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RES 2000-0187 - SUP to allow convenience storage in CC district southwest of 129th and Sahler Sts Omaha City Planning Department' For Office Use Only APPLICATION '.. • • • Date Filed • Fee$ • . Receipt# ZONING -\ Case# • ( ) Rezoning from to ( ) Conditional Use Permit (X) Special Use Permit ( ) Site Plan Review ( ) Other Property Owner Iry Gendler Marathon Realty 68154 330-2656 (Name) (Address) (Zip) (Phone) Applicant Keystone Prop rttes 3852 Farn_am 68131 558-5960 (Name) (Address) (Zip) (Phone-day time) Representative Gross Welch 2/20 S. 72 J ajaha &.610 392-/5;a7 (Firm Name) (Address) (Zip) (Phone) Contact Person Jerry S1 us ky General Location%Address --S:W: corner of 129 and Sahler Omaha, NE Legal Description Lot 10 and 11 Cross County Convenience, Storage..:. 'Va`ca-nr-cc, Proposed iase�type~• a•n 75%ti.'Nlyi- f``St or ey ' Existing Use.. (See e 3 of zoning ) Building and Parking Information , Landscaping Information 174,04L , :32,955 a. Total site area , sq.ft. j Total area of street yard sq. ft. b. Building coverage 72,0 TO sq.ft. k. Street yard landscaped area '.2 9. 755 sq.ft. • c. Building coverage (b+a) 41 % I.. rStreet yard landscaped area,(k*j). . _90. ,... ,... d. Maximum building height - 35 ft. m. Parking lot area 3,200 sq.ft. e. Total floor area 72,710 sq.ft. n. Interior parking lot landscaping 0 sq. ft. f. Floor Area Ratio (e+a)- .42 o. Interior lot landscaping (n+m) 0 g. Total paved area 37.,O11 sq.ft. Residential Uses Only • h. Impervious coverage(b+g+a) - .••z 6:3 % p. Number of units 400 ..... i. Number of parking stalls - 3 for multi-family:#of efficiencies Number of compact stalls 0 # 1 bedrooms 1 Number of handicapped stalls 1 #2 bedrooms #3 bedrooms s .ft./ q. Density (a=p) . unit r. Total floor area of any incidental office or commercial use 1,600 sq. ft. If y•u h. . : y questions about this application form, please contact the Current Planning Division at, ' i + 0, 1140 .�.�5 ,!, ..ifai. .'f..:.'-. �t 5. tt i`t:' ,e ' .... .,-.. , ,lS i. ,....,;1 .,-.b:... .; :U. ...w .... ,. . _ .. 1.... .. e •�:ig- ." , . .; Owner/Applicant Signature . . r,'.. . (If not the property owner,the applicant certifies with this signature to be the authorized agent of the property owner.) 1 11 La.R?q -Kiel_ItJ& Date Submitted _ (Print or Type name of Applicant) (1/98) iiZONING • , 1.. All zoning applications will be presented at a public hearing before the Planning Board. Completed applications must be filed with the City Planning Department at least 23 days before the Platning Board hearing to assure timely review and to meet public notice requirements. Applications received after that time will be placed on the following Board agenda. Incomplete Applications Cannot Be Processed. Call the Planning Department at 444-5200 for exact meeting dates and deadlines. Site Plan A general site plan, drawn to scale with dimensions, must be included as a part of the application. The site plan is required to show the following: The date, scale, north point, title, name of owner, and name of the person preparing the plan. The location and dimensions of boundary lines and easements. The location and size of public utilities to service the site. The location of major site features, including drainage systems with existing and proposed contour lines to display proposed grading, but in no case greater than at 5 ft. intervals. The location of site improvements, including signage; parking and loading areas; pedestrian and vehicular access (sidewalks, driveways, vehicle stacking lanes); service, display and storage areas. Location, size, height, bulk and use of existing and proposed structures on the site including storm shelters, if re4Gired. Landscape concept plan showing location and type of existing trees over 6 inches in diameter and proposed plantings, berms, bufferyards, screening, fencing and lighting schemes. . A traffic impact analysis may`be`1reguired bythe Public Works Director. "K '!` " '` Application Checklist Fees and Plans Required for Submittal Completed and signed application form Rezonings: Fee #Plans to AG, DR, R1 -R5 or MH $250 3 Filing fee to 96-R8. . . . ..... .. .... ..490.. ..: .10 all others 985 20 Site plan (18 x 24 max. preferred) Special Use Permits 560 10 Major Amendment 340 10 Traffic impact analysis Minor Amendment 75 2 Conditional Use Permits 210 10 Major Amendment 190 10 Minor Amendment 75 2 Site Plan Approval 85 5 Overlay District 365 10 Major Amendment 250 10 Minor Amendment 75 2 Special and Conditional Use Permits and Industrial Uses Please submit a statement describing the proposed use. This should include information about the hours of operation, number of employees and clients, type of programming or services; traffic expected to be generated, and any other pertinent operating and / or site development characteristics listed in Table 55-885 of the Zoning Ordinance. Use permit applications also require submittal of building elevations to show the general appearance of existing and proposed structures. k N Ni. Exec-U-Car Suites Keystone Properties 129th and Sahler Special Use Permit Application Business Plan Keystone Properties ("Keystone"), a local Omaha developer, is proposing to develop a 400 unit, upscale, convenient storage facility located at 129th and Sahler (north of SuperTarget). The convenience of extra storage is used by students, military, boutique retail, distributors, small home office, recreational storage, seasonal services, and occupants of single family and mobile homes. Demographics of the market place are as follows: Average Age: 33.5 years Income: $34,000/annum Education: 11.4 years Family Size: 3.5 Of the 400 units being proposed, approximately 90, 10'X30' storage units will serve the collector/sports car enthusiast. The remaining 310 will serve the commercial and residential market. These units will vary from 5'X10' — 10'X30' with an average area.of approximately 125 square feet. Keystone is proposing that the vehicle storage units be built out in two (2) phases. Seventy (70) units would be built in phase one and after one year of operation, if there have been no complaints from either neighboring property owners or the City of Omaha, phase two, with an additional twenty (20) units would be built. The Planning Department could administratively grant Keystone the right to build out the final twenty (20) units at their discretion. Keystone intends to have the facility in operation seven (7) days a week between the hours of 6:30 a.m. and 10:00 p.m. There will be one full time resident manager and a part-time maintenance/grounds keeper. 1737-2/196408.2 M' A-3 Execu-Car Suites Rules & Regulations 1) Execu-Car Suites will be open daily from 6:30 a.m. — 10:00 p.m. 2) All vehicles must be stored in assigned storage units. No outside storage of vehicles will be permitted. 3) All vehicle maintenance must be performed within the confines of the vehicle owner's storage unit. 4) The use of power tools, of any type, will not be permitted on the property. 5) No combustible or environmentally harmful materials may be stored in the garage units. All used fluids drained from vehicles during maintenance must be placed in sealed containers and immediately taken to the Execu- Car Suites offices, where it will be disposed of in an approved manner. 6) Decibel levels of all vehicles stored at Execu-Car Suites must comply with all local, state and federal ordinances. 7) Washing of stored vehicles can only be done at designated locations within the facility. 8) No external lighting will be allowed outside of the garage suites other than the lighting provided by Execu-Car Suites. 9) It will be the responsibility of each Suite owner to maintain the appearance of his or her Suite. A-4 Execu-Car Suites Market Profile With the increase in dual-income households and the rapid growth in personal income levels, the market for and sale of luxury vehicles has enjoyed unprecedented growth in the Omaha market. This rapid proliferation has created a shortfall of quality storage facilities required to house these high-end and one-of-a-kind vehicles. The founders of Execu-Car Suites share these individual's passion for quality automobiles, and have gone to great lengths to assure that their cherished vehicles are kept safe, secure and easily accessible. The subject property would contain approximately ninety-five 12' x 20' quality storage units, which would rent from $125-175 per month. These spacious and well-appointed units would be targeted specifically towards the luxury/collector car enthusiast, and would feature such amenities as painted floors, high ceilings, drywalling and high-intensity fluorescent lighting. The facility will be in operation seven (7) days a week between the hours of 6:30 a.m. and 10:00 p.m. There will be one full-time resident manager and a part-time maintenance/grounds keeper. Benefits Execu-Car Suites offers the targeted audience includes: • Freeing up limited home garage space • Protecting prized vehicles from scrapes, scratches and other mishaps that typically occur in home garage areas • Convenient location from majority of target audience residential areas • 24-hour surveillance and full security system • Controlled and monitored access • Suite customization to personal specifications • Less expensive than adding additional home garage space Target Audience Profile • Average Age: 45-54 years of age • Marital Status: Married • Family Size: 4.3 • Income: $100,000 + annual income • Education: College Graduate A 2 10' . /9, ,,A•Oe MOTION BY COUNCILMEMBER '7:1) „ • 4IPP" I hereby move that Council Document No. / , Current •Series, be amended in the whole by deleting the existing resolution and application and substituting in lieu thereof the attached: APPROVED AS TO FORM: /2-Z9-T ASSISTANT CITY ATTORNEY c 5A CITY OF OMAHA LEGISLATIVE CHAMBER Omaha,Nebr January 4, 19/ 2000 RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: WHEREAS, Section 55-884 of the Omaha Municipal Code, provides for the granting of a Special Use Permit; and, WHEREAS, an application has been submitted by Keystone Properties for a Special Use Permit to allow Convenience Storage in a CC-Community Commercial District, located Southwest of 129th and Sahler Streets, Omaha,Nebraska; and, WHEREAS, the City Planning Board has recommended that said permit be granted pursuant to the application,.a copy of which is attached hereto as Exhibit "A" and made a part hereof by this reference, and the conditions set out in Exhibit "B" attached hereto and made a part hereof by this reference. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: THAT, the Special Use Permit application submitted by Keystone Properties for permission to allow Convenience Storage in a CC-Community Commercial District, located Southwest of 129th and Sahler Streets, Omaha, Nebraska, is hereby approved and the Permits and Inspection Division is directed to issue the necessary permit therefor, provided the conditions set out in Exhibit "A" of the above referenced application, conditions set out in Exhibit "B", and all applicable local or state statutes, ordinances or regulations are complied with. BE IT FURTHER RESOLVED: THAT, the proposed Special Use Permit has been reviewed and evaluated pursuant to, and meets each of, the criteria set forth in Section 55-885 of the Omaha Municipal Code. APPROVE AS TO FORM: l •(49 �/ CITY ATTORNEY DATE P:\PLN3\7055sap.doc By Councilmember Adopted City Clerk Approved Mayor O hh Cd r h 'L r* �s O 'v c G. D C 0 - o. h Ch N Q1 n CD n r.O � � O = "p n cli l T O ' h _• C/) O (A r' CT z .to" cDv CD tit 80 y (*I, O `'h i1. Q 00 .0+ 0 O CD 0 C. h Q O� O cl, CDO h Q- Y'o r' O+' (�D z o rC 00 < iv n �. D -c o' h , DZO C) U c a ( C C O .._. v � O co ..., C) O n, rnO CD 0- O <•"' ( •- OD Q SyOx [J = ( 0- CD CD j (D (D Q- 0OO p = po v' , C h . 0 n r g Q "ri "", C. CD CD(7 O O 2 _ 0,• A� M O• fhD 0 'r C/� d .1 CD n' 0 . C 53 Bt. u) a' CD 0 .fit O Oh' (p (� �. = O r. Q. r+'-G O .1 .:'• 0 CD O il" to 4 c i 4, f' I t Omaha City Planning Department • For Office Use Only APPLICATION . . .. , • • Date Fled Fee$ ZONING \ Receipt# ( ) Rezoning from to ( ) Conditional Use Permit (X) Special Use Permit ( ) Site Plan Review ( ) Other Property Owner Iry Gendler Marathon Realty 68154 330-2656 (Name) (Address) (Zip) (PE:ione) Applicant KevstQ L .ro rti es $.52 Far 6813L 558-5960 1 . NNamel Address) ) (Phone-Gay time) Representative Gross Welch 2/20 S. 72041 39 anal ' 1pei 392_/5eb (Fan Name) (Address) (Zip) (Phone) Contact Person Jerry Sl us ky General Location/Address ' S.W: corner of 129 and Sahler Omaha, NE Legal Description Lot 10 and 11 Cross County tee.... ....._... ,Convenience, Storage : •:�Acai t`:CC C:. Proposed.use type- 4'n(See k a is ri•. 1-n r l Existing Use - Building and Paridng Information Landscaping Information a. Total site area 174,042 sq. ft. j. Total area of street yard 2,955 sq. ft. b. Building coverage 72,010 sq.ft. k. Street yard landscaped area ' 29'755 sq. ft. c. Building coverage(b_a) 41 % I. rStreet.yard landscaped area.(k+i) 90 sy... •. d. Maximum building height 35 ft. m. Parking lot area 3,200 sq. ft. e. Total floor area 72,710 sq.ft. n. Interior parking lot landscaping 0 sq. ft. f. Floor Area Ratio (e+a)• • 12 0. Interior lot landscaping (n_m) 0 yo g. Total paved area . . . . 37,011 sq.ft. Residential Uses Only h. lmperdious coverage (b+g+a) . t 63' % p. Number of units 400 - i. Number of parking stalls • 3 for multi-family: #of efficiencies Number of compact stalls 0 # 1 bedrooms 1 Number of handicapped stalls 1 #2 bedrooms #3 bedrooms Densitysi ./ q. (a _p) Wilt - r. Total floor area of any incidental .. office or commercial use 1 .600 sq. ft. If y u hcat, cly questions about this application form, please contact the Current Planning Division at. 0,tJ\ ; -• ) / 7 . J;_ig:,•8 . .. Owner/Applicant Signature 1 (If not the property owner,the applicant certifies with this signature to be the authorized agent of the property owner.) q 1 Lr ) R1c�AL I tJej, Date Submitted ' 1 I (Print or Type name of Applicant) t1 roar • OIL• Exec-U-Car Suites Keystone Properties 129th and Sahler Special Use Permit Application Business Plan Keystone Properties ("Keystone"), a local Omaha developer, is proposing to develop a 400 unit, upscale, convenient storage facility located at 129th and Sahler (north of SuperTarget). The convenience of extra storage is used by students, military, boutique retail, distributors, small home office, recreational storage, seasonal services, and occupants of single family and mobile homes. Demographics of the market place are as follows: Average Age: 33.5 years Income: $34,000/annum Education: 11.4 years Family Size: 3.5 Of the 400 units being proposed, approximately 90, 10'X30' storage units will serve the collector/sports car enthusiast. The remaining 310 will serve the commercial and residential market. These units will vary from 5'X10' — 10'X30' with an average area of approximately 125 square feet. Keystone is proposing that the vehicle storage units be built out in two (2) phases. Seventy (70) units would be built in phase one and after one year of operation, if there have been no complaints from either neighboring property owners or the City of Omaha, phase two, with an additional twenty (20) units would be built. The Planning Department could administratively grant Keystone the right to build out the final twenty (20) units at their discretion. Keystone intends to have the facility in operation seven (7) days a week between the hours of 6:30 a.m. and 10:00 p.m. There will be one full time resident manager and a part-time maintenance/grounds keeper. 1737-2/196408.2 A3 Execu-Car Suites Rules & Regulations 1) Execu-Car Suites will be open daily from 6:30 a.m. — 10:00 p.m. 2) All vehicles must be stored in assigned storage units. No outside storage of vehicles will be permitted. 3) All vehicle maintenance must be performed within the confines of the vehicle owner's storage unit. 4) The use of power tools, of any type, will not be permitted on the property. 5) No combustible or environmentally harmful materials may be stored in the garage units. All used fluids drained from vehicles during maintenance must be placed in sealed containers and immediately taken to the Execu- Car Suites offices, where it will be disposed of in an approved manner. 6) Decibel levels of all vehicles stored at Execu-Car Suites must comply with all local, state and federal ordinances. 7) Washing of stored vehicles can only be done at designated locations within the facility. n) No external lighting will be allowed outside of the garage suites other than the lighting provided by Execu-Car Suites. 9) It will be the responsibility of each Suite owner to maintain the appearance of his or her Suite. Execu-Car Suites Market Profile With the increase in dual-income households and the rapid growth in personal income levels, the market for and sale of luxury vehicles has enjoyed unprecedented growth in the Omaha market. This rapid proliferation has created a shortfall of quality storage facilities required to house these high-end and one-of-a-kind vehicles. The founders of Execu-Car Suites share these individual's passion for quality automobiles, and have gone to great lengths to assure that their cherished vehicles are kept safe, secure and easily accessible. The subject property would contain approximately ninety-five 12' x 20' quality storage units, which would rent from $125-175 per month. These spacious and • well-appointed units would be targeted specifically towards the luxury/collector car enthusiast, and would feature such amenities as painted floors, high ceilings, drywalling and high-intensity fluorescent lighting. The facility will be in operation seven (7) days a week between the hours of 6:30 a.m. and 10:00 p.m. There will be one full-time resident manager and a part-time maintenance/grounds keeper. Benefits Execu-Car Suites offers the targeted audience includes: • Freeing up limited home garage space • Protecting prized vehicles from scrapes, scratches and other mishaps that typically occur in home garage areas • Convenient location from majority of target audience residential areas • 24-hour surveillance and full security system • Controlled and monitored access • Suite customization to personal specifications • Less expensive than adding additional home garage space Target Audience Profile • Average Age: 45-54 years of age • Marital Status: Married • Family Size: 4.3 • Income: $100,000 + annual income a Education: ... College Graduate '' ,ti`p _ � ;1` w 11F 1 1 r�s�\: � . :I\\ l is ;1'il '{1 y: `yi l 4(,� , ''I 1 'j 1 ` . Ali •` ! tl i '+ 1 3' 1' .k . �- I �� I� i� �'� !It I' . i 1 it I 'c 1� !}1 \ . , 1 ; �,,� ,,. •01[ , ;f:1 i , 71 ,i' .1 -)1 '. .4 1 - it ../ 1.4 ` 11 ii). It :f.ri IR:4P_.1,--,:.,-„. . ii, ''';'' i ' i•i/c , `' /./-ittiji,/,:y ' ' IyCr �i l ` . 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C cn -i j _ I� �,X-1 j i _+ ! z r 33 Z C— c m cn N C D n j :1,� D - i ----_-_- z• m C) • j' ,` -x—;I 129th AVE f+) O I — :8 S _ aI - - - m • T -mi • o � m - T TI 0 -I o T3 !' cn I -- g! ! D O m m _ $ _ 33 m m _LC >e•ImM _ Z • CO a) I 5 c'Z*j m Zr I i x oc -1 -I L 0.DJ O C Zz r NraCII Ia m E l F.._..--•--- I < ^ ifI N -1 .. . O ;��� [✓—G--}tom-�-`� I 1 D .—._—_._.._..._..—..�._ 1 _ G ___..__.—..__._..L.__.._.--.-.. ?a: YI v m m - - o .129TH• STREET : •- -+ --- "-._--.__..._.. . ... - _ < ca e.:r! _ _ xm EXISTING MOBILE HOME'PARK r F oZ cIa' IN I Z j AMENDMENT TO THE APPLICATION OCTOBER 8, 1999 +" J m ' i! e EXEC-U-CAR SUITES !, I i i "•'•- ...Aftc: SITE .A"OUT PLAN ' REVISED PLANS TO SUBMIT 1�.,.-� TO CITY COUNCIL ----------- — I { i : G Fes, > m • - -_ i ;=• �� . m • � : :. Zm NJ • m> ) - Z i _ , ::0: Z • O0 -------- _ ' _.._.._..---- CM O Z —_�J 11 - ------------- ----- - .,� .CJ _.._.._..-.- • — . i i-ia, — _ •n. n. • D — --- — LL--_—.--. - • i —i m D. --- C .. . . - • D c C co _ • a co - -0 '" imai_ _ _ - ° — - - _ _ _ __- - .Om = CO P 0 __. o -: a1`0 _._.. Z G_ 2 11--z Zi co f , .j.r.:., , . . ..., . , , .. ,...., il 2/ > ' Ti (.0 ,:q. 0 ".2 , 4_,, , ._ a_ 1.-,...!. i : .: . ,... :,. _ . _ . . 1_, _ ::.3.,,,t,i_i. 1 _ . 1 III :,... I IT J!;:ill. - .--, ; . 2 kla ; ;,,, 1 • • a Th e.f - i It a . Li''i'iIF z i jj l / l �/ �{ i i I P I �.�e�w� I • EXEC-U-CAR SUITES Exhibit"B" Page 1of1 1. A revised operating statement removing vehicle storage with automotive repair from the proposal. (Submitted 11/29/99) 2. A drainage analysis submitted with or prior to application for a building permit. 3. A revised site plan showing: a. 23 off-street parking stalls. (Submitted 11/29/99) b. Structures complying with the 20 foot height restriction for convenience storage. (Submitted 11/29/99) c. A 20 foot buffer yard along the west property line. (Submitted 11/29/99) d. A 10 foot buffer yard along the north property line with landscaping comparable to that shown on the landscape plan submitted. (Plan with 35 foot buffer yard submitted 11/29/99). e. A 35 foot buffer yard along the north property line with landscaping comparable to that shown on the landscape plan submitted. (Plan with 35 foot buffer yard submitted 11/29/99). P:\PLN3\7057sap.doc LY j ti pa U o CO CD .oa� N o 1 II ' n . N . 0 Alli o o cr CD tea, t\''''' ri { Exhibit"B" Page 1of1 1. A revised operating statement removing vehicle storage with automotive repair from the proposal. (Submitted 11/29/99) 2. A drainage analysis submitted with or prior to application for a building permit. 3. A revised site plan showing: a. 23 off-street parking stalls. (Submitted 11/29/99) b. .'Structures complying with the 20 foot height restriction for convenience storage. (Submitted 11/29/99) c. A 20 foot buffer yard along the west property line. (Submitted-11/29/99) d. A 10 foot buffer yard along the north property line with landscaping comparable to that shown on the landscape "plan submitted. (Plan with 35 foot buffer and p Y submitted 11/29/99). e. A 35 foot buffer yard along-the north property line with landscaping comparable to 'that shown on the landscape plan submitted. (Plan with 35 'foot buffer yard submitted 11/29/99). P:\PLN3\7057sap.doc I c � 1 C-25A' • CITY OF. OMAHA ,�.o (e `,'��/j r/as/©0 ` L V LEGISLATIVE.CiFAMBER • January 4, 2000 Omaha,Nebr RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: WHEREAS, Section 55-884 of the Omaha Municipal Code, provides for the granting of a Special Use Permit; and, WHEREAS, an application has been submitted by Keystone Properties for a Special Use Permit to allow Convenience Storage in a CC-Community Commercial District, located Southwest of 129th and Sahler Streets, Omaha,Nebraska; and, WHEREAS, the City Planning Board has recommended that said permit be granted pursuant to the application, a copy of which is attached hereto as Exhibit "A" and made a part hereof by this reference, and the conditions set out in Exhibit "B" attached hereto and made a part hereof by this reference. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: THAT, the Special Use Permit application submitted by Keystone Properties for permission to allow Convenience Storage in a CC-Community Commercial District, located Southwest of 129th and Sahler Streets, Omaha, Nebraska, is hereby approved and the Permits and Inspection Division is directed to issue the necessary permit therefor,provided the conditions set out in Exhibit "A" of the above referenced application, conditions set out in Exhibit "B", and all applicable local or state statutes, ordinances or regulations are complied with. BE IT FURTHER RESOLVED: THAT, the proposed Special Use Permit has been reviewed and evaluated pursuant to, and meets each of, the criteria set forth in Section 55-885 of the Omaha Municipal Code. APPROVED AS 52 • 2`i 9 Ac5Sis tk-r.i;- CITY ATTORNEY DATE P:\PLN3\7055sap.doc GitAa) VAILCA- y Councilmember Adopted ,JAN. 5 2000 epees-O City Clerk Approved C:2' /> --, 'TING Mayor /�� �C 4 1 kk‘. . ., CD w ��'� t r O t, p N :ID0 tOISpn� y (� � " - " CD O,, • 1 it 6 �. ,- .-. A (D PU C c)\ 2 (110 :." s=1.,° rD 7) f. t-4') P.' : ;0 "a p C g' CN nt , \ T r O C CD C ,—, v CD n ' pa I--,. v %cn khN v O ~ • � a ° ro P D p g Nk \ O cD O p ` d. ci)c,50 0 k p O C A� A) CD ° C4 P+ CD S .t� CD '' 0. n C.. --c}, .i. , ,-,) ,ci.) c7). c -.. O O rn Q. E. Y 'g'' P-v' P- i O O • I 41- Q. Z mot. Z� � a � 1 . ..„0 c, !,-IC--c-j- '\'' N. -1\---\ ' • k s t.,.. \'\ r , r -1 %