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HomeMy WebLinkAbout2007-04-16, Minutes, City Commission LINKED MINUTES OF THE MEETING OF THE CITY COMMISSION BOZEMAN, MONTANA April 16, 2007 ***************************** The Commission of the City of Bozeman met in the Community Room, Gallatin County Courthouse, 311 West Main Street, on Monday, April 16, 2007 at 6:00 pm. Present were Mayor Jeff Krauss, Cr. Sean Becker, Cr. Kaaren Jacobson, Cr. Jeff Rupp, Cr. Steve Kirchhoff, City Manager Chris Kukulski, Assistant City Manager Ron Brey, Planning Director Andy Epple, City Attorney Paul Luwe, and City Clerk Brit Fontenot. 0:14:12 A. Call to Order - 6:00 pm - Community Room, Gallatin County Courthouse, 311 West Main 0: 14: 15 B. Pledge of Allegiance and Moment of Silence 0: 15:23 C. Public Service Announcement Gene Keith, a member of the Bozeman Tree Advisory Board, noticed the Commission and the public about the upcoming Arbor Day Tree Planting on April 20, 2007 at Bogert Park and Bozeman Clean-up Day on April 21, 2007. Katie McKeown, representing the Bozeman National and Global Youth Service Day Planning Committee, stated that on April 21, 2007 the Poop for Paws park clean-up is scheduled. 0:20:42 D. Minutes 0:20:48 Motion and Vote to approve the minutes of March 22, 2007 Policy Meeting. It was moved by Cr. Becker. seconded bv Cr. Rupp. to approve the minutes of March 22. 2007 Policy Meetine. Those votine Ave beine Crs. Becker. Rupp. Kirchhoff. Jacobson and Mavor Krauss. Those votine No beine none. The motion carried 5 - O. 0:21:03 E. Consent 1. Authorize Payment of Claims (LaMeres) 2. Approve Monthly Building Report for March 2007 (Poulsen) 3. Adopt Resolution 4014, Billion-Norton Growth Policy Amendment (Sanford) 4. Approve Baxter Meadows Phase 4 Planned Unit Development Minor Subdivision Findings of Fact, # P-07004 (Windemaker) 5. Authorize the City Manager to sign the Bozeman Village Senior Housing easements (Heaston) 6. Authorize City Manager to sign contract with Clarion Associates to assist with Growth Policy Update (Saunders) 7. Authorize City Manager to sign the purchase agreement for the Bond Property Acquisition (Folger) *REMOVED and placed as first Action Item. 8. Authorize City Manager to sign Baxter Creek Condos easements (Heaston) 9. Appoint Sub-Committee to review Pledged Securities (Clark) 10. Approve Pledged Securities (Clark) 0:21 :06 Public Comment - Consent Mayor Krauss called for public comment on the Consent agenda. 0: 21 :30 Public Comment - Ted Lange Mr. Lange, representing the Gallatin Valley Land Trust at 25 N. Willson, spoke in favor ofthe purchase of the Bonn property by the City of Bozeman. 0:24:35 Motion and Vote to approve Consent items EI-E6 and ES-EI0. It was moved bv Cr. Rupp. seconded bv Cr. Kirchhoff. to approve Consent items EI-E6 and ES-EI0. Those votine Aye beine Crs. Rupp. Kirchhoff. Jacobson and Becker. Those votine No beine Mavor Krauss. The motion carried 4 - 1. 0:24:56 Cr. Rupp Cr. Rupp requested that Consent item E7 be moved to the Action agenda. 0:25: 14 Mayor Krauss Mayor Krauss re-scheduled Consent item H7 to the first Action item. 0:25:21 F. Public Comment Mayor Krauss called for public comment. This was the time for individuals to comment on matters falling within the purview of the Bozeman City Commission. There was also opportunity in conjunction with each agenda item for comments pertaining to that item. 0:25:30 Public Comment - Brian Caldwell Mr. Caldwell resides at 733 South Tracy A venue and suggested alternatives for glass recycling and requested that the Commission research more uses for recycled glass. 0:28:47 Public Comment - Anders Lewendal Mr. Lewendal resides at 4020 Graf Street and suggested that the Commission research alternative local uses for crushed glass. 0:29:57 Public Comment - Craig Madson 2 Mr. Madson resides at 501 Prairie A venue. Mr. Madson stated that his research into pulverized glass could be used as drainage media and has other uses and suggested that these alternative uses be pursued. 0:31:04 Public Comment - Ted Lange Mr. Lange, representing the Gallatin Valley land Trust, noted that the GVL T would be open to exploring the use of pulverized glass as part of the mix on trails. 0:39:29 G. Mayoral Proclamation - National Library Week, April 15-21, 2007 Mayoral Proclamation National Library Week April 15-April 21, 2007 * **** * * * *** * * * * * * * * * * * * * * *** * * **** * WHEREAS, our nation's public, academic, school and specialized libraries transform their communities; WHEREAS, libraries playa vital role in supporting the quality of life in their communities; WHEREAS, librarians are trained professionals, helping people of all ages and backgrounds find and interpret the information they need to live, learn and work in the 21 st century; WHEREAS, libraries are part of the American Dream - places for opportunity, education, self-help and lifelong learning; WHEREAS, libraries bring you a world of knowledge both in person and online; WHEREAS, libraries are a key player in the national discourse on intellectual freedom, equity of access, and narrowing the "digital divide;" WHEREAS, libraries, librarians, library workers and supporters across America are celebrating National Library Week with The Campaign for America's Libraries. NOW, THEREFORE, be it resolved that I, Jeff Krauss, Mayor of the City of Bozeman, proclaim National Library Week, April 15-21, 2007. I encourage all residents to visit the library this week to take advantage of the wonderful library resources available and thank their librarians and library workers for making information accessible to all who walk through the library's doors. DATED this 16th day of April 2007. Jeff Krauss, Mayor 0:41 :05 H. Action Items 0:41 :09 FROM CONSENT E7 Authorize City Manager to sign the purchase agreement for the Bonn Property Acquisition (Folger) 3 0:41 :56 Staff Report Grants Administrator Sara Folger presented the staff report. 0:48:21 Questions for staff 0:48:30 Public Comment Mayor Krauss called for public comment. 0:48:38 Public Comment - Christine Yearlev Ms. Yearley resides at 402 Bonner Lane and supports the purchase of the Bonn property by the City of Bozeman. 0:50:45 Public Comment - Stephen Johnson Mr. Johnson is the Executive Director of the Gallatin Valley Land Trust (GVLT). Mr. Johnson reiterated the state of affairs in that there is no time to waste in purchasing the property. GVLT supports the purchase of the Bonn property and has and will aid in delivering a beautiful new park to the City. 0:53:08 Public Comment - Michael Harris Mr. Harris is the Open Lands Coordinator for Gallatin County. He clarified that the County has the $75,000 grant from the Open Space Fund ready with one minor change in place and sees no problem with transferring the funds on May 1,2007. 0:53:37 Public Comment - Kellv Ramirez Ms. Ramirez, representing the Trust for Public Land located at 111 South Grand Avenue, encouraged approving the purchase of the Bonn property. 0:54:23 Motion to authorize the City Manager to sign the purchase agreement for the Bonn property. It was moved hv Cr. Kirchhoff. seconded bv Cr. Jacobson. to authorize the City Manaeer to sien the purchase aereement for the Bonn property. 0:54:36 Cr. Rupp - Amendment to Cr. Kirchhoffs motion Cr. Rupp proposed amendine Cr. Kirchhoff's motion bv statine that a condition be added that the propertv line be identified and delineated as sueeested and aereed to bv GVL T and others who spOke at the podium. 0:54:50 Mayor Krauss Cr. Rupp's motion to amend Cr. Kirchhoff's motion failed for lack of a second. 0:55:40 Mayor Krauss Mayor Krauss suggested an amendment to Cr. Kirchhoff s motion authorizing the City Manager to sign the purchase agreement for the Bonn property adding the phrase "for the purposes of a park." 4 0:55:53 Cr. Kirchhoff Cr. Kirchhoff and Cr. Jacobson agreed to amend the motion to include the language "for the purposes of a park. " Amended Motion It was moved bv Cr. Kirchhoff. seconded hv Cr. Jacobson. to authorize the Citv Manaeer to sien the purchase aereement for the Bonn propertv for the purposes of a park. 0:57:04 Vote to authorize the City Manager to sign the purchase agreement for the Bonn property for the purposes of a park. fit was moved by Cr. Kirchhoff. seconded bv Cr. Jacobson. to authorize the City Manaeer to sien the purchase aereement for the Bonn property for the purposes of a park.1 Those votine Ave beine Crs. Kirchhoff. Jacobson. Becker. Rupp and Mavor Krauss. Those votine No bein2 none. The motion carried 5 - O. 0:57: 12 1. Ruggiero Garage Certificate of AppropriatenesslDeviations #Z-07052, open and continue to April 23,2007 (Bristor) 0:57:30 Staff Report Director of Planning Andy Epple presented the staff report. 0: 5 8: 19 Motion and Vote to continue the Ruggiero Garage Certificate of AppropriatenesslDeviations #Z-07052 to April 23, 2007. It was moved by Cr. Jacobson. seconded bv Cr. Becker. to continue the Rueeiero Garaee Certificate of AppropriatenesslDeviations #Z-07052 to April 23. 2007. Those votine Ave beine Crs. Jacobson. Becker. Rupp. Kirchhoff and Mavor Krauss. Those votine No beine none. The motion carried 5 - O. 0:58:362. The Knolls at Hillcrest Planned Unit Development #P-07OO7, tabled from March 26, 2007 (Sanford) 0:58:47 Motion and Vote to remove The Knolls at Hillcrest Planned Unit Development #P- 07007 from the table. It was moved by Cr. Becker. seconded bv Cr. Rupp. to remove The Knolls at Hillcrest Planned Unit Development #P-07007 from the table. Those votine Ave beine Crs. Becker. Rupp. Kirchhoff. Jacobson and Mavor Krauss. Those votine No beine none. 5 The motion carried 5 - O. 0:59:34 Staff Report Director of Planning Andy Epple presented the staff report. 1:18:34 Applicant Jason Leep, of Potter Clinton Development, appeared for the applicant. 1:31:05 Public Comment Mayor Krauss called for public comment. 1 :31 :32 Public Comment - Noah Poritz Mr. Poritz resides at 1418 Maple Drive and supports the compromise agreement recently made between the applicant and representatives of the neighborhood association. 1:32:24 Public Comment - Frank Munshower Mr. Munshower resides at 1407 South Bozeman and is Chairman of the Executive Committee of the Bozeman Creek Neighborhood Association. He reiterated their support of the TDR. 1:33:08 Public Comment - Stephen Johnson Mr. Johnson is the Executive Director of the Gallatin Valley Land Trust (GVLT) and thanked the Commission for allowing more time for the parties to discuss agreeable compromises. He reiterated that the GVL T has always supported the effort to protect the Bozeman Creek Neighborhood property. 1 :35:50 Applicant Rebuttal Jason Leep, of Potter Clinton Development, appeared for the applicant. 1:51:41 Motion and Vote to approve the Knolls at Hillcrest Planned Unit Development #P- 07007 with revisions shown on the Conceptual Plan for the Knolls EastlHighland South as applied for by the Applicant [with both relaxations]. It was moved bv Cr. Kirchhoff. seconded by Cr. Jacobson. to approve the Knolls at Hillcrest Planned Unit Development #P- 07007 with revisions shown on the Conceptual Plan for The Knolls EastlHiehland South as applied for hv the Applicant allowine concurrent construction f with both relaxations 1. 1. Approval of the PUD which would allow concurrent construction for The Knolls at Hillcrest Major Subdivision 2. Approval of both requested PUD relaxations which include: a. 18.44.060.D (Level of Service Standards) to allow a level of service of less than "D" at the intersection of Hiehland and Kaev Boulevards. 6 b. 18.74.020.B.4.a (Improvement Procedure) and 18.74.030.D.3 to allow street improvements to be financially euaranteed based on submitted plans rather than approved plans. 3. Approval of the modification to the Bozeman Deaconess Health Services Sub-area Plan to allow buildine lots in areas previously approved for open space. 4. Accept the proposal to protect open space and provide a trail easement on the Soman Development propertv. Those votine Aye beine Crs. Kirchhoff. Jacobson. Becker. Rupp and Mayor Krauss. Those votine No beine none. The motion carried 5 - O. 1:53:28 Break Mayor Krauss called for a break. 2: 10:27 Call to Order Mayor Krauss called the meeting to order. 2:10:323. The Knolls EastlHighland South Major Subdivision Pre-application #P-07OO2, tabled from March 26, 2007 (Sanford) 2: 11 :02 Motion and Vote to remove the Knolls EastlHighland South Major Subdivision Pre- application #P-07002 from the table. It was moved by Cr. Jacobson. seconded bv Cr. Becker. to remove The Knolls EastlHiehland South Major Subdivision Pre-application #P-07OO2 from the table. Those votine Ave beine Crs. Jacobson. Becker. Rupp. Kirchhoff and Mavor Krauss. Those votine no beine none. The motion carried 5 - O. 2: 11 :51 Staff Report Director of Planning Andy Epple presented the staff report. 2:21:51 Applicant Jason Leep, of PC Development, appeared for the applicant. 2:30:51 Public Comment Mayor Krauss called for public comment. 2:31:39 Public Comment - Noah Poritz Mr. Poritz resides at 1418 Maple Drive. He presented a composite photo of the Knolls pre- application plan and the sub-area plan and suggested that there are now lots proposed over what was formerly open space in order to increase density. 7 2:34:30 Public Comment - Ted Lange Mr. Lange, representing Gallatin Valley Land Trust at 25 N. Willson (GVLT), complimented PC Development and Bozeman Deaconess. He noted that most of the maps presented are looking pretty good but was concerned about a buffer on the rim, skiing functions, and general connectivity. 2:41 :25 Public Comment - Jim Schmidt Mr. Schmidt resides at 1410 Ash Drive and noted that the Knolls Development has the potential to provide public health access and healthy living opportunities. 3:00:164. Jonathan L. Foote Addition Site Plan/Certificate of AppropriatenesslDeviations #Z- 07033, opened and continued from April 9 (Bristor) 3:00:39 Staff Report Associate Planner Allyson Bristor presented the staff report. 3:05:05 Applicant Logan Leachman, part owner of the building located at 140 East Main Street, appeared for the applicant. 3:13:02 Public Comment Mayor Krauss called for public comment. No person commented. 3:13:43 Mayor Krauss - Note Street Name Change in the Motion 3: 14:02 Motion to approve the Jonathan L. Foote Addition Site Plan/Certificate of AppropriatenesslDeviations #Z-07033. It was moved by Cr. Becker. seconded by Cr. Rupp. to approve the Jonathan L. Foote Addition Site Plan/Certificate of AppropriatenesslDeviations #Z-07033 as conditioned by staff amendine condition 6 chaneine the street name from Babcock to Bozeman. Conditions of Approval: Plannine Staff 1. With the Final Site Plan submittal. the applicant shall reflect the additional details in the parkine information chart: a. Definition of "floor area" for parkine calculations. When calculatine the number of off-street parkine spaces. the applicant mav choose to use 85 % of the eross floor area. or mav individuallv subtract the areas described in Section 18.46.010.A of the Bozeman Unified Development Ordinance. 8 b. An additional 5 % reduction for transit availability shall be applied to the total required parkine spaces. as explained in Section 18.46.040.B.3 of the Bozeman Unified Development Ordinance. c. For all parkine requirements. decimal fieures round up to the hieher number (i.e.. 26.36 spaces> 27 spaces). 2. The applicant shall complete the proposed Phase 2 of the development before the expiration of the extension eranted for COA application #Z-05152. If additional time is required. the applicant shall request an extension from the Plannine Director. 3. The applicant shall enter into an improvements aereement with the Citv of Bozeman to ensure the completion of the proposal's Phase 2. The aereement's laneuaee and required financial security shall be decided by the Plannine Director prior to Final Site Plan approval. 4. The proposed earaee parkine spaces in the rear of the addition shall be for the sole use of them residential units. The applicant shall document and/or explain how the spaces will not be used for the office and/or retail uses. 5. The ADA van accessible space in the proposed rear earaee shall be removed. and rather three (3) standard parkine spaces for residential uses shall be provided. 6. One (1) on-street ADA accessible spot shall be added on the propertv's street frontaee alone Bozeman A venue (further discussion is occurrine at the Plannine Staff level to determine the need for this requirement). 7. Liehtine details. for all proposed Iiehtine on the buildine. shall be provided with the Final Site Plan submittal. 8. All mechanical equipment shall be screened in accordance with Unified Development Ordinance Section 18.38.050. This shall include. but not limited too. air conditioners and electric panels. All mechanical equipment and screenine shall be depicted on the Final Site Plan submittal. 9. The Final Site Plan submittal shall include a color and materials palette of all new construction (windows. doors. brick. stucco. metal. lap sidine. etc.) for final review and approval by Administrative Desien Review Staff. 10. This project shall be constructed as approved and conditioned in the Certificate of Appropriateness application. Anv modifications to the submitted and approved drawine shall invalidate the project's approval unless the applicant submits the proposed said modifications. as required bv Section 18.62.040 of the Unified Development Ordinance. 9 Administrative Desien Review Staff 11. The Final Site Plan submittal shall include a color palette and material sample board for all new construction. for final review and approval bv Administrative Desien Review Staff. 12. Additional architectural modifications shall be incorporated into the final buildine desien in order to meet the euidelines of the Bozeman Desien Guidelines for Historic Preservation. and should be reflected in the Final Site Plan submittal: a. The aluminum window frames shall not be silver. but rather a darker clad color. b. All proposed window frames. in both the addition and the remodeled existine buildine. shall match in claddine materials and color. c. The proposed elazine for all new windows and doors shall be non- reflective. d. The two proposed masonry/stone units ("Rocked Sundance" and "Smooth Wheat") for the addition shall be more distinct in color from each other. Eneineerine Staff 13. Anv cracked. heavine. spalline or otherwise damaeed sidewalk panels alone the lot frontaee shall be replaced with new sidewalk. A typical sidewalk section detail shall be provided with the Final Site Plan. 14. A new Citv Standard aUev approach shall be constructed at the allev intersection with S. Bozeman Ave. A construction detail for the new approach shall be provided with the Final Site Plan. 15. New asphalt pavine shall be provided in the allev alone the lot frontaee. 16. The existine water service to be relocated in the allev shall be provided with a new service tap and the existine tap shall be abandoned at the main. 3:14:56 Vote to approve the Jonathan L. Foote Addition Site Plan/Certificate of Appropriateness/Deviations #Z-07033. fit was moved by Cr. Becker. seconded by Cr. Rupp. to approve the Jonathan L. Foote Addition Site Plan/Certificate of Appropriateness/Deviations #Z-07033 as conditioned bv staff (see conditions above) and amendine condition 6 chaneine the street name from Babcock to Bozeman. 10 Those votine Ave beine Crs. Becker. Rupp. Kirchhoff. Jacobson and Mayor Krauss. Those votine no beine none. The motion carried 5 - O. 3: 15: 125. South Towne Square Minor Subdivision #P-07012 (Krueger) 3: 15:33 Staff Report Associate Planner Brian Krueger presented the staff report. 3:21:37 Applicant Jason Burke, of Allied Engineering, appeared for the applicant. 3:22:54 Public Comment Mayor Krauss called for public comment. 3:23:05 Public Comment - Ted Lange Mr. Lange, representing Gallatin Valley Land Trust at 25 N. Willson (GVLT), opines that the trail connection along the SE is important to provide bicycle access to neighborhood commercial property. Safety is a large concern, therefore a continuous trail should be provided. Additionally, public amenity of a continuous trail is important to GVL T. 3:25:57 Public Comment - Dan Wilson Mr. Wilson resides at 2202 Highland Court. He questioned the density, layout and height of the project. He suggested tabling the issue so that the neighbors can discuss the issue further. 3:29:12 Public Comment - Kimerick Havner Mr. Hayner resides at 1 Hill Street. He is troubled by the consultation waiver requests to the State Historic Preservation office and local schools. He suggests a viable homeowner association prior to the developer turning the property over and is concerned about an open-ended future expansion of the project. He requested that the Commission table the issue until a further date. 3:32:42 Applicant Jason Burke, of Allied Engineering, appeared for the applicant. 3:36:06 Applicant Mike Pentecost, of Design2 Architects, appeared for the applicant. 3:47:54 Motion to approve South Towne Square Minor Subdivision #P-07012. It was moved by Cr. Rupp. seconded bv Cr. Kirchhoff. to approve the South Towne Square Minor Subdivision #P-07012 with 5 conditions listed in the staff report and replace the term "pork chop" in Condition No.4 with the term "median" or similar traffic control device as approved bv Citv Eneineerine. Recommended Conditions of Approval: 11 1. The final plat shall complv with the standards identified and referenced in the Unified Development Ordinance. The applicant is advised that unmet code provisions. or code provisions that are not specifically listed as conditions of approval. does not. in anv wav. create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. An Occupancv Permit must be obtained from the Montana Department of Transportation for location of water and sewer mains and services within the State's rieht-of-way. and an Access permit must be obtained for the drive approach onto Kaev. unless MDT determines they are not required. 3. The median on Kaev shall be reconstructed to provide a dedicated turn lane for westbound traffic turnine into the site. The eeometrv of the median shall meet AASHTO standards and be approved bv the Montana Department of Transportation. 4. The northbound left turn bay for the ultimate desien for the 3rd and Kaey intersection will extend bevond the proposed access. A "pork chop" shall be installed on the South 3rd access to prohibit southbound traffic from enterine the site. All other movements will be allowed from this access. 5. All improvements necessary to provide adequate level of service at the intersections analvzed in the Traffic Accessibilitv Studv (T AS) must be installed as part of this development unless a variance is applied for and approved bv the Citv Commission. Approval of the T AS must also be obtained from the Montana Department of Transportation and for all improvements alone Kaev Boulevard. 3:52:26 Vote to approve the South Towne Square Minor Subdivision #P-07012 with 5 conditions listed in the staff report and replace the term "pork chop" in Condition No.4 with the term "median" or similar traffic control device as approved by City Engineering. fIt was moved by Cr. Rupp. seconded by Cr. Kirchhoff. to approve the South Towne Square Minor Subdivision #P-07012 with 5 conditions listed in the staff report (see conditions above) and replace the term "pork chop" in Condition No.4 with the term "median" or similar traffic control device as approved bv Citv Eneineerine.1 Those votine Ave beine Crs. Rupp. Kirchhoff. Jacobson. Becker and Mavor Krauss. Those votine no beine none. The motion carried 5 - O. 3:54: 166. Appointment to Fire Code Board of Appeals (Fontenot) 3:54:52 Motion and Vote to reappoint Gene Brooks to the Fire Board of Appeals. It was moved bv Cr. Kirchhoff. seconded bv Cr. Jacobson. to reappoint Gene Brooks to the Fire Board of Appeals with a term to expire on December 31. 2009. 12 Those votine Ave beine Crs. Kirchhoff. Jacobson. Becker. Rupp and Mavor Krauss. Those votine No beine none. The motion carried 5 - O. 3:55:097. Appointment(s) to the Wetlands Review Board (Fontenot) 3:55:16 Motion and Vote to re-appoint two members to the Wetlands Review Board. It was moved bv Cr. Kirchhoff. seconded bv Cr. Rupp. to reappoint Lvnn Bacon (Soil and/or Plant Scientist). and Cvndi Cravton to their respective positions on the Wetlands Review Board with terms to expire December 31. 200S. Those votine Ave beine Crs. Kirchhoff. Rupp. Becker. Jacobson and Mayor Krauss. Those votine No beine none. The motion carried 5 - O. 3 :57: 11 Motion and Vote to appoint one member to the Wetlands Review Board. It was moved bv Cr. Rupp. seconded by Cr. Becker. to appoint April Huffman to the Wetland Review Board as a BioloeistlWetland Ecoloeist with a term to expire on December 31. 200S. Those votine Ave beine Crs. Kirchhoff. Rupp. Becker. Jacobson and Mavor Krauss. Those votine No beine none. The motion carried 5 - O. 3:57:58 I. FYIIDiscussion 3:58:021. Update on Community Transportation Enhancement Program (CTEP) Project STPE 1299(IS), Milwaukee Road Rail Trail and Library Site Enhancements (Folger) 3:58: 12 Staff report Grants Administrator Sara Folger presented the staff report. 4:21 :56 J. Adjournment Mayor Krauss adjourned the meeting at 10:00 pm. ~.~!~ Je y K. auss, Mayor 13 Approved on --- -~ ./ '~.', -.... --- "-=- -:.y...-: - - --- " /" .........~::.._- '\.., ~ ... -.- ....':;:".. ~ ~-:- -"', -':' ---..-' - -' / .-::--:: -_-::- - --z .0, - ~ .~~ ~~l~~ ::---- . - ::~:-::-~//' -. 14