Loading...
HomeMy Public PortalAbout110_030_Langley 1of2 MAYOR, CTTY MANAGER Jason Buelterman Diane Schleicher °° � -__ 1 � CITY COUNCIL r CITY CLERK Wanda Doyle,Mayor Pro Tern -, Janet LeViner Barry Brown Rob Callahan CITY ATTORNEY Bill Garbett Edward M.Hughes Monty Parks 44)1.- /Eriocca7'‘I Paul Wolff CITY OF TYBEE ISLAND City Council Agenda Item Request Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by 4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the deadline, the item will be listed on the next scheduled agenda. Council Meeting Date for Request: April 10, 2014 Item: Public Hearing Explanation: Variance—209 Jones Ave.; zone R-2; Crafton Langley, petitioner; consideration of residential driveway Budget Line Item Number (if applicable): N/A Paper Work: -4 Attached. Audio/Video Presentation** * Electronic submissions are requested but not required. Please email to jleviner @cityoftybee.org. ** Audio/video presentations must be submitted to the IT department at City Hall by 4:00PM on the Thursday prior to the scheduled meeting. Submitted by: Dianne Otto Phone /Email: (912) 472-5031 / dotto @cityoftybee.org Comments: Date given to Clerk of Council: April 3, 2014 * * * P.O.Box 2749—403 Butler Avenue,Tybee Island, Georgia 31328-2749 *Certified (866) 786-4573—FAX(866) 786-5737 , City of , v Ethics f www.eityoftybee.org ��1�a B i PLANNING COMMISSION NOTICE OF DETERMINATION Meeting date: March 18, 2014 Petitioner: Crafton Langley Project Name/Description: 209 Jones Avenue Action Requested: Variance Special Review Subdivision: Site Plan Approval Sketch Plan Approval Conceptual Zoning Variance X Preliminary Plan Approval Amendment to Zoning Map Final Plat Approval Text Amendment to Land Development Code Minor Subdivision X Major Subdivision Petitioner has met all documentation requirements, all external approval requirements, and all code requirements, except for the following: VOTE FOR AGAINST COMMENTS Bishop Absent Borkowski X Motion to deny Bramble X Second Livingston Absent Major X Marion Chair McNaughton X The Planning Commission reco .s: ❑ Approval /1 Denial ❑ Continued Planning Commission .. . Date: 72. _ 19 ` / ' Planning & Zoning Manager: c--) f.,0 Date: 03- y - 14 STAFF REPORT s FOR THE PLANNING COMMISSION MEETING OF: March 18, 2014 FOR THE CITY COUNCIL MEETING OF: April 10, 2014 LOCATION: 209 Jones Ave. PIN: 4-0004-11-009 APPLICANT: Grafton Langley OWNER: same EXISTING USE: single-family PROPOSED USE; same ZONING: R-2 USE PERMITTED BY RIGHT: yes COMMUNITY CHARACTER MAP: Inland Cottage Neighborhood APPLICATION: Variance PROPOSAL:The applicant is requesting a variance for off-street parking requirements and driveway width. ANALYSIS: The general character of the 209 Jones Avenue area is fully developed residential. The 1958 cottage was purchased by Ms. Crafton Langley in August of 2013. Building permits issued to date are as follows: • 13-0682—window replacement, ceiling replacement,minor electric,paint; issued 10/29/13 • 13-0691 —drainage; work without a permit; issued 11/04/13 • 13-0705—replace HVAC equipment, raise condenser on platform;work without a permit; issued 11/06/13 The structure does not conform to the required design flood elevation, The costs of improvements to the structure are being tracked against its 2013 value.The work to date has not exceeded 50% of the value. Staff posted a Stop Work on 10/22/13 due to site work occurring without a permit. Land disturbing activity was evident without installation of an erosion control sediment barrier. Although Land Development Code (LDC) Article 15, Soil Erosion and Sedimentation Control, exempts construction of single-family residences from obtaining Land Disturbing Activity permits(LDAP),the minimum requirements of erosion control are applicable to a land disturbing activity of the extent seen at 209 Jones Avenue. In addition to the disturbance of all vegetated areas of the lot, rock had been installed the width of the property beginning at the edge of the street pavement and extending toward the house. The location of the front property line was not known, however, it was evident a significant portion of the rock was on the city's right-of-way. The contractor performing the work at 209 Jones Avenue on 10/22/2013 opted to not apply for a permit for the work that had been accomplished prior to the posting of the Stop Work order. The property owner hired Cory Scoville Construction who then applied for the permit to complete the job. Although characterized by the original and the replacement contractors as drainage improvements,a drainage plan and hydrology calculations prepared by a Georgia-licensed design professional were not submitted for review. The contractor of record and Staff focused on developing a plan that would comply with the residential parking and driveway requirements of LDC Sections 3-080(B)(1) and (C)(1). Section 3-080(B)(1)Residential dwelling units. For every dwelling unit, there shall be provided at least two off-street parking spaces. A caretaker's cottage is a separate dwelling unit and shall be provided at least two off-street parking spaces. Section 3-080(C) Control of access to structures used for residential purposes including but not limited to single family, duplex, triplex, two family, multifamily, townhomes, apartments, time shares, and 1 condominiums whether owner occupied or held for rental. In order to promote the safety of motorists and pedestrians, the following regulations shall apply to all newly constructed driveways; (1) A driveway opening which connects a lot with a public street shall not be greater than 25 feet in width at the property line. Driveways that serve duplex lots shall not have a width greater than 15 feet per unit measured at the property line. This section is not intended to prevent the installation of flared driveway ends. These flared ends, when constructed in accordance with adopted standards and specifications, shall not count towards the width of the driveway. Considered during review of the application were available photographs of the property and the permit record databases going back to 1990. A Google Earth image dated July 2013 [attached to this Report] showed a concrete driveway which had provided the required two off-street parking spaces. There was no record that a permit had been issued for removal of the concrete driveway. Nor was a permit located that had approved installation of gravel as shown in the July 2013 Google photo. The 2013 Chatham County Property Record Card included a photograph dated 05/11/2010. It also showed gravel at the street,but no permit was located for the placement of materials in the city's right-of-way. Comparison of the Chatham County 2010 and the Google Earth 2013 photos to the conditions found on 10/22/2013 indicated thevicket fence had been removed and the depth of the rocked area had expanded. The plan formulated by the contractor and Staff included removal of rock in the right-of-way to the extent necessary to provide a driveway opening not greater than 25-feet in width. The uncovered areas would then be planted with grass. The remaining 10-feet of gravel running the width of the property would be off the right-of-way and able to accommodate the two required off-street parking spaces. Staff's calculations verified the plan did not violate the 65% greenspace requirement of Section 3-165. Permit 13-0691 was issued 11/04/2013 and the Stop Work order was removed. A permit placard and a copy of the approved plan were provided to the contractor with the permit. The owner contacted the City Manager, several emails were exchanged, and the owner met with the Planning & Zoning Manager. The owner decided to apply for a Variance. Her request is to leave the rock as it is currently located at the site.A sealed/signed survey prepared February 7,2014,was provided with the Variance submittal. The Inland Cottage Neighborhood as described in the Comprehensive plan: This character area describes the traditional neighborhood along the west side of Butler, which contains narrow, tree-lined streets laid out in a grid pattern. The area is varied in land use as it contains permanent residential properties, multi family homes, rental properties,parks, low-impact commercial establishments, and public buildings. Residential development within this area contains both traditional and historic cottage homes, large new residential houses and multi family units. This area provides for alternative transportation routes by providing an alternative automotive travel route to Butler Avenue, a bike path, and stop signs to slow the movement of vehicular traffic creating a more pedestrian friendly environment. Consideration of this project to the Recommended Development Strategies for the Inland Cottage Neighborhood character area as outlined in the Comprehensive Plan is provided below. Comprehensive Plan Section 1.2.6-Inland Cottage Neighborhood Meets Strategy Recommended Development Strategy Y/N or N/A 1 New development, redevelopment, and restoration should be consistent with the existing N character of the area in terms of mass, scale,use and density. 2 Permit only compatible uses including low density residential, public/institutional, and N/A low impact commercial. 3. Develop and implement design and architectural standards. N/A 4 Implement streetscape improvement to improve the pedestrian/bicycle environment and N encourage safety and mobility. 5. Historic structures in this area should be restored and/or preserved whenever possible. N/A 6. The City should provide appropriate incentives for historic restoration projects. N/A 2 STAFF FINDING: Staff finds the request for a driveway width of 60-feet at 209 Jones Avenue is not in keeping with the character of the neighborhood or the driveway width restriction of the Land Development Code. The project does not meet the applicable Recommended Development Strategies of the Comprehensive Plan. The site plan issued with the permit met the maximum driveway width standard and provided the two required off-street parking spaces. Given the narrowness of Jones Avenue, the lack of road shoulders, and the lack of pedestrian walkways, a conforming driveway is desirable for public safety reasons. No permits were issued for the gravel previously installed at the property. A permit was not issued for a recently installed walkway shown in a photograph that was submitted by the owner with this Variance application. This Staff Report was prepared by Dianne Otto. ATTACHMENTS A. Variance application (2 pages) B. Summary &additional submittals from the applicant(6 pages) C. Survey, dated 02/07/2014(2 pages) D. Photographs of conditions when Stop Work was posted, 10/22/2013 (1 page) E. Permit 13-0691, issued 11/04/2013 (1 page) F. Google Earth imagery, dated 07/2013 (1 page) G. Emails in reverse chronological order between 01/22/14 &02/03/14, (6 pages) H. SAGIS map(1 page) ft feni-04;pn ate e:veci 4-1-I ?arke..r M o r an I. Grassing Plan issiErcith permit 13-0691 (1 page) Q� �r pl a n�+•n Ce o e►rw: 3 5:pe, i n e e..4'"S I$ pc5Q 3 '' CITY OF TYBEE ISLAND Fee cgmzercial $500 ZONING VARIANCE APPLICATION (Residential $zo Applicant's Name ty►� ' L 41: dr Address and location of subject property o 1 C cf 5 A & 1 / �i? ? .1-3* /La- PIN - 3f a� - Applicant's Tele p hone Number 46 73 —3641 Applicant's Mailing Address //6 7 LnN// ' LV, /i'mmtIT 4- j0so6, Brief description of the land development activity and use of the land thereafter to take place on the property: 6 /J44 .,arc altdesital Explain the hardship ( A& .41-t zardfita6 Property Owner's Name L�rIL jky'J 1-`qtr Telephone Number *)9 -a f3 `30/9 i Property Owner's Address i/4'7 L 4-71I e (16 I/ --r z- lu "74' , 6 -3°3'76 Is Applicant the Property Owner? Yes No If Applicant is the Property Owner, Proof of Ownership is attached: /Yes If Applicant is other than the Property Owner, a signed affidavit from the Property Owner granting the Applicant permission to conduct such land development is attached hereto. Yes Current Zoning of Property /Gni.4urrent Use A /tj /�f r Names and addresses of all adjacent property owners are attached: /Yes If within two (2) years immediately preceding the filing of the Applicant's application for a zoning action, the Applicant has made campaign contributions aggregating to more than $250 to the Mayor and any member of Council or any member of the Planning Commission, the Applicant and the Attorney representing the Applicant must disclose the following: a. The name of the local government official to whom the campaign contribution or gift was made; b. The dollar amount of each campaign contribution made by the applicant to the local government official during the two (2) years immediately preceding the filing of the application for this zoning action, and the date of each contribution; c. An enumeration and description of each gift having a value of $250 or more made by the Applicant to the local government official during the two (2) years immediately preceding the filing of the application for this zoning action. Disclosure of Campaign Contributions for -ktach t hereto: 276--/ Signature of A ant 7 .7 Date NOTE: Other specific data is required for each type of Variance. Fee Amount ,a00 check Number it es-a- a-1 T- I - city Official G)11.1mn„A..) 0 NOTE: This application must be accompanied by additional documentation, including drawings that include or illustrate the information outlined below. REFERENCE DESCRIPTION 5-040 (D) (1) Site plan and/or architectural rendering of the proposed development depicting the location of lot restrictions. 5-040 (D) (2) A survey of the property signed and stamped by a State of Georgia certified land surveyor 5-090 (A) (1) That there are unique physical circumstances or conditions beyond that of surrounding properties, including: irregularity, narrowness, or, shallowness of the lot size or shape, or, V exceptional topographical or other physical conditions peculiar to the particular property. v/ 5-090 (A) (2) That because of such physical circumstances or conditions, the property cannot be developed in strict conformity with the provisions of the Land Development Code, without undue hardship to the property. NOTE: Provide attachments illustrating conditions on surrounding properties and on the subject property, indicating uniqueness, etc, 5-090 (B) If this variance application is for a Height Variance, in addition to other requirements, the petitioner shall be required to: Add two feet to each side yard setback for each one foot above 35 feet in height, and, Have safeguards consisting of sprinkler systems, smoke detectors and other fi re protection equipment deemed necessary at the time by the Mayor and Council, and, Where a rear yard abuts a side yard of the adjacent lot, the petitioner shall be required to add two feet to the rear setback for each foot above 35 feet height. The Applicant certifies that he/she has read the requirements for Variances and has provided the required information to the best of his/her ability in a truthful and honest manner cs ��, _ s /5 /.1—' Signature Applicant Date {,, V 209 Jones Avenue,Tybee Island Summary: PERMITS: ❑ We acknowledge that we did not follow City policies in obtaining the proper permits. For this we sincerely apologize. ❑ We apologize for any behavior of those we've employed considered to be less than professional. ❑ To the City we've paid a substantial fine. ❑ We hope to move forward without the past shadowing future decisions. HARDSHIPS: ❑ Water run-off from Jones Avenue flooded our screened porch. ❑ Water run-off from Jones Avenue threatened to flow into the living room area during heavy storms. ❑ Jones Avenue has no storm drainage. REASONS TO CONSIDER THIS APPLICATION: ❑ There's documentation showing gravel has extended across the front of the property since 2006. ❑ We feel the gravel should be"grandfathered in". ❑ Asking new homeowners to remove gravel already in place and to replace it with grass is unprecedented. ❑ The landscaping was designed in compliance with environmental considerations. (permeable surfaces,plants that require little water,planting grass to slow and absorb rainwater) ❑ Our landscaper is a staunch conservationist and his work enhances the Tybee experience for all. M lei An Atlanta-based firm,The Crofton Group, is designed the new logo and look in consultation with Melissa Yao of My Agency in Savannah. SAVANNAH'S BEACH Savannah Morning News,primary 2014 209 Jones Avenue,Tybee island Zoning Variance Application February 2014 : , j <''#�' , t -��' y' t - 9.49 ~h fit$,..• ,„,. . 4.,,-..-,L�✓CI — j t� N. }tom iv`. ".e_ lr 'A: ;4.•.,,, .'�-, , _! . r `, r , TT`4, ;7,,'- 1 a ,.- : - f i t i .- '■_:*'1 ' I' :1 hilikegi,47,4jviiiiH1,--1.., ''.4 . 2, 41 ,111 "iv cd_ :-.„- i.. . . . , ., , 41 1 ,\,,, Grafton and Gary Langley 209 Jones Avenue,Tybee Island,Georgia 31328 1 107 Lanier Boulevard,Atlanta,Georgia 30306 404 873 3019 209 Jones Avenue,Tybee Island Brief description of the land development activity and use of the land thereafter to take place on the property: ' - v, '. •ter , ::',..?.7r° y * a - °, Z -„fir . _ . - ,,, .r11'1 41'.11,11 = f `v4fuww i �. III �' ��1;' ` ` ,.`:< • 2006 November 2013 November 2013 Gravel was put down by previous owners to Non permeable drive was replaced Washed graded stone(the most permeable replace the sand and fill in large ruts. by brick and grass. stone available)was added to existing parking footprint.Fence was moved back 10 feet from original location and stone replaced dirt and a few remnants of grass and weeds. _ !* r If A a 1 � For reference:gravel extending the entire property length before November 2013 landscaping began. 209 Jones Avenue,Tybee island Explain the hardship: ' • Storm drainage issues have long contributed to the erosion and flooding at 209 Jones. i S R t ii .-^ I lialt Previously when it rained the run-off from the street drained down the driveway flooding f- 1 . i MS , the porch at 209 Jones. .a .° It appears that the City acknowledged this issue of erosion along the road and have added -'"l lib I,ti crusher-run gravel in front of 207,209,and 211 Jones in the past.Grass along that part of the street has been unsuccessful as seen at 205 Jones. We understand that the City,again,has acknowledged drainage problems in this area and is planning to install storm drains on Jones Avenue. IF WE ACT per the City's direction and plant grass left and right of the 25'allotment: Will the City maintain and water grass on the City property setback.? --If grass is not maintained will the result be further erosion and flooding?'141t —Water conservation is crucial.Is washed rock bed an environmentally better solution to stop water run-off vs.plantings that need irrigation to thrive? 000 "Potable (drinkable)fresh water is one tithe earth's r d ,,. -- most limited resources and the most imyortantfor the yL`� . '- -'-- - _ _ - survival f all:species on earth. It is crucial that we make the most of what we have and ensure there is For reference:205 and lot 207 Jones Avenue-no gross enough for ourfuture generations." --http://www.cityoftybee.org 209 Jones Avenue,Tybee Island Gravel installation- 2006 jr. For reference:Gaogle Earth mop showing white rocks extending across TM ° :+;.;.�` the property front Of 209 Jones Avenue in 2012 9. 'tom � l ,� Google i,►� �� a _ Eye alt 141 ft For reference:white rocks extending across the / r property front Of 209 Jones Avenue in 2006 0 ,'� � "This picture was taken at least 8 years ago. Ricky smith did the white rocks for the Huffmans 1 y+w., ' (Previous owners)." -/.' , • i , Diane Willard Kaufman 209 lanes Ave, ybee Island GA t Mermaid Cottages Phone: (912)313-0784 1. , 14 i r »Yw Kt IN i NI 41k0 a 5 O NddM 114 ii:ry 4lGAirGEecp, te ti 4 * U1g r 14, PAr.I., 1 a.l-L. i . „,,.. ,n kDsua WA.%aro-irtnn99,.99,se,d 9.4 3_ ce.V 1 ..,d W,a R riv6o3v`.LLNfOo WV'H17H0 `4N7181 33aLL'3AV 93N7f 5C,L R .l1VN 9 ZN'9`v t NOIA v'z!7 I 4 i 30 3014329321 31-11 d03 NV ld 39VN1'Vtio ui w� ILL 44 a� r2LE Z Q°L w� aw° 4 zam J m 091.9[1' O ? 11r24 14 09 3nr 43NOr F- = i 0_ I 0 i w - w 6- - ;.j a t Q w gg u1i1�a dd q a6 a !- .1 e , g . 04 w dqa n 000 1:-=:,...-_:,...: C ° V 4. O i 0iw0a w�3�3 um �� .con moo,00 ces _�._._,_�.—._._. f �a--. -- fie+ �— {K „1?I ._ gowoQ 063104 t FU0 4m I ell UO i...—,18 a tz� K n j i',:'j w�4 6�1 m 0 1 x .1 u�3-- , .)e;,,,,0 nLLZ %waY]O 1 1 gy2 .. aas - 3 L 4 4 J n a4� I I � :'Ios aOY pwaS�O p0� p©qd K� I ! :p'-. gm°wa maa.�°tiff a a mt.a�' I u.w>� a$a l'--° - r....-.'::-.'.-' ° - - _ _ a1 II j ,;:-.. .„2,::2: :'1- q 1 3d! j 4a 4N 4 zz ' wwN� o�« � a ( o �i 0$ m 1 p a i-.',_-- -_:. — .--'-59)61-r - : m g 2= 1 jr orE 4q a4 j owa?.i... m ,NMI-,1 I ��.�q!. A. I amuLLn I 1 ti•., I / __ ----10.12,x* X1.10. -tea •—e --,4; o I �I \ I 9 1 I jY. 1 (8! + l) a ` 111 111 4� I, 1 �w z , g I pi j 8 SO g I 31Na v 4 oaA 6 z I i 3 I U 1aiLLmg3 1- o"�� S j 1 , O In .04 L !_.r ov 1 ; _1 Z v $aa,u 9 j i'k i`d ; Z 4 I' ! �f \7. 6 u a • oam` � 3a ` - Via'•: 3 I e • e ti -a �1 j j ��'`t- ° 1! ! o i \. _ ` , \ 09 saw Loop a i J •I \ g >'. / 1 0 m 5 ---•4 . `�-----'_ - j 0 S —g—•—•—•—•------- 3. IX N—.----.—.---��—.--��—.�..—.--� g PRB 12–P 12 PRB012P12 I N 21°45'01"E 60.0•' S 21°45'00"W 60.93' CMF ....x— BIICOK -5/8" RBs 1/2"-RB SLi7G LOT 83 a; csi o a ri LOT 82 $ 9.9' 1 STORY ET1 LOT 84 -c9,4, BLOCK & FRAME"— , to . HOUSE O 0 c4 C o m910.31 e__T � 8.1 co Z v] l [j) Imo' co y} WOAD FENCE ` N 21•50•34"E x x 1" IPF 59.87' i" IF ( GRAVEL °-'' 8" RBS _3/4" IPF a 180' TO THIRD ST. ` i S 035'22 'W 60.00' S 21°35'22"W 60.99' a f k ! i,, r EDGE OF PAVING JONES AVENUE 60' R/W PLAT OF " LOT 83 , WARD 1 , TYBEE ISLAND CHATHAM COUNTY, GEORGIA STREET ADDRESS: 209 JONES AVENUE FOR: GARY LANGLEY ACCORDING TO THE F.I.R.M. DATED 9/26/08 THIS LOT IS WITHIN THE 100 YEAR FLOOD ZONE. I s _--='=,-- z.c. n=,C"D a DL'i't "V f111�n'J ari-rn' i „____4_, i [\\LOT 83 o oi LOT 82 g.9” 1 STORY W' LOT 84 e .. BLACK & . .,i 1 C0 • HOUSE v Co CD 1 0,31 ) -� 8.1 XI z c in co kti N 21 50'34'S WO-D FR ICE x 0---1" IPF 59.87' 1" 1, GRAVEL--A a , 8" RBS 3/4" IPF .0 180° TO THIRD ST. i S °35'22 1 60.00' W` I S 21°35'22"W 60.99' 4 I l r \ EDGE OF PAVING JONES AVENUE 60' R/W PLAT OF LOT 83, WARD 1 , TYBEE ISLAND CHATHAM COUNTY, GEORGIA STREET ADDRESS: 209 JONES AVENUE FOR: GARY LANGLEY ACCORDING TO THE FIRM. DATA) 9/26/08 THIS LOT IS WITHIN THE 100 YEAR FLOOD ZONE. THIS SURVEY WAS PREPARED IN CONFORMITi WITH THE TECHNICAL STANDARDS FOR PROPERTY SURVEYS IN GEORGIA AS SET FORTH 1N CHAPTER 180-7 OF THE RULES OF THE GEORGIA BOARD OF REGISTRATION FOR PROFESSIONAL ENGINEERS AND LAND NT: QUIPMEE SURVEYORS AND AS SET FORTH IN THE E TOP CON AP°L1A GEORGIA PLAT ACT O.C.G.A. 15-6-67 AUTHORITY O.C.G_A. 15-6-67, 43-15-4, ERROR OF CLOSURE: 43-15-6, 43-15-19, 43-15-22. $,ORGJ4 LINEAR: 1/22,000 ZSTE ANG: 5"/ANGLE d. BEY REYNOLDS * 4.> 6 * BALANCED BY: L. S. PLAT: 1/181,000 LAND SURVEYOR 0. 2 • A 0 30 636 STEPHENSON AVENUE I i ! SUITE C ►• SCALE: 1" = 30° SAVANNAH, GEORGIA 31405 l DATE: FEBRUARY 6, 2014 SURVEY TELEPHONE: 912-352-0464 41Tt'' , DATE: FEBRUARY 7, 2014 PLAT FAX: 912-352-7787 ! - FILE NO. 13-98 4 .1 RD`t '''o.o.S Av e.. ‘jtiQ 1AjoPK • ■ , . ` � '.y - I �' 1. ti -- - --y - X'^e•.X • ..;gin=.': f a* k"'''"< sg f,', v ' d r . - . n v,. a= i.. L r� x { -IQ-42-20 3 • , • ' w4ei t - CITY OF TYBEE ISLAND BUILDING PERMIT REMOVAL OF ROCK REQUIRED. GRASS TO BE PLANTED IN RIGHT-OF-WAY, DATE ISSUED: 11-4-2013 PERMIT#: 130691 WORK DESCRIPTION REMOVE ROCK/PLANT GRASS WORK LOCATION 209 JONES OWNER NAME CRAFTON LANGLEY ADDRESS 1107 LANIER BLVD CITY,ST,ZIP ATLANTA GA 30306 PHONE NUMBER CONTRACTOR NAME CORY SCOVILLE CONSTRUCTION ADDRESS 604 ATKINSON AVE CITY STATE ZIP SAVANNAH GA 31404 FLOOD ZONE BUILDING VALUATION SQUARE FOOTAGE OCCUPANCY TYPE P TOTAL FEES CHARGED $ 394.00 PROPERTY IDENTIFICATION# 4-0004-11-009 PROJECT VALUATION $2,500.00 Work without permit— double fees plus penalty TOTAL BALANCE DUE: $394.00 It is understood that if this permit is granted the builder will at all times comply with the zoning,subdivision,flood control,building,lire,soil and sedimentation,wetlands,marshlands protection and shore protection ordinances and codes whether local,state or federal,including all environmental laws and regulations when applicable,subsequent owners should be informed that any alterations to the property must be approved by the issuance of another building permit. Permit holder agrees to hold the City of Tybee Island harmless on any construction covered by this permit. This permit must be posted in a conspicuous location in the front of building and protected from the weather. If this permit is not posted work will be stopped. The building contractor will replace curb paving and gutter broken during construction. This permit will be voided unless work has begun within six months of the date of issuance. Signature of Building Inspector or Authorized Agent: , , {/L Art r P.0.Box 2749-403 Butler Avenue,Tybee Island,Georgia 31328 (912)786-4573-FAX(912)786-9539 www.cityoftybee.org Google Earth Imagery Date: 07/2013 '.1. ii,".; ,„6,' . . • . - • ' ' .6 '1 --te• t... ":, J', '414 "' • 1 ...'• -6-....,) ,-, - . . •. I'..:f -1.- . ,r,`.- • , t'''' .j. -- ...'4,• -- . . . . . . ....t :It_ - 4 • ' . ' :r,.., .- • -4.-. .—. , • - IIIK t — ......„ .7.,,e.," .." -• .' , •r- /I ... i fi. ,. ii ;I: 1 .1...ti, ...!.. 411,• [ ' 3 - .... •-•„_„ • • • ,: - - ,-. .„i",.-r._-.m..ii-- 111 1N▪1111• .41.1 1 -. -- - -, .. ,. -.-•.-..__ .4, _ - ,I . - _. .rIto --k., “ " ;.•=4,-.•..'''.'-i ' 44 '--- o '-' ' - -,..-- , " ,- ,4•,.... .., - ''. 4.. .. 4 46,:*--'.1Pl..„t ... _ ''•--. _, . • . ... 4aifiz. • '.te.74t4r, f' -‘ - .. . ,. 1 • .., •."*,1'" ' • . __ _. . • .,, -, -",.! . , .,. _- .,:,.. - ..,--; - .., .....%----..._:,..i. ....... ,.. • A. ••-- ,,, SP . , ' . . N.... . ' . ..k. . .....,...... .• -., .. . , •.. .,- - .4.-,t. ...1,:e. ...•. -.- .4. ..., ^ -' • ,.'.- • . ' -4 ''- i . . . ,aapiejltal.21...ell) l'&1"-M .KcjiD 6 . . - -•?-..-*, .. kii. •g Air: Dianne Otto From: Dianne Otto Sent: Monday, February 03, 2014 12:15 PM • To: Crafton Pease Langley Cc: Diane Schleicher Subject: FW: 209 Jones/Corey Attachments: Fwd: 209 Jones/suggestion that might be compliant.;variance_application.pdf; 2014 _PC_calendar.doc; Sec 3-080 residential parking.doc Dear Crafton, In response to your phone call this morning regarding removal of the rock at 209 Jones Avenue from the city right-of- way, attached is the Variance application packet you requested and a 2014 calendar of meeting dates. Please read the Notes on the calendar for guidance on submitting the application and support documents.You may want to write a brief narrative describing your request. Other needed documents would be a survey of the property, a marked-up survey showing the current conditions, and a mark-up of the survey showing the proposed plan (if it is different from the current conditions). As I understand it, your request will be a Variance from the highlighted items within Section 3-080 (two off-street parking spaces and 25-foot driveway width limit). The ordinance related to Variances is on page 4 of the application packet. Item A discusses hardship.That means what is it about your property that makes it unique such that it cannot conform to the ordinances. On page 1 of the application is a line for stating the hardship.This will very likely be discussed at the meetings so it is important you respond on the application and at the meetings to the hardship question. If you have had a submittal conference with me and I determine your submittal is complete on or before March 1st (March 3rd due to the weekend), your request would be considered by the Planning Commission on March 18 and by the Mayor/City Council on April 10. Please contact me if you have any questions and to schedule the submittal meeting. Sincerely, Dianne K.Otto,CFM City of Tybee Island Planning& Zoning Manager phone 912.472.5031 fax 912.786.9539 Original Message From: Dianne Otto Sent:Thursday,January 30, 2014 4:51 PM To: 'Crafton Pease Langley' Subject: RE: 209 Jones/Corey Dear Crafton, 1 I am available to meet tomorrow between 9 am and 5 pm, except for between 10:30 am and 11:30 am. Are you available at 1 pm? Three plan pages were received today.They are dated 09/19/2013, so I assume these are from before the permit was issued 11/04/2013. The long-term restoration of the right-of-way for the area other than a 25-foot driveway will need to be grass.Of the items proposed in the email below, pine straw or much could be used to stabilize the dirt while grass seed is growing, or sod could be installed to establish grass much quicker. I look forward to hearing from you soon. Dianne K. Otto, CFM City of Tybee Island Planning&Zoning Manager phone 912.472.5031 fax 912.786.9539 Original Message From: Crafton Pease Langley [mailto:craftonp @bellsouth.net], Sent:Thursday,January 30, 2014 11:01 AM To: Dianne Otto Subject: 209 Jones/Corey Hi, Dianne. Gary just had a call with Corey._Corey thought the City would be satisfied if we put pine straw, sod, or mulch in the part of the area where the gravel is now.The fence can stay where it is. If this is the case, we're happy to do this. Corey will be in touch with you today. Thank you, Crafton 2 From: Crafton Pease Langley [mailto:craftonp©bellsouth.netl Sent: Monday, January 27, 2014 7:00 PM To: Dianne Otto Subject: 209 Jones/ suggestion that might be compliant. Hi, Dianne. Thank you for letting us know that Cory is still in good standing. Here's perhaps a suggestion that would be compliant. At our expense we move the fence back to the original place - forward toward the road. Behind the fence we'll then take up the permeable rock that was added and plant grass (again at our expense). We prefer to keep the rock across the front of the property as is was in the original Google Map photo. We've reviewed a few older photos of the home. (Please see below.) They show that the rock has been in this location for several years and we'd assume the City has had time to notify previous owners if they felt this was against code or questioned a permit. The non-permeable concrete drive was replaced with a narrow brick walk and grass added to stop erosion and, when it rained, the gully washer of water, mud and sand that drained from the road, then down the driveway and onto the porch. Hopefully you'll consider and understand that the overall improvements we've made to the landscaping were all done in an effort to be environmentally conscientious. We hope that we can reach a compromise soon - well within your 30 day deadline. Gary and I can rearrange our work schedules to meet in person this Friday if you think this would be helpful. Best regards, Crafton • Cl k 1 1 Li- 4 4't Ili11l? I1111�1 1111111 11 `I. I Crafton,thank you for your quick response. I agree the Google photograph shows rocks in the right-of-way. But no permit allowing that can be located. It appears to be work without a permit by a previous owner. The burden to correct the site now lies with its current owner. By communicating my concerns to the property owner, Cory has fulfilled one of his many roles. As we continue to work toward resolution, even if you undertake the work of restoring the site yourself, Cory Scoville Construction would remain the contractor of record.This department works cooperatively with Cory on his many projects. This situation has in no way tarnished his reputation. Sincerely, Dianne K. Otto, CFM City of Tybee Island Planning&Zoning Manager phone 912.472.5031 fax 912.786.9539 From: Crafton Pease Langley [mailto:craftonWhellsouth.net] Sent: Monday, January 27, 2014 1:48 PM To: Dianne Otto Subject: 209 Jones/ two quick questions. Dianne, good afternoon. This is so helpful to see everything spelled out in one place. Thank you. It will take me a bit to review and make sure that I understand the details but I'll do my best to be back in touch by the EOD today. Two quick questions: Is their anything we can do to immediately to get Cory out of the middle of this? We don't want to tarnish his reputation. It looks like the rock was in place, on city property, before our landscaping. Is this how you read the Google maps? Again, your efforts to get me up to speed are much appreciated. Crafton Dear Crafton, Thank you for contacting me about your property. There are 3 attachments to this email to guide our conversations about 209 Jones Avenue. The photograph from Google shows a concrete driveway previously existed at your property with a gate for vehicles to access the property. The driveway was removed without a permit and a substantial amount of rock was added, much of it on city property. The following Tybee ordinance requires a minimum of two onsite parking spaces for a single-family dwelling. One important goal of permit 13-0691 is to restore at least two onsite parking spaces. Sec. 3-080. Off-street parking requirements. (A) In all zoning districts, handicapped parking shall be provided as required by the O.C.G.A. Title 30 Accessibility Code. (B) Residential district parking requirements and residential off-street parking requirements. Off-street parking facilities shall be provided and maintained on site for all buildings, structures or premises being used in whole or in part for residential purposes, or for any other use permitted in residential districts. (1) Residential dwelling units. For every dwelling unit, there shall be provided at least two off-street parking spaces. A caretaker's cottage is a separate dwelling unit and shall be provided at least two off-street parking spaces. The 3-page attachment contains scans of the building permit,the permit application, and photos of the site conditions when a Stop Work order was posted 10/22/13 for work without a permit. The final attachment is a restoration plan that was provided to Cory Scoville when he assumed responsibility for this project on your behalf from John Dugger. Below is an additional code within Section 3-080. it limits driveways to 25-feet wide in the city's right-of-way. The restoration plan was my creation to satisfy the two vehicle requirement and the 25-foot driveway limit. The location of the 25-foot wide area can be changed if it would better suit you to shift it to the left or the right. It will be required that there be at least two parking spaces on your property. Therefore, if you are not going to reopen the gate and driveway where vehicles parked in the past,the two vehicle parking spaces will need to be parallel parking spaces located on the rock strip that runs the length of the property above the 25-foot driveway. The driveway is access to your property. If additional parking needs are anticipated,the additional parking spaces need to be located on your property, not the right-of-way. (C) Control of access to structures used for residential purposes including but not limited to single family, duplex, triplex, two family, multifamily, townhomes, apartments, time shares, and condominiums whether owner occupied or held for rental. In order to promote the safety of motorists and pedestrians, the following regulations shall apply to all newly constructed driveways: (1) A driveway opening which connects a lot with a public street shall not be greater than 25 feet in width at the property line. Driveways that serve duplex lots shall not have a width greater than 15 feet per unit measured at the property line. This section is not intended to prevent the installation of flared driveway ends. These flared ends, when constructed in accordance with adopted standards and specifications, shall not count towards the width of the driveway. (2) There shall be no more than two driveway openings on any lot of any width. The total of the widths at the property line of two driveway openings shall not be greater than 25 feet. Removal of rock and the planting of grass in the city's right-of-way is required. If you would like to discuss this information please let me know. I am open to considering your suggestions for modifying the plan if the changes will result in compliance. It would be important to obtain approval and document the changes for the permit file prior to any work contrary to the plans agreed to be by Cory Scoville. Nearly 3 months have passed since the work was assumed by Cory. It is due to my recent insistence with Cory that this issue be resolved that it is now being discussed. Via this email, I am establishing today a 30-day deadline for bringing this site into compliance. Sincerely, Dianne K. Otto, CFM City of Tybee Island Planning &Zoning Manager phone 912.472.5031 fax 912.786.9539 From: Crafton Pease Langley [mailto:craftonp©bellsouth.neti Sent: Friday,January 24, 2014 12:15 PM To: Dianne Otto Subject: 209 Jones/ phone call Hi, Dianne. Would you have time for a call today at 4? I have an early afternoon meeting but can be flexible from 4 on. Monday is also good if that works better for you. Thank you and hope you've a fun weekend planned. Best regards, Crafton Begin forwarded message: From: Crafton Pease Langley <craftonp @bellsouth.net> Subject: 209 Jones Date: January 22, 2014 4:01 :13 PM EST To: Dianne Otto <Dotto @citvoftybee.org> Bcc: Gary Langley <gary.langley @myintown.com> Good afternoon, Dianne. Hopefully Diane Schleicher has had a chance to convey to you that we'd like very much to satisfy the city requirements for our landscaping permit. She said that you'd be the one to let us know exactly what needs to be done. Would you have time for a call tomorrow morning? Perhaps using the photo attached could help us communicate about the concerns better. I got a little lost with some of the descriptions from Diane. She did mention her concern that the additional gravel wasn't permeable. Here's how the landscaper responded; I was careful to use a washed graded stone that is as permeable as stone gets. It is important to note that we removed impermeable concrete and put gravel, grass and mulch in it's place. Look forward to speaking with you soon. Thank you, Crafton Langley O 1L a !LI{ V 2 N N�, y N 'S C ,2 N 41 DJ N N N = P_ U) nI m °o °p C m o 0 m m• C co m +9 rn m 0 CO Z O X�Il X LL7 N 5 L> S J 11 3 D 2 Co 2 J (l). /0 p • ❑ ° :0 • o o O s_ .G m d N LL m L o▪LL C ) a O L LL = U) 7 d Q N ci,N m W v_r 14 w ° m co S a w...v2 - O lCJ a v) c %flj v W a c a.m . E a �� ., >,y'a LL j O 0 } N T 0 ST7 ) p C °LL l4 p C W N m o W l0 p = ° m Po CO W p O 6--8 c, O LL • w C d °LL v W p O d in °9 Q O `� Q.--NE'-',.f...0 Q rNM C Q I���*,Lgm N >,-N> }i N (q a° O_ I—Cn R, SS H p C ❑ El LLV ID p CD CDr <z � OONQ � '6 (6 Z v a� o r� c4 M o m � r 0) wd o cu a) 1, 0 o(OoO � M 0 mino g -o (!) � - �n 1n Q Q Q N C11 U p ti CV 0 ›,..0o 0 d 61 t6 ai ch N U co ¢ Q Q Q 4 Q ¢ �, m 2 d 110 � C O[4 -2 O fi) .- 4 N as 7 O O cu co m '❑ C) CL CLNL_ d � UCLCL7 W M2NZU �o0CC0000fn [AJd r + + r j X f i i r _ i } 7' /-7 ...,----, 1_ ,_,.1 / ,,./::::..____-.. 1.. .,.....1;0, _ i ; s-- - ---...," Lu. / IIJ ) 1 /t[/ü7111 f a 4 4.,.., ---J-1,-_----7._ z i"----__ " I ` -//". . "gi { W"� � I 1,. i '''. .' t / / i i -'7--"-..... :14 Li '''''''--,--1--. i g f W -� _ + Yet i —7-t 1 g' f--'- i -1 il_ I -----r---,._ _ --------..____ __ 1 t , --_____L___ , ______J / ----Lj {1- 4 ~ / i i + -- f�~ €._ 7 / / , 5t 7 :QA1e6 -----2_,____ :i / -7 q.,______„__ 1 / i ______/4:17...., _....,,___ i 1 if_. ___Lie7r,........___ , --r,,,,.m.,1 ,/ -7 ______I /.. _,_„&,i, _ 2 L____/---- _ -----.._ I I----4-7----___ / iL- / ----/---- '''' / mil ; _ I_ - --7--- / 7.--..._ e tzt 1 I_ l'-. S ,.._---------1---_,,,j"—g--'--/ t a ;+ ++ d - ------- L. ----7-----_,_. .. E 1 417. ..s.__,__ -- ... / - i /1 / */ ,7------7_ ---7----_ .3, ... _______ ----„... 1 7-____,._:.7:7riv. itk,:_77f --- i .,.._ r . 7 _ --7--„,,,,,_____, / 0/ / { rrf i / ir-------„ < 7 f---- -,, 7 / 0 --r-_,. 4---_. jj,,i,...t,f4' it 7 r.---.„_,_ ,4.,)1 .„,,..." ,,. --7-_____, ---.., 1 i ,--___ er { 1 I 1 i ;a , r ! 1 1 �r-_ Lac 2 A;, C V i o y o ,_ a v) 0 ----I E E 0 U klo L .0 C u C 4 °�' it'V _ CO '5 43 0 c a. c� c'V Yn Yn , ›..1— /...„)wita--- al _ ‘ c 4- J •u J 4-) CI cd 0 s-a) ,.. 8 5 e, U g:8 c-,.... < . . _. . . 1.....„-ok---v) U � � o ,,,i C o 0 CO C V U 4q, 0 C) C 0 0%. 0 N N va cri C 4i Q cd L X Q = p 0 _a � _ _ ° � `x' 17 o N 4— O N N ,n cip) CZ 4—; ctC041 Q mo rci s_ N L -p co)as 'CI vi a) _o •N N td v) a) to 0 +' cd L t CI .0> u . -o © s a o o- V) -v = a� s 04 +, c (Id C c C s = a) 0 v c L. L o cad ~ CO Q O L Q O C cn 4 .1 N co, �, _ L '�, E Q N s_ > V C © 0 LA - 0_ H C) N cn .� > 4— O I al c Q .� • fl° -s L N L Cr_ tt Q c 0 c > a et 0 © `- 0 _ s L y —v -Q U Q) cd 0 0_ 2 2 I— I— N • • • • • . . IC i 0 '� 4 *11/ 1' ' . -W cu , 1 - • ♦ . , . _ l•�r Iran . - , ' ii 143.. . . --- W - J �_1L�. `i f 0 '_ ilk . N �'- • • .. , 'Q) ' y r C , . r A C < im. ; 0' 0 N T • it t• 1 ' ' lf. Vi,_.. kl • ir V r � y •� « I , f „ .r j f rf $0:1 . .:. . . 4 I # i • , lii 11; 4,14:V 11:) 4`,1 t % • L '�+( I t • . . '` it fir r r V) , s r ' k iv 4 � ..! r� r i� 04 t V) I, ,'r l Li 4 • • ' I+ • M 0 ! o , •r tt L 1 h + O r ' '� t I I, .,0 ? .1. i 0 (NI , rl�,,' , a) � C a) 'CC i III n cu A O cN 0 N N C ;t N s ...' • #414 a VI II •;1,.-.....474.4.-• ':;1.:.".",'11:: • ..! 1 .�• ;A' "'.,' ,4 L , 0 13140 igt tl S. I- . 4--) lV T q lo 4 tin 4, f 0 _ ■ 0' 0 c1 PI . • 1 t. . ; • • , ' .#, r _r k A. \. I f -ti . A . '. „. � 1 _ V) ' la° 0 r0 V i '1 0) IF + • `--,,' 1 L k 1. ' 1 i ' • i '• • lit C' N \ ... , f , .r.,.licr!., - ."Ifi,,,, .«...0.--1: -.I.,t.-,•, 71 }. A , A t ,,, , , ,. ', " *., _4; 244,ir 14...■a,If . f itio"; r * .• F''iliv ,i..41 11 ._,::,,,,,:i4 ZI.,• • ALL 1 •11 a a,` �• .ik,ii I t_,,,t.,7„ 111111L. - L 1 ./104 Dt-- ., _ •) 1 a 414 1 ii,;: .7-- tom++ CL) •r - -'¢ 1 i @ ' Qt ✓1 w MI V a a C W ' C \iik i 1:oasoillOP- „ . .Iltt't ..' ' . L ,.., tin \ ‘i )„ ggigif . ., , i .� .• r ,i. . .. . (zu _... , _4 issige i ' "...- - , 4. ` a L P- . . ■1 a - o a 4,„� •TT ' '''c; ,, ,rr_' 'i L y fl :: f1 & � vi U S x 1' ir ► „ r t I. *1 _ .—.._., .If r 4 1 Uw d,;`, /t'r.?. 1 s ,fir i 1 O R i s r. -an X i iiii jrzii.41., -, ' ' iii 4?iit eta \ \ iti I/). 11.3 . . , 1 , ... .. . 1.,,,,,-. cu 1 ,A 4. r 45, tit 1.1 ° ,....** \ViiV/ }if wr r .< •Y, 1{ wf t,17- Y •tkteV F y + I AP ciii) itti\ ..., , c,...m., e.s. 2. _., . 4.444 . . t . ..,,,,,.. . 4 . ... ,. c . 0 r 0 f. .SFr � ,iii t_ at r.,. O � 'l 4. •,S �] ti . '• 1•- _ J z ,ft r{ i Nal- Iiiiiimis4-ct . ..... _ 1 -,C 4 ' '47' - Op r ' i s t o 110 .4. ' cd T 4 in _ r - N i- Cid 7. 1.J F r ry ND i , i --t I ,__.4k ii 114111e I! r 1 Allrilliiiiiiiiiiiiiirliii . :..- - t v`' C O ON Q N so • . • 4 t R ) .4 rc CI)W , ' ' 1 • C s t t*".4:: I- t;r fli. . 1 . . r s 'I T k` . '• VS r 4--4 U, K I • •• - • V/ r !" ' C a c fk ©n a c csil iy sir p",., Jo goisA CO . - . r � 0 _ - CO111111 'IA / 114)11 .., fr ,fir - ,., , ` • .• y . I t ,, lit: i , , . } 4 d m L 0• s L7 0• 1 4 14 m yy cn Q) x .1 w • —T. . W \ L �] Z Z • rn■ 10(4! —..441 p • r • 0 Q i if 4 r :�!` ` Hs _ �- /4• t • ml ,r 1 V '"17 - ie . . sit tiV WI ' I • ,it s I WI - w _. - 4111116 , © M1 , oN O ,� CO ■ 1, ley 111:1111Hi ry, It- . .. S ' 1- a - . ... i CL - i . .' '11-__ii .. _o ,-•1' f • ' O %.: a - w it 1.x■ i= CP.- - 0 ' 4 I C x74 "a n • � ♦ C as L "♦ i L N A � Q Q1 ■ a V' a `` i • Ot .. • 1 1 (I,t • ON O N . . . • . 11 III t f _ •-,.• ! )•. J . .. i i i 4 * • - , :- 1 21 ,f,.,. Ai , i . 1 . . -•••• 41,.._ ...‘T....•••• 1 ik. •, ,i gi, 7 1 , .• , .• ..! .4•••; .4„, xt„r , .. , . , . . 0 a) . " /„ ..7 i....' : I . ' , i : . ' • ,1 i 04 • II Illik I • • . .• (1 , ' II • a o co- i il . • . • ‘ • • 4-) 0 ... -1 P, , L "....., ii .. , • • ., a.) Iii., - "• „. ,,.... . . . 14 • • 4 . . CIS • 1 .lit 1.' • . . . • S• . . . ' . . E ■ . ,I 0 a • •.4. V' - . i . ..,, . , _, VII . ' ....(1) • . . c- ' • . >%. .. . • 4.* • • U °. . .. . . - • . 1 H '71,'• It* .,••, • • • • • i • • _;•• . • , , ti ; „• • • 4 g (1) ' IF • .... I 1 t 1 i af- ‘ . 'S- 11-' .a A'C'•,•-.'.)i.' 41" a) . .• J' ":4' -.-t 14%- ' S. • Il ' , .. - - 11■0101.'«,. .... . 0 . , ,. . h■ • ;. . .P. .. . , - 1, CS . ' •‘,.. . bh,#,N . .11.k '-••• • • . ,. a) ii _\.. , . 1 .1 = . • 1 I • , . ■ • ' * •• 11 , 1:11/1 1r ' • '. • • . .• 4 74 1.- ' .•' • .• i . • 4, - 4, 414•44 4 g r 1 ,re lop- I ,. \will%•li. , . • -ION ' I .... ., -. . , 1•, k it; ,... . t‘ - . . . . •. 0 4 0. _. - -- , „iv•• •4, • ..,11 a' a es11 Q It 7.- 1 4 ■ . i V) a $ L 04) t 4 • , a) ‘41.7 .+ • O . V) 1 1 C O 4 O - /y +, 1 . W ..' - . 41.) r� 4••, i _ V) O b if _ cd ,n r V) at -r• 1.' ! 1 ■ • V ✓ R IP )1:;, 014' 4 iti 1 ,, 4 . ■ / i �' .nom C0 '® y ♦.J t• • • n. N . r r V_. 4,..„.1.. . ..,•..,_ . ; , . ., .3041fr * . 4 i ...b.' ...:f•- 1 I .'�' i`• ? F. .Irr'r •' . CL 1 7 I . v . ` • , cn 1 # '" ; I.•a c _ pol, rE i ri Lel t 1 o _ _ R I ,� ' O -o i i j ILIPII•jkA f O .- , >. • T.2 1 4 0 ill. • • ' s '-'° . }` C \i '' s. Mk ` . • , , < I \.Iiit- .. .......,......„ ..• , , • . ,.... I - . = ,. " . v, ....,„ ..... , A . 1 0 i ^75 O == . ©\ 0 c1 N > a) s o 'n c w>'+ -c bL4 ��',, „ .O o 0 N � o O , 4 c� VI (U a U o 41., CZ L s v a � o � '> no v � Lo to _ a Vy � . A. L- C �' t Qi tia l ' N .� at a 0 L -a 4 t C • L IO QJ a v C Z y E cd Q� c s...cu : = O +� N le) C L: N E +., 4m.4 o O O N E L E o c ;; 0 V E = w v a b,q 0 v, — co L r -b.o d IC C E o N a .c © t- v •� o in • u w ' a �� v, btl ,...,cu "�txo v OL a� . v A—) aj 00 Q al N N aJ ' 0 0 ` ' 0 a � ,�` �' Zoe °- = c) � °u R3 as � v ° -C E — ? �, L. oo_ o .moo c L N �, no b�O o �n o �; L 3 �' a) Z � � C C -4--1 u, c 0 E b U V N 1., ct a)p . N a) N _c L O -0 d L vs Ci u co L. 0 tU CO - C 43 of •� CU .N L C cn �+ O V O Qa Z o O E u E v E . . ?. ON s c L L- B 40 .( "Q -C O L > CD L O 4_1 it N v Q (-Ni — •b.0 C C) a cri CO cTIQQ .ci 1,) 0 Q cd `n 0 © L .< W N ,3 L 0 L L Ch O L O s L aro w 0 a Z 'L7 cn H t7 — Li -I wormaing„ . r' I � , # i » � .v '.a its �' t f, S1 3 — 4- tit ,, 4 40 ,.. 1 AIR ?S' nra+r h r ��4 ' �� r 5�r Way ,0- r E. M.r•iii i Z k i a) a) _ c CU > Ri 0 0 L a 0 +' . a) ° cu Q> a) o a) L w a3 a� •_= u ui CU N cd O in S- o a 0 S- GO) C u Q cd Q) cd 0 l- GC ) L_ 4- 0 O in = > Q N cs 0 s 0 CU C > O a a) CU a E ed a N • a E al = CL 0 0i > S h 1-1 tai C L -c r-mw-1 4., ,.., ,,N 4-' C "1— CU 1— 44 _ _ _. _ 1.1,:it,1 4., CZ 4-1 CL K Col I • a f , , _„, c' . ill Or L . , ,,...-: . _01 ....= 0 0 0 .II ,,,c, L C V L - 0 re .: o >.al 0 t" "'z ,. �t itik ce . /• i J 'N • jA r d co .; 4.)>% V) � o .> .0 . • C va si 4) 0 c 0 O N