATION sTEVEPOETHKE �COOPERa��_��°�<a��°o ruNKERMATEruA�s ENGINEERING ;;;;u,`a;',�"°°a SHERBURNE COUNTY, MINNESOTA INDEX OF SHEETS 1 • TITLE SHEET 2 • EXISTING SITE 3 • PROPOSED SITE BUILDING ADDITION ***** • i n er .. on � �ona . se erm� � . y y . . •�` �'' .:,�� 'h' i l' _ ''"�• � 1r" _, � I 1 ` �', �. 1� �'� • . . ��` � „�!.� � ,1i•. ♦• : + r. �" . ' �}+r ^7 l � 1, �' �". �1 i . - � !�: � �� `. �''�* i ; � � _. ;; 1� - • %'�j�, y t r,M � a. _ ~ , x . ' �� « I � � . d � ' ��. � -- ' - f � �/ ] , "` _ z ,��, , �' r,�y� ++�, ,•. 75-G4�-0�20'► . ..,� "l • �� > r � � � _' � �; `� � +� � , � � �� .. ,K ,, �,• �,�, y' � '��! r � .. oo � � ",' ,. ; ":.� � '''� . - I.`i E�4�3 l)11�i ' . '� � . �';`'�.° ., �r' L � ��' '�s� "� l � ��111,� (1�1��4f1 � , _ . � ' � '.t . , ♦' 4 `1 I� � - + . � . . 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Cl� 23-43 City of Cor�ditiona�l Us� Perr�it ERiv�� Back rou nd g ■ Construct a new building ■ Move production of pipe, manhole, and culverts indoors ■ Eliminate the use of at least 3 forklifts and one rubber-tired gantry crane (currently 7 on site) . ■ Building largely screened from view by existing structures. ■ Proposed location over existing impervious surfaces. ■ Noise and dust have been concerns of Rinker's operations ■ Conditions included to address public comments � M r� . �� .. ..... �. � I \ �\ � , ,,\ 49'� \ � � \ / '� `� (� ~ �`.% — \ � � ,\ . \ /, , 1 \ v { � � \, � . � �. 'L. � 4� T � _- : I 1 � �I � � � ; 4 � ` +� � 1 � i 2f l\�`\\ � � I �_�— E e �._ 1-�' �i F ( . �.�_�w.�_��_, -- —~�� — ~�--i--��_� � F _— �— — — � _ — , — — — — — — — — — — -- — — � — +� � ?�;C��?OS�L� YJET � (A�= nUILDReG9" SLAB.. 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"-�'� Resident Concerns ■ Noise — backup alarms and industrial noise ■ Industrial hours of operation are not regulated by ordinance ■ Proposed ordinance update to ■ Noise regulated from 9pm include industrial operations to 6am Mon-Sat. ■ Dust — during dry and windy conditions there is a large amount of dust blowing from the site. ■ Submit dust control plan Plannin Commission g ■ One resident spoke, addressing concerns with noise. ■ Applicant spoke, reviewing conditions ■ Comfortable with all conditions except for hours restriction ■ Noted requirements for staffing, loading, and deliveries ■ Requested hours restriction begin at 5am �6am in condition) ■ PC discussed the applicant's comments and removed the condition limiting the hours of operation. ■ Unanimously recommended approval with the change. Action Re uested q ■ Approve, by motion, the CUP request with the conditions outlined in the memo ■ Should Council wish to add a condition limiting the hours of operation, the previous condition read: ■ Indus�t�i�zl o�e��ztions� outside of �z ��t�uctu�e �z�e��o _hibited bet�een �: 00 �. �. �znd 6: 00 �z. �. Mond�y t_h�oug _h S�tu�d�y �nd on Sund�ys: ■ This is consistent with the nuisance ordinance update discussed earlier this year. �r I .. - . ` ' 2� _ .. `x_ . . . - �, � ' Y' ' �� '� * ' 4 ! � ,� �r `�x '' ,j` � f� � •'�� _� �'� � n ' ' �� ' ! , ' , i�� , '• � � ^ �` � � • �« , ' �.� , .• � *. `� e ,, A - . "R 'r � ; - , :.- - �• _,�. `, ..I a , _ j ' � . � ,' +''t ' � � � ` �. ~ - �� . . . .a., "� - .0 _ T , � � ��.tie � _ :. '. � , �s i jr . .i. � � 4 .� � _ '„ - •, Jr' 'r '�`-�. • " � . y, ,\ . �. . " r•• -�l�i� Q�i 2�' . •� � -, y ' �" T J __ . �� !' . � I 9 . �. 1 .. ' K 1� . 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