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HomeMy WebLinkAboutDocumentation_Planning and Zoning_Tab 3_08/17/2017 s'' * VILLAGE OF TEQUESTA a" DEPARTMENT OF COMMUNITY DEVELOPMENT . �, ,, Staff Report—P/anning&Zoning Board Meeting—August 17,2017 I. PETITION: SPM 07-17 Site Plan Modification APPLICANT: Lighthouse Art Gallery c/o Susan Snyder 373 Tequesta Drive Tequesta FL, 33469 LOCATION: 373 Tequesta Drive Tequesta FL 33469 OWNER: Lighthouse ArtCenter Inc. REQUEST: Application from Lighthouse ArtCenter Inc.for a site plan modification requesting to remove an existing awning, replace existing brick columns with tile, replace existing lights, and the installation of two (2) metal sculptures. There will be no change in the wall color. The address of the property is 373 Tequesta Drive, Tequesta, Florida 33469. �1'�AL��:f•S f,� '�.��YYJ t�,'� '' �� `�4�3:;� LOCATION MAP a�:��:*��r.��" "�r•.� � ��,�,�.� �� � ,�, � ...� - ��r.�.. ��.r......�,_. .�.r.�.�-. dL j : 1 .� �- ' F �� 1 . � ` ` �� I .�t., .. ' i� � ti j "ii � , 1 � �I! '�ri., ^ � ••••�� _3;---9�°,n�'� ( , , - •.��, ;� i; ti •. i. �, '����� .. � �� ��� � .o.....................i I: • � �. - ��: � �.., I „�. . � �rr �r, `�� � � � : Lighthouse ArtCenter :�^� " . ��O° �' �• � f-: 373 Tequesta Drive �y� ` �; �� I Tequesta, FL 33469 �._ n' � �I ...................o...N... . � _ 1 _ ,. r� � � ,� � �, y„�,�. ���- � �� �� , � , Gallery Square North ' = + ,�:� - ; #',;1�.s� .���_� • � "l��i 1P�� � T� Tequcstn C�r •� �t_ �+�' g Department of Community Development—Staff Report—Lighthouse ArtCenter —SPM 07-17 f ` II. LAND USE AND ZONING EXISTING LAND USE FUTURE LAND USE ZONING SUBJECT PROPERTY Commercial Commercial C-1 Commercial III. BACKGROUND&STAFF ANALYSIS The Lighthouse Art Center building was built in 1971. The building is located within the Gallery Square North Shopping Plaza,which is owned by three separate entities: DMT Asset Management LLC., Lighthouse ArtCenter Inc., and Oz of Tequesta Inc. Please see attached letters providing authorization for the subject modifications. The subject application includes the following site plan modifications and aesthetic improvements: • Remove an existing awning • Replace existing brick columns with tile • Replace existing lights • Installation of two (2) metal sculptures The proposed application does not increase the square footage of the existing building. Please see attached application showing these proposed improvements. IV. FINAL REMARKS This development application met the requirements set on Section 78-334 notice of hearing. The notice of hearing was advertised on August 7, 2017. EXISTING SITE CONDITIONS r ; ���; �i,� ��� � ,.�,�,. •.:�. � .�t, ' V i' 'y.�:.,,�r _..____._- `� ` ""'�" . __ ._..,.2!:k��.4:�. r C , . _�. ��.n.�.�. �a(s�>..: _, R u..�.. ,...,.� � ..�.�-.�.. _ - .-. .��qrt ctn,[n -.. IiLYTH_"_>[ARTCENTER . . � r_ _" � _ .m �nr .__—_ ._ _ � .. ...-.____" � � . __ -.._-=f��~—,:-...��- 7ii^� _��'y::`�j� � 2 Lighthouse Art Center z Department of Community Development—Staff Report—Lighthouse ArtCenter —SPM 07-17 � w EXISTING SITE CONDITIONS Install wall sign on white accent ;a - ����::�' ;!, f\i• ' �� r. µ `,�, � �C�� �.� I ��+�� � •' � . �ct�e , �.. ��� fi'�`I,, F • •�� ��� ,� ��' �-a� �- .� •���=...R.,...�. ���. � � T i.r, �, ' , ti. ��.�'�� � , � ........... ��_;� cnuEm Er+Tanr+c[ 1 ::_� �. ' ��.��..-._.. :-r_I�LI ENTER .� GHTHOUSE ARTC >>, � �� ..... . ��� - r,.'t�: 3 _ =1 �� �j�' :.i�y ��:' ♦ �'L�S ���.� ` �O .�:: ' [.1'2T � A(yl' ` � � .-� I Remove existing awning �.,`` . . ; . __ �- --¢... •� , . ; �� . Replace brick material on `- columns with tile ,s. :';�,' ,.��� �..x� � t" � a��. �`e t,� .W�,T � �Y�..�� �`'_' �+ ,��. �±��' ,; �,* ,���s= � .- � �� `4�,}y.'�:'fsfy� .°'"'°"... .. �� - . � f �.�ATCErRii .... �. . k���-^ �: il� � r � � �" _- � �L."Z� ' __'_�...._ �� � - .' . -.."�r.� ' .. . i ,..` :.._ .._.�. ._ _ �+°"'.. s '� ...___. �� '��iw'»""'.:.',r....... . ♦ _ �s �``` ' �' i ._.._.. . �� ' �' . \ �.�."��^ ' " . . � . �' � Install blue aluminum � � • scuiptures � - - _ , i. ... _ . 3 Department of Community Development—Staff Report—Lighthouse ArtCenter —SPM 07-17 1 ' VILLAGE OF TEQUES'I"A '-�J_-�.._-'______.----.----, . � DENARTM[NTALt15EONLY ; i Ck.# ' Department of Community Development � ree: m � ,� 345 Tequesta Drive i Date: _ ,,.,._, i ,�, Tequesta,Florida 33469 ; _,,, � 1'li:561-768-OA51/Pax:561-768-0698 ; �,�n����. � www.tequesta.ozg ; �-� � � , � , � , �.___..._...�_.-�--•------- ------ APPLICATION FOR MINOR SITE PLAN REVIEW PLANNING &ZONING BOARD � Meeting Date: VILLAGE COUNCIL � Meeting Date: INSTRUCTIONS TO APPLICANTS: 1. Please complete all sections of this application. If not applicable,indicate with N/A. 2. Provide all required documents as shown on the attached checklist. If not applicable indicate with N/A. All c�nstrucfion, additions,and/or altera[ions within the Vi!lage, except in districts R-1A and R-1, must be reviewed by ihe Planning& Zoning eoard. The Planning & Zoning Board meets the third Thursday of every month at 5:30 p.m., as needed in the Village Hall Council Chambers, 345 Tequesta Drive. The applicant will be informed by letter of their scheduled meeting date. The Planning and Zoning Board shall have general authority as out(ined in Sec.22.53. 1. PR0IECT DESCRIPTION AND OWNER&AGENT tNFORMATION PROIECT NAME: �-/+� �C�-�!�'7 Ci X��►'���v�' /�Q��SG� PROJECT ADDRESS: �7 � / �-� 1/�57-�- �r � -v.e �7�.- L � 9 DESCRIP710N OF WORK/MODIFICATION: .�2 �. G�-- c= C ' ���-bYl ir Property size in acres and square feet:�,.S?J a S�Y�-�''� � �t'f � -3 y ��-�/������/�'i� -✓ he ds Estimated project cost: ��,� dD C} Property Owner(s}of Record: Lc�Li�i�vGl 5.�. �1"f c�,�,r- J`L1J/'�5c-�f��� �� �r�'��i`�G� Address: .37.� ��c✓P 5�a-- �i^�/ e�` c�z�, �L � 3�(p g Phone No.:.�G�/��6�-� �/o� Fax No,; _/Y�/�' E-mail Address:�j 2�2�� � �'4.�i�`2Dr/�-C�i'1`s� d/� Applicant/Agent(if other than owner complete consent section on next page): � Name: SU�c..vl ��'1�r;�Iv���' Address: �7� �.2 9 d.eS�- ��r. ���/�5� �L .�:3 �6 � Phone No.: �l�`f`��"�/.3"� Fax No,: ./1///� E-mail Address:...S��.S�� C:'l��j `���d���'�-� �-v�s� C3�►�t� ✓ 1 �_...r...._._...----- _ ____.______ II.rlAND USE&ZONING � � ~^ q 9..� A) ZONING DESIGNATION____. �.L _., H) FUTURE LAND USE DESIGNATION � L��� ���C�/l.c, I___ C) Existing Use(s)__ �D�'�� �l'� � � ���� _.__.___._ --- -- �r � D) Proposed Use(s), as applicable �, ------�---- _....______._.._...__._.�...._...__a._.__---____�I III. OWNER/APPLICANT ACKNOWLEDGEMENT AND CONSEN7' Consent statement(to be completed if owner is using an agent) . .., I/we, the owners, hereby give consent to As5_���ce-+1 .-�i� C����'"� __, to act on my/our __��.—_._�._____.__.—.._....._. behalf to submit this application, all required material and d�cuments, and attend and represent rne/us at all meetings and publie hearings pertairiing to the ap�lication ar�d property I/we own described in the application. By signing tP�is document, IJwe affirm that I/we understand and will comply with the provisions and regulations of the Village of Tequesta, Florida Code of Ordinances. I/we further certify that all of the information contained in this applicatinn and all the documentation submitted is true to the best of my/our knowledge. /� � / � (�-!� G� L,�. �______ �S'v s�-da srl�-�r- � Owner' Na e(please int) , Applicant/Agent's Name(please print) �_ , .� �`o' _—_.__.._..__ __.._���-�Gz-y___..__ -- ..- _ Owner's Si ure ^ Applicant/Agent's Si� ature _._ � .�. - �'������ _ Uate Date IV. APPLICATION FEES � (1) Review by the Flanning and Zoning Board. The Community Development Director ar designee shall submit such application for Plar�ning and Zoning Board review within 45 days of receipt of a completed application. Fee: A}$300.00 (final approval) OR_ B)$500.Od(recommendation to Village Council) (2) Review by Vrllage Council. Within 45 days of review by the Planning and Zoning Board, the Cornmunity f�evelopment Director or designee shall then submit such application, including the recommendations of the Planning and Zoning Board,for Village Council review. Fee: a$300.00 fee plus an additional fee based on the estimated cost of work applies. To cover all additional administrative costs, actual or anticipated, including, but noi limited to, engineering fees, consultant fees and special studies,the applicant shall compensate the village for all such costs prior to the processing of the application or not later t:han 30 d-ays after final application approval whichever is determined as apprapriate by the village.Failure to make such payrrient may be grounds for not issuing a building or zoning permit,c.ertificate of occupancy or completion. Costs associated with advertising for public hearings and other public notice requirements are the res�onsibility of the applicant The fee shall be paid p�or to such a ir.ation being sche ed for a pt.iblic{iearing requiring notice. d f �, •,__.__...-� _�.-'--._'"�_...._.._ Owner's 'g ture to Acknowledge 2 V. APPLICATtON SUBMITTAL REQUIREMENTS AND REVIEW PROCESS The applicant will submit to the Village �f Tequesta Department of Cornmunity Developme_nt the following documents for Planning&Zoning Board review, forty-five business(45)days prior to the meet:ing date: 1) Three (3) tomplete application packages including ful/ 24x36 plan size drawings and/or plans far preliminary staff review. Once staff comments have been provided and addressed, the applicant is to re-submit for Board or Council review as required below. 2J Fourteen (14) 11x17 sets and Two (2)full size sets of professionally prepared site plans shvwing al!existing and proposed structures, setbacks, parking and loading layout, ingress and egress, sidewalks and walkways, exterior lighting layout, dimensions of street frontages, property lines and all signage. 3) Fourteen (14) 21x17 sets and Two (2J full size seis of Landscaping Plans in accordance with Village of Tequesta Code of Ordinances, Division IV, Landscaping. 4) Fourteen (14J 11x17 sets of multi-dimensiona! color renderings and/or photographs are to be provided. The Planning & Zoning Board requires an exact rendering of the proposed modification, construction or addition. Color photographs or prints as close to the actual calors to be used must be supplied. Since color printers often do not display the correct color, it is recommended that samples of the paint chips, as we!! as a sample of the support materials(i.e., canvas, wood, metal, etc.)be provided. 5J One(1J CD disk with PDF files including the. cornpleted application. 6J Any other documents, maps, photographs, or drawings that may iielp clarify the position af the applicant. IVOTE: AI!renderings,models,drawings,photos,etc., wil!become the property of the Village of Teguesta. � Optional Pre-application ! ; meeting with Staff ($300 fee may apply) i �' APPLICATION 5UBMITTAL DEADLINE ! 45businessdayspriortoP&ZMeetingdate ,_._,_,_,_._._._._._._! �: � � Staff comments provided to Applicant within 2 weeks of submittal I , Re-submit application Planning&Zoning Bnard Meeting Deadline is 10 days to 2 weeks following , _�, (3'd Thursday of each month) receipt of Staff comments i i � i Village Council Meetirig(if necessary) r � (2"d Thursday of each mcanth) I , . _ , I 3 �_�____ ___________..�___.__ _�_.__ ___________._._.____________.__l Vi. SITE PLAN REVIEW APPLICAYiON SUBMITTAL CHECKLIST GENERAL (1) A completed application signed by owner,agent/applicant. (2) Required application fees. (3) General location map, showing relation of the site for which site plan approval is sought to major streets, schools, existing utilities, shopping areas, important physical features in and adjoining the project,and the like. (4) A recent aerial photograph of the site. SURVEY (1) A signed and sealed boundary survey(not more than one year old) and legal description of the property, including any and all easements of record as well as existing topographical conditions of the site. SITE RLAfV (1) A site plan containing the title of the project and names of the architect, engineer, project planner and/or developer, date, and north arrow, and based on an exact survey of the property drawn to a scale of sufficient size and with sufficient site tabular data. IANDSCAPE PLAIVS (1) Landscaping plan, including types, sizes and locations of vegetatiori and decnrative shrubbery, and showing provisions for irrigation systems. Plans shall also provide delineation of existing trees and information as to which trees will be reused or removed. Plans shall provide clear site lines. L.andscaping plans shall comply with section 78-400. In addition, landscaping plans shall include irrigation plans in accordance with section 78-398, and shall demonstrate compliance with Florida Friendly Landscaping design standards as required by section 78-394, as applicable (See section 78-392 for applicability). ARCHITECTURAL PLANS/GRAPHIC RENbERINGS (1) Architectural elevations and color renderings for buildings in the development, and exact number of units, square footage and types,together with typical floor plans of each type. (2) Type of construction af all buildirigs per Florida Building Code. (3) Color finishes and material examples and/or sarr�ples for all structures including roof,walls,trim, pavers, etc. 4 LIGHTHOUSE ARTtENTER c,ni_�_ERY� scHoo� oF �Rr July 20, 2017 BC�DARL1 UF DIRECT(aR5 President Patricia DeAloia Vice President Peter Gloggner Treasurer Tricia Trimble Secretary JaneO-N�;o� DESCRIPTION OF WORK MODIFICATION: Board Members Susan 5.f3�rdin LaurelBro�.ver AmeliaCrain 1. Remove one awning 1imlohnson 2, New sign on building Barbara Kirsch BarbaraFoleyMclnerney �. Paint new street numbers on building ColetteMeyer,Esq.' �.. Cover existing brick columns with tile Anne Palumbo,Ph.D. FrederickB.Putney,Ph.D."� S. Replace existing wall lights MarkRose 6. Repaint front of building with existing colors lennifer Schorr SusanNammSpencer' 7. Install 2 metal sculptures Diane Tohn Robert Trevisani Roseanne Williams "*Immediate Past President *Past Presidents Advisory Council David Click,Esq. Judy Flescher Ruth Petzold Rosalie Roush Kit Seidel Sally Siegel Executive Director Nancy Politsch Lighthouse ArtCenter Gallery Gallery Square North 373 Tequesta Drive Tequesta,FL 33469 (567)746-3101 www.LighthouseArts.org Lighthouse ArtCenter School of Art 395 Seabrook Road Tequesta,FL 33469 (561)748-8737 LIGHTHOUSE ARTtENTER GALLERY& S<_I-IOOI. OF ART BOARDOFDIRECTORS �UIy ZO, ZO17 President Patricia De/11oia Vice President Peter Gloqgner Treasurer Tricia Trimble Secretary Jane O'Neill BoardMembers SusanS.eardin Village of Tequesta laurel6rower Department of Community Development Amelia Crain Jimlohnson 345 Tequesta Drive BarbaraKirscli Tequesta, Florida 33469 Barbara Foley Mdnerney Colette Meyer,Esq." Anne Palumbo,Ph.D. FrederickB.Putney,�t,.�.� The Lighthouse ArtCenter is the owner of the property in MarkRose question at 373 Tequesta Drive. As the Executive Director ,e""�fers`h°�� of the Lighthouse ArtCenter, Nancy Politsch is authorized to Susan Namm Spencei' DianeTohn sign as the property owner. Robert Trevisani Roseanne Williams **Immediate Past PresidenY *Past Presidents Advisory Couixil �avid Click,ES�. Th a n k yo u i ludy Plescher Ruth Petzold /f j Rosalie Roush �. � , ; , ; Kit 5eidel ;.`< < i��: -, _.� i t,� � .�./ ,�= _______________Sanys�e9e� Susan Snyder / txecutive Director Nancy Politsch � � -_ Lighthouse ArtCenter Gallery Gallery Square North 373 Tequesta�rive Tequesta,FL 33469 (561)746-3107 www.LighthouseArts.org Lighthouse ArtCenter School of Art 395 Seabrook Road Tequesta,FL 33469 (561)748-8737 , 5usan Snyder Subject: f=W; Lighthouse ArtCenter Exterior Refresh From: dtornaben8888@amail.com [mailto•dtornaben8888Cc�qmail.com] Sent: Thursday, June 15, 2017 4:26 PM To; Susan Snyder Subject: Re: Lighthouse ArtCenter Exterior Refresh Susan I support your decisian based on town of Tequ�sta huilding departments approval. Sent from my iPhone On Juri 15, 2Q17, at 3:03 PM, Susan Snyder<susan�li�hthnusearts.or >wrote: Deborah, It was lovely talking with you earlier today. As I mentioned we would like to do an exterior refresh on nur space, After 5U years I tr�ink it's time! I've attached � before and after shot as wc�ll as other samples nf what we are proposing. Please know that the stucco and tile colors in the rendering are not 100% accurate. I've attached an actual photograph of the tile which is much more accurate The attached paint swatch is showing darker than the actual paint as well. If you are supportir�g of what we are proposing, the Village of Tequesta requires a letter indicating that you approve since you are an owner of a building iri the plaza . I am happy to shnw you our plans in person when you are here in town. F1ere is the scope of our refresh: 1. Remove the rniddle awning (see attached rendering) 2. Add Lighthouse ArtCenter sign on fascia using 15" high black acrylic letters similar ta the others here in the plaza (see attached rendering) 3. Wrap each brick "pillar" with 3/" square blue arid �reen glass tile (see attached) 4. Apply a 4" wide stone and seaglass band on the tile ar�d ori the vertical stucco surface above each door as indicated an the rendering(see attached) 5. Paint stucco pale gray(see attached) f-ascia and overhang would rerr�ain white (see attached) 6. Install 4 new li�ht fixtures—nickel and glass(see attached) 7. Instalt 2 7 ft. blue aluminum sculptures (see attached) I realize it migl�t be a bit confusing and I'm happy to answer any questioris you have! Kind Regards, ��`jue ,�jn�der 3 I•t�-44Q-I 1 �5 Mar�Cetin� �j��cua�ist <image002.jpg> 1 `_i�{it�-iouse Aii:�,enter ��� �ec�uesta Drive 1 ec{uesta, f L 33469 �6�-746-3 �o� susan@L_iwE,thoi.ise '�its.or� www.l_i �7{:�oi.iscAits.ar -----.'�—..�.__ ---_..._.g� <irnage003.JP�> , Drawntotl�eArts�., �ii� iil+_,�i, i�i:. : � %`.!::I;I �1; , , ! ,. _ ;�I.. �'ii , t,i 1'�h„! . ii�i;i, � ��.`:'� !1�!i1:.)lr<:;I, ';i'�c;ic� .,'i�. ;t;';ci i�,l',..:i�• ,•i ,:t:':;iit.i�c .. �..... . . ,�_ . , ; www.li�hthouseArts.c�rQ/Dr�wn--tcr-the=Arts.htm I Please a�sk me af�oerf making a b�quest.As a 507(c)(3),we are e6igible��acce�rt f��quests fraen your esrare fu►�c�. <Gallery Exterior Updates-V2.jpg> <LAC2 jpg> <Exteriar tile and border.jpg> �LAC Exterior Light Fixture.pdi� <Garden Stone Paint.jpg> <Joii Allen Sculpture.docx> z �� - - .y � e I �� � �' ���� �_��.r �`�'� ��� `� �� � �� n� .,+ � � � �#����� e ����5 I� �'��' ' .7,a )� ' � ` � ,�,�� S� � y����� �� �a�' �� `� � p�d�d .�qa� ��,�e � �� �� �� � � �� � �1� `�.� � �� �9'p�l ��1���1���''�� ��''�'��i����� Q � ,o�dJ ��� � ?�,� � � �����������������i -���,�.a s�'y , ���� ������������� ����� �-- ����'� ���+°�i+t��a; ��������� '� ��d���'� �� ��t���'���:�,;�;,�.�►������o prt�q s�� ��e�.i��M '�������.t �«� �� N� '� � � a� �� ��;� � � � �� � � ��������1��'t �it `� ��� a��u�C���t 'i �� ����� . . � �� �`�+qt`����l�� ��� ��� ���+ 3 ��� ���+�� � �I "��I ���� � � � 6� ���� � 0�� � � ��� ��� � �� ���'� ��� .���t��� �� ���D�"9��` � 1�� ��1�� a��'�� ` � �� �� � ���� � ���' �� �� � �v�T � �y, � � t'�s'r^7 fi' X, � . �'-.�r,- � x.. r: -r� � � ) � � �y- y� � ` � i � � ~��h��' ��' . 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'b 7;� _ .,J,-_ _. .._._-�-� .ms is�ms'3`ia'�T'_. . . ,i� - � f. � _ . .>.. . . -- � � � � - - . } � —_ ' ' - , ' „ „ _ _� ,_ f _ - -- � -- - - - - . —_ � ._ ... x .. . .. . . . - . _ -- � -- ' .�„-.--� '_. _ -. __.. _ a _.� _ '----�_-, .�:-^"'_ ,�='-...�--_ _.�---_ -"'-`-'"- _ — - -. - - . -.-��„__ - 1�'`f� -,�-=_�- --§= - - - . - - �_. -- _ --. _�.�--. _ - ��6�� _- � _ - -- -o�p_ _ -_ J-..�_ _ -_'_---- _ - -�o-v�' _._—-=---- -- - - �. - _ ---- . • _ .. ` �� . _ - ',_- �� --� " _- , . • ' _. .. . �•:.. • . . .. _ - SIGN SPECIFICATIONS LIGHTHOUSE ART�CENTER GALLERY DATE: 6-26-17 June 19, 2017 Lighthouse Art Center Gallery 373 Tequesta Drive Tequesta, FL 33469 Outdoor Light LED Fixtures JUSTICE DESIGN GROUP , ;f,; , Collection: Pacific LED !�}��� Item Number: FSN-7544W-RAIN-NCKL ,��'r�',�,�ti( Size: 16.5"H x 5°W x 5.5" Projection �, .�.' LED: 14 Watts ' ��! i 1,190 Lumens ' 3000K Finish: Nickel Glass Style: Rain �y , FSN-7544W-RAIN-NCKL ACME LIGHTING — 1620 Cypress Drive,Jupiter, FL 33469 I 561-746-7191 — acmelight@comcast.net SCULPTURE 1 &2 Metal Sculpture with Base 78"H x 32"W Blue w/ Black Base Powder Coated Aluminum � ��'�'''� Base bolts into concrete pad � ; � � ' � � � ; � , . � �•�_ � - __..__ _�.: f�, � �, • . I -'" � , ; , � �_, . � � I �� R . . a �`.� .... . , I � -i , 4 �� i "'J _ .� .. , .. . , � yy:; � ,.w.-- ••-'� w �j +•�'l ~��STs' t�.t.`{.. . +;� �` ��1 ��� . t�. � _ �~����F:. . ,�� � -- ,1 - _ �} - . , .�,. ( .Y '- ... � . . . ' �.. _.� � �� 'C l'. '�-� �.:�_�~MM,I �,. .' �� �.�`.����4� '� � : �t �. •. s x . � ,,� - i,.. v ^�� �, � c�F�'a' ��„,�.`��� � ��..,t � .;`..;��� '� ��Y,�� x�\,�.� fS,.�Y��i i _aF � � , '� ^ -- zj:Ra�' � i� {� ``_`:�`s�,'!►,��ta��� h' _ � � b .'t`l,��1f � , .� w��„��;` t� °�' 7�'� h��'tit i� � r�� ,/y �,r.1. 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