HomeMy WebLinkAbout13-19 Rezoning- 3102 Mishawaka Avenue LAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTOR
Angela M. Smith
Deputy Director
AREA PLAN COMMISSION OF ST_ JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIANA 46601 (574) 235-9571
May 6, 2019 Filed in Clerk's Office
Honorable Common Council MAY 06 9
4th Floor, County-City Building
South Bend, IN 46601 KAREEMAH FOWLER
CITY CLERK,SOUTH BEND,IN
RE: 3102 Mishawaka Avenue
APC# 2896-19
Dear Council Members:
Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced location.
Please include the attached Ordinance on the Council agenda for first reading at your May 13th, 2019
Council meeting, and set it for public hearing at your June 24th, 2019 Council meeting. The petition is
tentatively scheduled for public hearing at the June 18th, 2019 Area Plan Commission meeting. The
recommendation of the Area Plan Commission will be forwarded to your office by noon on the day
following the public hearing.
The petitioner provided the following narrative to describe the proposed project:
The rezone is being requested to remodel a duplex that was nonconforming.
If you have any questions, please feel free to contact our office.
Si rely,
Jo an Wyatt
Planner
CC: Bob Palmer
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W.S T J O S E P H C O U N T Y I N D I A N A.COM/A R E A P L A N
BILL NO. 13-19
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED
AT THE NORTHEAST CORNER OF CORBY BOULEVARD AND SOUTH BEND
AVENUE, COUNCILMANIC DISTRICT NO. 4 IN THE CITY OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
Petitioners desire to rezone the property from MU Mixed Use District and SF2 Single Family&
Two Family District to MU Mixed Use District..
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South
Bend, Indiana as follows:
SECTION 1. Ordinance No. 9495-04, is amended, which ordinance is commonly known as the
Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby is amended in
order that the zoning classification of the following described real estate in the City of South
Bend, St. Joseph County, State of Indiana:
A PARCEL LOCATED IN THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 3 EAST, CITY OF SOUTH BEND, PORTAGE TOWNSHIP, ST. JOSEPH
COUNTY, INDIANA BEING A PART OF LOTS 1-4 OF THE RECORDED PLAT OF
PORTAGE LAND CO'S SUBDIVISION OF LOT NO. 5 IN ME. LISTENBURGER'S FIRST
ADDITION TO SOUTH BEND, AND A PART OF LOTS 10-13 OF THE RECORDED PLAT
OF BERGAN'S REP LAT OF LOT'S 1-3 &4 LISTENBURGER'S 1ST ADDITION, AND
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 2 OF SAID PORTAGE LAND CO.
SUBDIVISION; THENCE SOUTH 00°38'57" EAST ALONG THE WEST RIGHT-OF-WAY
LINE OF A 14 FOOT PUBLIC ALLEY 308.60 FEET TO THE NORTHERLY RIGHT-OF-
WAY LINE OF CORBY STREET; THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY
OF CORBY STREET FOR THE NEXT THREE (3) COURSES, NORTH 55°44'39" WEST
60.95 FEET; THENCE NORTH 55°27'29" WEST 140.56 FEET; THENCE NORTH 13°13'55"
WEST 10.97 FEET TO THE SOUTHERLY RIGHT-OF-WAY LINE OF SOUTH BEND
AVENUE (STATE ROAD 23); THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY
LINE OF SOUTH BEND AVENUE FOR THE NEXT FOUR(4) COURSES, WITH A CURVE
TURNING TO THE RIGHT WITH AN ARC LENGTH OF 175.95 FEET, WITH A RADIUS
OF 1400. 00 FEET, WITH A CHORD BEARING OF NORTH 41°11 '39" EAST, WITH A
CHORD LENGTH OF 175.83 FEET, AND NORTH 00°3828" WEST 16.94 FEET, AND
NORTH 46°08'54" EAST 49.78 FEET TO THE SOUTH RIGHT-OF-WAY LINE OF
HOWARD STREET,. THENCE NORTH 89°21'26" EAST ALONG SAID SOUTH RIGHT-OF-
WAY LINE, 13.67 FEET TO THE POINT OF BEGINNING.
CONTAINING 0.64 ACRES MORE OR LESS.
SUBJECT TO ALL LEGAL RIGHT-OF-WAYS' EASEMENTS, AND RESTRICTIONS OF
RECORD.
be and the same is hereby established as MU Mixed Use District.
SECTION II. This ordinance is and shall be subject to commitments as provided by Chapter 21-
09.02(d) Commitments, if applicable.
SECTION III. This ordinance shall be in full force and effect from and after its passage by the
Common Council, approval by the Mayor, and legal publication, and full execution of any
conditions or Commitments placed upon the approval.
Tim Scott, Council President
South Bend Common Council
Attest:
Kareemah N. Fowler, City Clerk
Office of the City Clerk
Presented by me,the undersigned Clerk of the City of South Bend,to the Mayor of the City
of South Bend, Indiana on the day of ,2019, at _ o'clock
. m.
Kareemah N. Fowler, City Clerk
Office of the City Clerk
Approved and signed by me on the day of , 2019, at o'clock
.m.
Pete Buttigieg, Mayor
City of South Bend, Indiana
PETITION FOR ZONE MAP AMENDI .1T
City of South Bend, Indiana
• I (we) the undersigned make application to the City of South Bend Common Council to amend the zoning
ordinance as herein requested.
1) The property sought to be rezoned is located at:
Address es) - if none, give the general location with the nearest intersection
X102.. 102S-. R&SIvc aka vette, trXttAtefid, (N l
2) The property Tax Key Number(s) is/are: Enter property tax key number(s)
0t8- Go57- t9a
3) Legal Descriptions: Enter full legal description APR klieg, lD`T ;05' 2U -OO I•�-a • k.Ls . r0-?, ) 45 5ft o -fire redo z, t
4) Total Site Area: Enter total acres to be rezoned '�`� i Tai n t'' kr'i tt��-��% 11(1, °� m 11` a
-meg e c a j: ., r •o0 V1Q.ZD, ( .^�ivi. 'Vic •
-5) Namef address of property owner(s)of the petition site: , 1 ik' c , Irdiau w , 'fit
Name , 1 ,Zi . % t H;! COU, ,� i ma,.
I
Address V9 % `H,.. Neigi
City, State Zip Code ;I• :) IN L.(.0(o I
Phone number with Area Code -4, —; r t
E-Mail Address Vlel.G "Au
Name and address of additional property owners, if applicable:
6) Name and address of contingent purchaser(s), if applicable: ---
Name Filed in Clerk's Office
Address I
City, State Zip Code I MAY 06 1019
Phone number with Area Code
E-Mail Address KAREEMIAH f ovVLER
CITY CLERK,SOUTH BEND IN
Name and address of additional property owners, if applicable: - -- --.__ _.__ _- _.j
7) It is desired and requested that this property be rezoned: �y
From: Choose current zoning district Additional zoning district, if applicable OF �� `^U
To: Choose proposed zoning district RUR
8) This rezoning is requested to allow the following use(s): Insert intended use(s) 2..4 \i 3lN4U,
9) Provide a brief and descriptive narrat•ve of the&i1It( cproposed
project:
i Z. _
Insert narrative '�• ,t�� ',� �,�,
r
AR 1I 2019
AREA PLAN COMMISSION
IF VARIANCE(S) ARE BEING REQUESTED(if not, please skip to next section): ( Apphcauon
1) List each variance being requested. Contact Commission Staff if you need assistance with wording.
2) A statement on how each of the following standards for the granting of variances is met:
(a) The approval will not be injurious to the public health, safety,morals and general welfare of the
community: Please explain how your variance petition addesses this criteria
(b) The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner;and: Please explain how your variance petition addesses this criteria
(c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the
property: Please explain how your variance petition addesses this criteria
IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not, please skip to next section):
I) The Special Exception Use(s)being requested: Insert text
2) A statement on how each of the following standards for the granting of a Special Exception Use is met:
(a) The proposed use will not be injurious to the public health, safety,comfort,community moral standards,
convenience or general welfare: Please explain how your Special Exception Use petition addesses this
criteria
(b) The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein: Please explain how your Special Exception Use petition addesses this criteria
(c) The proposed use will be consistent with the character of the district in which it is located and the land
uses authorized therein; and: Please explain how your Special Exception Use petition addesses this
criteria
(d) The proposed use is compatible with the recommendations of the Comprehensive Plan. Please explain
how your Special Exception Use petition addesses this criteria
* In the case of a Special Exception Use, the petitioner shall be held to the representations made on the Preliminary
Site Plan included with this petition.
CONTACT PERSON:
Name
Address ttg we
City, State Zip Code 11\1 AL&I Co
Phone number with Area Code `}. Z L - ' a,
E-Mail Addresstj, d . (
BY SIGNING THIS PETITION,THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE-
DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY
REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL
AND TO ANSWER ANY AND ALL QUESTIONS THEREON.
Sign. .• s)
•41r r:,.,3. ner(s • _'_. - ure of Attorney for all property owner(s):
(1ZR- I
ca 1 2019
AREA PLAN C iy °SIO
A -i,cation#'
•
. Y1 . E o
I. •j 5 0,-8‘,3
J I a`
11 j �- 4 " • i• ?'aU
a i'. i �. i t 5 o n
fi s 1 r G bt t N o
q� 1;33
1 7,1-, .�t ,4 I 1• - 0 , a ata c , , q }, mo o. <
-is;?4 II ..S{1 , � 'era! to 1!.- ,',':',',`.'7.,.27..":_::-...C t 1 - 10 1.. — o EI.....
3 0
9:. _Tl J,'ir A., N } �" '1 ' L. I 0 j it f Y tm W
i JJ.e ' („: 1!114 j j! 45 - a a
I ti -,,,q:-.1'.4'
i t � e • w
} 1 I$.•• Jt�1 i ss.>J y ,5'• .,,t w 1 r-1, z NY �' i
y, .... t 1. i_I m 1,, 1 -..uwe3iVrJ ,Ii .-411..,,.'-- ..T t{ . 0
1 • Lip-.1.7-of t 1.,=-,',.-,"I ti iiril ' '1. ` - .ate '1
� �1J � , � li,'''''0
4Y� � .. �. fz1 ' ,, iI� _ ��I
t • h
f r i i 5� i i Li I� .i it, i; �-'
,� r� 1 SII
�t t f 15.1 k�r: ,{,
- -- LL
i + fr,
7 '...s-51-1,-''i iF.i.v.t'LL - A I cT 2 4,. 'fg13 �.�Y i:i' _ —?
y�
11
•
fir.. ,,
tnI
ob1
1, Eli `: _ m
- 0
,
w a i,
- - =_ —
r
g�4
y
i.
ET) ,
CO ,j ��ls�s _q
v
--
g
ory
. . _ _
•
2 .
.:-..
- Iii r _ IL 1 i iii' 11-
•
- Ems_" - Xi ', r=_-_
Z
w
CO 1
I
H
o
C 8
II. Iii. 1t 3 - - o �.
LAWRENCE P. MAGLIOZZI
EXECUTIVE DIRECTO R
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOUTH BEND, INDIANA 46601 (574) 235-9571
June 19, 2019
Honorable South Bend Common Council
4th Floor, County-City Building
South Bend, IN 46601 •
RE: Bill#13-19
Rezoning: APC#2896-19 3102 Mishawaka Avenue
Dear Council Members:
The Area Plan Commission held a public hearing on June 18th, 2019 for the above referenced
petition. This petition is set for public hearing before the Common Council on Monday, June
24th, 2019.
Ordinance & Petition Amendments:
The site plan was changed and is attached.
Public Hearing Summary:
There was no one to speak in favor or against the petition.
If you have any further questions, please feel free to contact me at(574)235-9571.
Si erely,
Jo dan Wyatt
Planner
CC: Bob Palmer
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W.STJOSEPHCOUNTYINDIANA.COM/A R E A P L A N
0
LAWRENCE P. MAGLIOZZI
I\I('IITI)I III I(3( FUR
4.
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. II FFFRSON RI VD., ROOM 1148 ('OIINlY-CI"I"Y RIIILI)IN(,, S0111 II BEND, INDIANA 456111 (574) 135.9571
Wednesday,June 19, 2019
The Honorable Council of the City of South Bend
4th Floor,County-City Building
South Bend, IN 46601
RE: A proposed ordinance of Xaris Properties, LLC to zone from OB Office Buffer District to MU Mixed Use
District, property located at 3102 Mishawaka Avenue,City of South Bend-APC#2896-19.
Dear Council Members:
I hereby Certify that the above referenced ordinance of Xaris Properties, LLC was legally advertised on June 6,
2019 and that the Area Plan Commission at its public hearing on June 18, 2019 took the following action:
Upon a motion by John R. McNamara, being seconded by Oliver J.Davis and unanimously carried,a
proposed ordinance of Xaris Properties,LLC to zone from OB Office Buffer District to MU Mixed
Use District, property located at 3102 Mishawaka Avenue,City of South Bend, is sent to the Common
Council with a FAVORABLE recommendation. Rezoning this site to MU Mixed Use District is
consistent with the Mishawaka Avenue Corridor and will allow for residential development consistent
with the neighboring properties.
The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown
in the minutes of the public hearing,and will be forwarded to you at a later date to be made a part of this report.
Sincerely
�
...., l„.. ..._.
Lawrence P. Magliozzi
CC: Xaris Properties, LLC
SERVING ST. JOSEPH COUNTY , SOUTH BEND . LAKEVILLE . NEW CARLISLE . NORTH LIBERTY . OSCEOLA & ROSELAND
WWW SICINDIANA C O M/3 0 6 l a . ea p1,/,
I , R I
REZONING - 1
:41
:41 e i '{I� i :'.'' i 1�7, _ #2896=19
•rc
I (1
",:"- ::'4:4'
r
-l'i ' - ,,:, i,_----
I ti.,,,,..i.„—.. ' '
t . ---
i'
•
-fi -
,a .y +• +
--�. - r •...L:1,:...'..
tTI 7
/I './ ,.,..,-
y
. : ,. -
,m I ..... -
t
, ,
.L., _
. - 4
...., ,., - �.Y,.0. • rte- --,.
�=
MISHAWAKA
-m- or .
`,...'`.1 yI i 9Yrs
`_.. ,_, :_ ., I ` ..
9 , . '
s
.1! -i...4 1
I..
5
Vic§ , '':',14
p_ 1x ZC - - ••••_
� I
ilkirk 4 — _ '^""- �"'*• i- r $ 6
, A`- - , [ s
L • I ,V
i ` y :, e
1
1,
_ ... :.
p �F Rte.
-t t •:'.
I; 'oma % e N -r , _ r'
_ ^
t-
i , _ ,_ PORTAGE-TOWNSHIP �;. �� .
1 :inch" --100 feet �P L ' 1 ��
'NV
VINE
a.
_
y�,� _. - __�.. �k
,`-Ulna-mat: {�.
-'
L___) -'''': ! 11: __I::... 106,ki..4 ,
-� ! . ..
T
rifiaw Y ". -ur7 - i i
SF2 H SF2 _,,,SF2 .34,•:•4,4, F2 s
_.SF2
_'{ ' tiC"• MSE_
' t y
' ' 11011,1"A„r:r.,:r,'
,..,,,,, 14:
'a kb,/ r,
1'
.,t a
�'
LB MU 1 MU MU MF1 OB 1 •
i
pry
MISHAWAKA
_I art'=- •,i-.--=.141~-; I['
a
MU r MU j '
/ ?
1egig
is `
'�
,
.c SF2
1
i
` ,,,°.; !,,'.44"::,___.,:,,,........
z
M ' ' "a
W .. ~ Iv . . ,.
A
SF211
_ M i SF2 SF2 ''r
SF2
I
- � E 1 :�. x'
�� ..! ,I 74 : E
• s
Rezoning from: SOUTH BEND OB OFFICE BUFFER DISTRICT TO
MU MIXED USE DISTRICT
MASTER ZONING KEY N
iii\
SOUTH BEND "SF2" SINGLE FAMILY&TWO FAMILY DISTRICT w i./ \'b1 e
SOUTH BEND "MF1" URBAN CORRIDOR MULTIFAMILY DISTRICT
s
SOUTH BEND "OB" OFFICE BUFFER DISTRICT 1 inch = 100 feet
SOUTH BEND "MU" MIXED USE DISTRICT APC # 2896'19
SOUTH BEND "LB" LOCAL BUSINESS DISTRICT
Staff Report 6/12/2019
APC # 2896-19
Owner: Xaris Properties, LLC
Location: 3102 Mishawaka Avenue
Jurisdiction: City of South Bend
Public Hearing Date: 6/18/2019
Requested Action:
The petitioner is requesting a zone change from OB Office Buffer District to MU Mixed
Use District.
Land Uses and Zoning:
On site: On site is a single-family home with a parking area located on the south
side of the property.
North: To the north, across Mishawaka Avenue, are business zoned MU Mixed
Use District.
East: To the east are homes zoned MF1 Urban Corridor Multifamily District.
South: To the south are single-family homes zoned SF2 Single Family&Two
Family District.
West: To the west, across 31st Street, is are businesses zoned MU Mixed Use
District.
District Uses and Development Standards:
The MU Mixed Use District is established to promote the development of the a dense
urban village environment. The regulations are intended to encourage all the elements of
a traditional urban village, including: storefront retail; professional offices; and,dwelling
units located either in townhouse developments or in the upper stories of mixed-use
buildings. The development standards in this district are designed to: encourage a
pedestrian oriented design throughout the district; and,maintain an appropriate pedestrian
scale,massing and relationship between buildings and structures within the district.
Site Plan Description:
The site plan shows the existing home, which will be used as a two-family dwelling, and
parking to remain. The proper landscaping will be added on the west side of the property.
Bumpers will be installed along the west edge of the parking lot to separate the sidewalk
from the parking area.
Zoning and Land Use History And Trends:
Mishawaka Avenue has consistently been developed as a mixed-use corridor.
Traffic and Transportation Considerations:
Mishawaka Avenue is two lanes, with bike lanes and on-street parking. 31st Street,which
the site will be accessed from, is two lanes with on-street parking.
Utilities:
The site is on municipal water and sewer.
APC# 2896-19 Page 1 of 3
Staff Report 6/12/2019
Agency Comments:
Commitments:
The petitioner is not proposing any written commitments.
Criteria to be considered in reviewing rezoning requests,per IC 36-7-4-603:
1. Comprehensive Plan:
Policy Plan:
This petition is consistent with City Plan, South Bend Comprehensive Plan(2006),
Objective H 1: Ensure that an adequate supply of housing is available to meet the needs,
preferences, and financial capabilities of households now and in the future; and Objective
ED 7: Support neighborhood-based economic development.
Land Use Plan:
The Future Land Use Plan identifies the site for commercial uses.
Plan Implementation/Other Plans:
The site is located within the boundaries of the River Park Neighborhood Preservation
Plan(1997),but there is no specific mention of the property in the plan. The plan calls for
the overall beautification of the Mishawaka Avenue Corridor.
2. Current Conditions and Character:
Mishawaka Avenue features a mix of residential and neighborhood-based businesses that
addresses the needs of the surrounding community.
3. Most Desirable Use:
The most desirable use for the property is residential or mixed-use that is compatible with
the surrounding properties.
4. Conservation of Property Values:
Locating a residential use should not adversely affect the property values of the adjacent
properties. Any potential commercial development in the future will need to meet the
appropriate development standards and is consistent with the Mishawaka Avenue Corridor.
5. Responsible Development And Growth:
It is responsible development and growth to zone for mixed-use development along a
historically mixed-use corridor.
Staff Comments:
The staff has no additional comments at this time.
Recommendation:
Based on information available prior to the public hearing, the staff recommends sending
this variance to the Common Council with a favorable recommendation.
Analysis:
Rezoning this site to MU Mixed Use District is consistent with the Mishawaka Avenue
Corridor and will allow for residential development consistent with the neighboring
properties.
APC# 2896-19 Page 2 of 3
Staff Report 6/12/2019
APC# 2896-19 Page 3 of 3
_� ,,.- r I t .y.' E 2.`s m C
fl _ 4
1 _. it t riki �t' 4 cESo
'xr n7- '� i K- ' 1 x. oc Esu/
gf� (( 61� ei F.Y y C.Q O3o
'ice 'm r�.' 17 '
� :r
- . I'.''' ;re' - r 11 _ ~' '"Y `J r✓ fit; r ..�€ ;�Y`= Ii m
II, 4.
II'�} ? • 4' ;j'
" 1
ratm. ti -.. - Sy, Py --s.„-•,-:2------::-_-- 4
d
{ J
.ms.Ci . j ,:41.,:‘,.::•-.. ,.��yr. gl } �l^4+„t(RA, _,;tet ^540.11 14.-,:,,..—' ,� S - I'.
td. `}r-.' ,-, y�+ .'18Y "•�5. �"4— 'ter'
-'41
I 'w:. k•,� .I -n h•�l yrrr fir• ...., _ e F
y t
•
t S
�, r 8�,) b t IST
' � _f
it
. s _ .. _
O >1
t
of rt• - 5 i ,r ",h u t ' k .,f x a,r-.-� e�cr
"^ 4 rT�• ;_` L �R- :-..y°,04 �; h ate-, T'fl )I ,nil r....rr
�iI r 4-� j.'„i'= y r s el j 7.7 ty• ' l`3^1"r.�➢ F � �r
a r 9
o ff x ` t ^i yf.11 ,- sk i x _ -.. - ��r.
s r
L �Ir rrh. ,4,40", s 2� :1"j.-:•i-‘112,,,,1A7 I�
;�� jl
t -'"�A I I r ^� A�I�SI 11 I I 1:
j i s x Q- a
;43,41r-
me.
� t�' I _ - jf
r
-r.4...""
�, $ f #ry,,r,,�,� _+_?�% _ % �. 4H fib. r
1. ,I., ) A
,.
i ? J z, at d �s?t t :-•-'� .., • y I '��,' {
a' k 11 1_
„— S-i,Rix- , r. '_`vT - `fir .."�: -''''-e--- m� __ j �
ilk
r Edi
1 .. ) I E + .� `,ry ^s,--r'. L''� ' - Y `__ X I'�r nl'a -'.L j`.A�1+ ” `
't;"'}k`: r v d �.,r.1 lea `--y al,l at- �a a. r II I 4i ''-T�,r
-yA R .`i` ,,ger f k -.4�1,'++,'''a tri:q Y ut t �1 s �w * 'r9 _ (. I_now-.a,,.. ,—
i,_ t,_.,", ` ^B .r -::.;:f'''''.'1'- * I , d�-' r n Y - n.!n aL
't..-,,----,:-' .-.'-§ .,--...- -':-.--------:-.;=_.....-.,,,P7.,,,,,.*:,.,,---•4.-.,,-_.-23°,:t-°$-•'....i,L"r-.",'-'._•-:..-'-'-'"
IS 1.£ e5 b
y
'I�i Ae Y i .t4 Z IILSI'd 41di.ft. ,fr _
y
e -
fr
O
u)
y�,1�QR�1 } ,.ns e I _ �H.ar-'riwn.{'r.n r». ��'n..,.m-...�L.`�'�� _
1 I • _ __
- 9 r
'''•1-5409-810 `�- ` EObf3bl-Sb09-B LO