02/25/1983
.. ; ~ l 10 "
.. I . I
,', . ~, ~:-. .~ '1.
''/:'' . :'.
. ., . :, :.
", ,>
, ,..~ '" . ~ .l
o
..' n
, "
",
.f)
STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
petitioner,
)
1
)
)
)
)
)
}
)
)
Case No. 82"3347
NORMAN ALEXANDER,
ve.
CITY O~ CLEARWATER, FLORIDA,
Respondent.
FINAL ORDER
APPEARANCES
, For Petitioner:
Peter M. Lipman
5010 Park Boulevard North
Pine1las Park, Florida 33565
For Respondent:
Thomas A. Bustin
City Attorney
Post Office Box 4748
Clearwater, Florida 33518
For nearby
,property owners:
C. Richard Nail
.114 Turner Street
Clearwater, Florida 33516
.":;e
INTRODOCTION
j, .-
,
In this proceeding, petitioner seeks a variance from
the Clearwater buiiding and zoning regulations to permit the con-
." struction of a single-family dwelling on a resident.ial lot with a
. ~ , .
. .
':, ,; ',,' ;' ,.~q~are. :,~~.otag,e: of 4,320, rat.her ,than the 5,000 square feet pre-
~~i!F~~~;~;':;-:::W~:i(0f:',~~1'h)~~_.~~s the' minimum lot.' area per dwelling unit. . The' Zoning
0." ~ '.. ,. I" . " . ' . -'. ' "
!~fii~(');'.,:,,'~<~rii~~d~~~nt Officer: for.,the city of.. Cleantater de, riiedthe
~'t~~I~~',' ..'..:>".'1 ..'. ,.', , '
J~tJ~i~~~nf~'~;~.f~~~i,~i'~ne~":,s:' apP~i~ation for a variance o~, November, 2, 19~2, and
I ''.Yi~if;:9i{,,:, i'i :,'\': i,:t ", " ., " " ' , , ' , " ,:',
~i,..t'::":.""\;'",,, ,,',.' " . , ' " ", """ '0'"" ,. '. . '\","
"1.,'j.:~t~:i~lI;.'r~..:\f"a. .~", ' ,:~:,' '..., .\,....'1' ,:,,1' : : .:-t ~~:r:~ ~\',:', . '.'~ ~,':, .' + "": ' -/'.}, \.
.,. ~'~ f'...i.#l);...,:.... ~I' ~''l.- "lor'.t-/+, ~,), .. , " '.,I, J~' "f,,'. " ' ", ',. " I"! .~,~ y' " \,. ,
~ t~I.~;'f).~~iQi.~:"lt:~)~~','~~::.~:'\:~:.::.. :'..,;.ff::':-",<: ..,:~.'.& '~\.f\,': ',r', : "1. ~ .~ ',;+;c!':' . ',.' ,''-r': ",~'.~ .,1'1, :~;. :. r',
~ (:tl.~ti '\c' " -,' ., ' "."' , dc', I .... "( "1'-: '\"\ ' ,. , ' " " '" ' . . .
,;:;)~Nl~'t.~~{:\;~(;;...~ "';':"~'~'\~~:~,[;:,i1:.i~::i;~~..":: :\~~J (:';' ":i:':~\'~' L '".~, . "\ ~;:, ;: ".,.,' ':.-, ....",: _: .1.-1.,,::,,: "';"':. ,','.. . :~. : ',"', "
..~n :$ '~~t~~~Jh;tJt\-l.\}.~;})~1:::'/1S/.?1.;:';.~I:!~{'~~/~(I//I.:.tI.:,r"!'~':~~~.',:",~./:~:;~_"':''''}f:.~i\l.;'.'' 'j;"" ~. " ?<,..; .\~ .,. ,. ",'., .. ~~ :"~' . \:..~ .,:'.,~:,r: ,J.',
r~ ~,\\...~lt II/ f"<"~""'''~''!.''''r,." ,II......' ....r-'..,.., I"'" J;',' ...r' ~',' ~ 'J..' , ,- l' '1
r '':,r,;;...",~~~~JJ'i'' ~r!.I~h-;.!..-\\_i...''''''\''''\....~.!-J:.'\ :""~'t.;"''\.'>;''''\';~/''!..:'' .,,'.'..r',. t:'I,' ,'~' " .,'~ll : ' 'I ~:., :',..,. Pt,,) ..,~,
tt'/!I,oI(-::'~U~~'tJ.,....{~'pI,i'1 W..-t)\l(.;q f" d'>; ,..f.... ;~.:.;': I;"/~~ , .\':.. i..,~{ ':,.:,:; .~. ... '... ."\ >', I, '! l' + ......':r .(.: :..... . :' I .;.' . .\ I ,. : ':. .', '(f' '.' ;'":->~~'-"
~'f?I.Jl~~i~:;)~~~~r~l~~i~~~~~ ~~~;I'li:~,~~~,r.:;,~~;1J\.i.~ ~~,!'7(~: ~~J.; ;~'r:;.~?:~'~: ~,~..i,/~ ~~ ~\\'l~' ~ ~~.~,;. ~:~'r'~~;" l . .1~..~t,'~:' .-1. ~';~:;,\~',.,~!:;~I~ '~~(r~'~!~ita<"'~f"::
i~1~'~~o;:'\'~lrJt.l\_1f:.r",:." -('1',~ ~,!oMvi.'~'" )\"'1.. ...V!.~'~""t.,";... '" ,-.' 'r "..--'" ,~\;. ~..' .... l\'j'~i'J'''''\,,~. <
',~:lE, '~'~,t '..111 '.~lc:.i;~,:"l'~I,,,,';' 0 ;"'tll\';'~';~,,;'~,~N:;"l, jl':'..';h;....,;';,!tj,-,~:'~~;."..'~: :'~~V:i"J~" ','!;\{..".H-....".".,.' ".,
~W.l i'':~. ,~\o.."lL .Yi:~i!'....f'~lfIIilltl,.lIi.f1 J"~Ir'-'i.~~I....~r_,.,~....".'w;..{,...,..~J1, '" . . "'
, :. I' :
"
I '.,c,
u
~
, ..
\
. .'.) \,
~ .
,. t~ ,. "'tit I.
"'c"l
e
.the pe~itioner appealed this decision to the City ol Clearwater
BOArd of Adjustment and Appeal on Zoning., After a public
hearing held on November 30, 1982, the Board voted 4 to 1 to
deny the petitioner's application for a variance.
Pursuant to Section 131.0165, Code of OrdinanceB,
the petitioner appealed the decision of the Board of Adjustment
and Appeal on Zoning, and the undersigned was duly designated as
the Zoning Appeal Hearing Officer. At the final hearing, the
city of Clearwater presented the testimony of John Richter, the
City's Chief Planner, and Roy Ayres, the Director of the City
Building Inspection Department. The City's Exhibits 1 through 3
were received into evidence. The petitioner testified in his own
behalf and his Exhibits 1 through 6 were received int.o evidence.
C. Richard Nail, on behalf of himself and other residents within
a 200 foot radius of the subject property, was permitted to cross~
examine witnesses and present oral argument in opposition to the
e,
request for a variance.
Subsequent to the hearing, all parties were given the
opportunity to file proposed findings of fact and proposed con-
clusions of law. The respondent City did file such proposals.
To the extent that the respondent's proposed findings of fact
are not included in this Order, they are rejected as being either
not supported by cOInpetent substantial evidence adduced at the
hearing, irrelevant or immaterial to the issues in dispute or
as constituting conclusions of law as opposed to. findings of fact. ~
FINDINGS' OF FACT
. Upon consideration of the oral and documentary evidence
adduced at the hearing, the following relevant facts are found:
(l) By Warranty Deed dated July 2, 1982, petitioner
'was conveyed ttLot 151, Less the South 1/2 thereof" in Glenwood
, ',~ " .
,., ,
" subdivision, Lot 151 is presently zoned RS-50. The minimum lot,.,
unit in an RS-50 district is 5,000 square feet.
';,;
'>.
, ,:
t... ," ~. \'/. ,
{'
~;',:;\..:- level of hiB new residen~e~ The costs. of this work, and othe'~
';~l'~~:f." ';"pe~.es fe~.ted there!,o, amounted to some $18 ,350 . 00. On ?~.
! 't~,S:;}'{ '<:'J abf?,"~t 9~t~,be:r:'.,2,\7, 1982" the City issued a ured tag" onth~ '
, ~'. 'i1:;::..i,;I:, ~:'~\~rl l. ..;..', .',' '.;: ',~, ~'\'" '" ., " '/
""~~~~i(jt;l~};tt;t;j:";i;' :lI>; ::.~ ... " , """ ','" '
~\1fV-i,;IVI\{,.;':~I~..\~,ll~~\{!i~~"'t+-..: ~.~,')1 ~~I>:',. "'" ~:. :";,. >, -3~
f~~~'~'Ji;LMJ~'~;"~":':!~}~.~:~:.<::~~:M':,:,,,~'~'~;:,),: ' :;', ,.~/:', ",: ,',.. ; '.. "
V.~~'~I!!,',"~lA""><>I.}I-.".,,,, '. ,'.1,' ,,' ,( , ;1.1 " . '. ." " , ' .
.~ l!~);>;,~1J:~..~!",~;:r,.ft.:;'~'{4;I~t:,:..';,I.,...;.. ';.~t:,;::...,\.<,r-.. . .'1; .'......r '" " .
(~'h".' ~~\'.r. t \l~ t'l....rlil(./"") cl.X" t~ i '. ..~.. < ~ " ',.., ", ,. . I
, . :. ~:~ <r"~l:~"Ji..t .h.Y,n,~:''''c, J:~,~+ll' ,:'1'''~';'3';:;1-..~; ,1 r~ t: . I. ,.:', '
Ij1.l'(:,..." '\'t~. " "" ,t',1 'r,..". ...." \,< ',,' . '. '!'"
~..;~. ~;:t.;.:.~{tl;.~.;.f~~~.;~(~~~\'~.~;:;r~\;:)I~J.~(\.~~,':":~ :"?((:"L~..~r : '.., }".~:.' > ,",' :~'.~ ." 1-, '. };' ./1 f'l..
~ a~~1/~~~~ ~~;,~~,~~h~~:;~.,:.:~~~~t~)'::~'1\~~'~:;l':~~,/~L~\~;'t~':pJ~~~,.\:~(:':'~;h. .::'1"-",' ,~.~!iir'.: "J:.:lri~Y~ ~ t,
s
~
e,
..
~
n
Section 131.044, Cod~ of ordinances of the City of clearwater.
(2) According to the sub~1v1Bion plat, Gl.nwood sub-
division contains 154 platted lots, with an average lot .ize of
B,B44'square teet. The smallest platted lot in the subd1v1eion
is 6,000 square feet. Lot 151 contains approximately 12,000
square feet. There is an exiBtinq single-family dwelling on
the southern portion of Lot 151 which portion contains 7,700
square feet. Computations performed from a metes and bounds
description of the northern part of Lot 151 which was conveyed
to petitioner illustrates that petitioner's portion of Lot '151
contains 4,320 square feet.
(3) Section 20-2 of Ordinance No. l449 provides,
in part, that:
". . . Building pe1:1l1its shall not be issued
for structures located on subdivided property
created subsequent to the adoption of this
ordinance unlesB such plat of record is recorded
in the Public Records of Pinellas County. The
City Commission may per.mit lots of record to be
cut in size to not less than the zone permits,
without requiring a rep1at."
No request was made to and no approval was given by the Clearwater
City Commission to divide Lot 151, a platted l6t.
(4) The restrictions for Glenwood Subdivision require
that only one single-family dwelling house be erected on any single
lot:. or plot'.
(5) In August of 1982, petitioner applied to the
Building Inspection Department of the City of Clearwater for a
. building permit to erect. a single-family residence on his property.
'Apparently, a survey of the property did accompany the application,
but no one in the Building Inspection Department verified the lot
size. Petitioner was issued a building permit.
(6) Prior to October 27, 1982, petitioner had the land
cleared,.'ma~e soil boring tests, paid water meter fees, laid
~'.. ...' .
. ," .
. '~,. :
"'
. . .
'< < - ~'. ,
.,;::;Zii;:~/:/\ ;ii;:,. ';;....
. .
n
;
i),)' .
project because it was discovered that'petitioner's lot size
was substandard. ~his was the firBt notification petitioner
had of any problem with his lot size. He had never made inquiry
concerning the zoning requirements for his lot.
(71 Petitioner continued construction on his residence.
e.
Two more "red tagsll were issued on or about November 2 and November
25, 1982. On the latter date, petitioner was ordered to stop work
on the project. Petitioner estimates that between August, 1982,
and the date of his hearing (January 26, 19B3), he expended approxi-
mately $40,710.00 on the purchase of his land and the partial con-
struction of his residence.
t8} As not.ed in the Introduction, petitioner!s appli-
.cation for a variance from the lot size requirements was denied
-
by the City's Zoning Enforcement Officer, his appeal to the Board
of Adjustment and Appeal on Zoning was denied and the instant
proceeding resulted.
CONCLUSIONS OF LAW
.;'
The Division of Administrative Hearings has jurisdiction
of the subject matter and the parties pursuant to Section 13l.0l65~
Code of Ordinances, and Section 120.65(6), Florida Statutes.
Petitioner desires to construct a single-family residence
on his 4,320 square foot lot. It is contended that he is entitled
to a variance from the 5,000 square feet mimimum lot area per
dwelling unit requirement for an RS-50 district because the City
issued a building permit to him and he expended monies in reliance e
thereon. It is alleged that this is a hardship situation and
that a theory of equitable estoppel should be applied to grant
the variance requested. The City opposes the granting of a variance
, .
ori the ground that any hardship suffered by the petitioner was
self-created and that no estoppel rights accrued when the city
erroneously issued an illegal building permit to the petitioner.
" .~ ~
.1.0
-4-
'P,'
11"
~ ~~ \ '
. , ~; ~
. 4
E
D
.
Where practical difficulties or unnecessary hard8hips
8tand in the way of carrying out the strict letter of the
zoninq law, that law lnay be varied in harmony with the general
purposes and intent of the zoning law so that the public health,
safety and general welfare may be secure and substantial justice
done. Section l3l.0l6(e), Code of Ordinances.
Such a variance
,may not be granted, according to the terms of Section 13l.0l6te) (11,
unless and until:
~.
(1) A written application for a variance is sub-
mitted stating subst.antially that certain of the
follo\'1in9 exist:
ta) That special conditions and circumstances
exist which are peculiar to the land, structure or
building involved and which are not applicable to
other lands, buildings or structures in the same
district.
(b) That literal interpretation of the provisions
of this chapter would deprive the applicant of rights
commonly enjoyed by other properties in the same dis-
trict under the terms of this chapter.
(c) That the special conditions and circumstances
referred to in subsection a. above, do not result
from the actions of the applicant.
(d) That granting the variance request.ed will not
confer on the applicant any special privilege that
is denied by this chapter to other lands, struct.ures
or dwellings in the same district.
\'
The facts of the instant case do not meet any of the
criteria listed above. The petitioner purchased the substandard-
sized lot after an illegal division of the platted Lot 151 and did
not make inquiry into the zoning regulations which govern iots
zoned RS-50. This is a self-induced or self-created hardship,
and is not the "unnecessary hardship" or a "special condition and
,-
circumstance .
. .
peculiar to the land, structure or building
involvedU required before one is entitled to a variance. The
5, O.O~ .sq?are, .foot mimimum lot size requirements are applicable
~ . H i J' ,,' 'l
:>?::'/::"1.";',:-~,; 'd:'9 .',all' property owners in the RS-S 0 district. Indeed, to allow
,.",;, ,;', ' "l,l I,. , . , ,
,;~J~J' :.. . '>p , ,. l '
:';,:'>',: " , petition~r' a variance from this requirement would be to grant him
t':<"ji-,..:: '.-,,' :', ,~" :., ',', ';: : I
T{;:;;~'~:,;:,:,,;:, ::the ~ spec.ial pri'vilege of allowing him to construct a residence
~:.~!f;')/}:~~:':< > l ~ '" '~' . :.: ': ~~.' '; . :", I, ~ .' , ' , I
,. ~:J~\',":3.:~:,:' '. OI),pJ:'Q,perty, which. is one-half the size of the average-sized lot
J. ~:~'::'~\');.f'4/~::':~ :-:;.': \~; '<'.>.'".,\., .' ' ,
. :\~i~;.~i~i,;F;:;X;~e~':!~~~~f~O~: -Su~~,ivision. '.. J?etit~oner is beinq deprived of no right
\}f!)~,;::~~;r:~~ii~<r:!Y/:~ ~:i~t\:..>: ',,".: , "'.. . ','.' " . .'
,~':6Pt,)!;:1t!,:"~.,t...;.:.,.I}""",:,, ,", ' .', "
->r"""-1.J..r'..~I'~ >-i:'.:-.J".....:-,~~~.....;'...,.., J....,. "r, '....! .'. " , . , , , .
.~.\t",...\' ~,I.."'.1'1 ,., .. ',' " ., .. ," ,., .
{ .t ; ~l;~~t;X' ~r::~:+~~;<:f.'..:::..>~ ~< ",: :"~": ;'I~'.)::;':: .. '.:": ~:~5::.:... : . ".' ....',.'. .:, ' .: . '., ,... "~ .. . " ::: ,:,"
[. ~1~tL:.~.!...".!.i"I'ol;,..,~t...,~~..-' ,4-1, I :~.., >. \""1",.'" '~" ~_.,". c .' ~, , . '. I ~
~. ... 'r :t.'SV,,-;~,J{;:'?',,'~'';..'''~""''/:,:''''',:,,'''''''"~;';~l~'''l,}.,.,~,..,'.r<'~ :'~''''~'''~.'~ "':.' < >'. .,,' ", .", ~,,,I, ~: ;\',
~ t11~~l:'.!!('..:r:,'.i:. t~l"l..."., .1;......1,.1,. ". 'Jt~I\~" '. 'r ",-.. ..' ,.' '. . 'I'. ' . L' ,~ ,.."'. .L'L1'~I'" ~ '.'
. '~1:t;~f!~h~,~;ta:f~:,~S~:i~~~;;;i\k}i,J~~\!:~~:,;,/~ ...:'.' ~':>,::\,.~;::::}:..~,.r..'~.:'. '.~ .::\~. ..::..:.., ,...' ::; '; ::", ';,' ~.....~, ~~,{,~/':}:;';,;{..V:l"~'~"S;~~' .:,;';
1 I'
~ .'
~ '
n
~) "
<<I
commonly enjoyed by other property ow~ers in the same district.
~he fact that the City erroneously issued a building
permit to the petitioner, and that monies were expended by the
petitioner in reliance thereon, d~es not entitle petitioner to
"
a variance. Over one-half the 'expenditures claimed were incurred
aft.e.r the first. "red tag" when petitioner allegedly became aware
of the fact that he was in violation of the zoning ordinances
with regard to lot si~e. An improper or illegal act on the
part of the City may not provide the basis for invoking the
doctrine of equitable estoppel so as to obtain a variance to
which the ap~licant is not otherwise entitled. Dade County v.
Gayer, 38B So.2d 1292 (Fla. 3rd DCA, 1980). The state, or its
political subdivisions, is not ordinarily estopped by the un- ~
authorized acts of its officers. Greenhut Construction Co. v.
Henry A. Knott, Inc., 247 So.2d 517 (Fla. 1st DCA, 1971~. The
cases relied upon by the petitioner in support of t.he doctrine
of equitable estoppel involve instances where the original
governmental action was authorized and legal at the time it
occurred, and later became illegal due to a change in the law or
the political climate. Here, the original issuance of a building
permit to the petitioner violated a lawful ~rdinance and therefore
was not a valid building permit. It was unauthorized and illegal
ab initio. As stated in the case of Dade County v. Gayer, supra
at 1294:
" .'
, .'
"Whi1e at first blush it seems that the application ~.
of the rule may be harsh, it. would be inconceivable ~
that public officials could issue a permit, either
inadvertently, through error, or intentionally, by
design, which.would sanction a violation of an ordinance
adopted by the legislative branch of the government.
Only the duly constituted members of the Metropolitan
Dade County Commission enjoy that prerogative and then
only in accordance with established procedure.n
. ,
',j. '.. ,_ :' ",i';
, "
I ,
,I .
In this case, petitioner purchased a substandard-
.,' .
\ '. ,
sized lot ,which was illegally divided and t.hen proceeded to build
~I
pursuant to a permit issued contrary to the terms of the laws "
\,. ,
(
, ~!.
/:, ,
! ,
~ . , I
. · '. . ... '. .',:,: ,';.i.,:\:,::' .:.,:;)<<\i~f~:I};';:
'.. . 11(".' {I.../I\.'), ,~,\u".. L" '.'.', '~:4~,-,'rU!~' i"'l'~~ i!
" ,:'.'. 1.}::t..~>rr(?t1 ,,~~.~; ~~~':' ~.' '.." ;:,~T.~',~-: \,~~Jrr~1~~~:~::;~~!i~\~:;
~ , . ' .
, ,
,t , :
a
o
,j,
"
of the City of Clearwater. Such a self-created situation doe.
not provide justification for a variance nor does it justify the
application of the doctrine of equitable estoppel.
The petitioner having failed to demonstrate that he
falls within any of the criteria for a variance set forth in
Section l3l.0l6(e),. Code of Ordinances, and there being no
justification for the application of the doctrine of equitable
estoppel against the Cit.y in denying the requested variance,
IT IS ORDERED THAT the petitionerts request for a
vari,o;lnce' from the. provision of Section l31. 044 (1), Code of
Ordinances, is DENIED.
. \
-
DONE and ENTERED this
2~day of February, 1983,
in Tallahassee, Florida.
d4A~ ,L) ~~
DIANE D. TREMOR
Hearing Officer
Division of Administrative Hearings
The Oakland Building
2009 Apalachee P.~rkway
Tallahassee, Florida 3230l
(904) 488-9675
Filed with the Clerk of the Division
of Administrative Hearings this ~~
day of February, 1983.
.copies furnished:
Peter M. Lipman
5010 Park Boulevard North
Pinellas'park, Florida 33565
-
,
Thomas A. Bustin
City Attorney
Post Office Box 4748
Clearwater, Florida 33518
. .
C. Richard Nail
114 Turner Street
Clearwater, Florida 33516
. Lucille Williams
'-'-':'" -.'...,.' . City Clerk'"
~~~!(~:{;;'j\>;'>'J~'(.'(. '.1]:.2.. Sout;h, Osceola Aveime .'" ',"( ':.':- :::'11,'
r~l">':'<~: ;. ':ciesrWatPr, F'lorida335l6 .' . . < . " -< <.
~~;~;t,~~~. :',n;> '.' ; \,.',~,", 4"1" .... , l. " , .
If.~'\''t'''':r'' , . , ~'" ~ j I ' ,
". J(v~ \{"i...:', . : '~ ,,'f ,<'. .. , ,-' ,
.( t. (f..;~ 1iJ.:,:,,.!,t,, '. I ~ .; ,
~.l.'~v.,{,~-':.~:,'!',~" ''''r :. h n
~~~),V{~~.{ ~:,I'~~~'~' .",;:~ ,'; ~~ l :. i' .'i ' " ,I I '. J"
.' i;\<"tL J\ ", ,". _ ,', t: ", . .' <. , <
~}tyr'''.;'''~''''~: ,', ',.< '. , ' , 7 . <', ',,', '.' .
~ ;'~'~~)~f'\Vi>i~j\i;:i,;,;/" i('~:'\'.>,::,: :,,":;):,,- ,'-;,... .:~. "'>;,;,.;, "{i:.,,:,,)i,;.;,'~: >,J,'<: : .:...,'. ...... ..'; "..~::;)ilt
~, \!\\s1t ~~~ll~~;>~(,\:n'~':t;\,f~i}"':l~/ '~'",/ :.": ..~l:,~.,t,~:IO":'.'!', ~ I~' ~:':',~',:,. :'~H ~.; ,1\ \: ~"::'.." :~~', ,\..I,.,:<.~,~i' .'~h;' t'l ::;', " " (\'/. ~T~\',,~,..>:.~tr~~~i'.1'f~r~!r'
.I. :'l-+...,~.~~\r1.s. .......,.L:........~,i>(.'(,~)":,... ".,~....~:J':~,:....'~"t:.:L, \ /~ ?:.1 "3~L'..'.). >1L ~"",~. '~~1, '\~': .,;~+:~ "..~.,' ,i,:..~.\"tl::~ .,'l:'.. '~.' ".......;,...".'./::':~~.".:~I....)'.''':.-1lj:~..~'''{',
J "':I~.....~t~f...'....'i.fJ:,.....:..""'- ~J~"i"'.';~,~, <,L,... ~\~"'f;" ',,"~. .',/', ';, 'f("~'" ."d'. '''~'\'\'.I.'''- (TI'./fr;.'4..~".~ 'l"" '~T..~{>~,f'l~~
'~ ...f.1-!t'~''t-'<'~i..:\....'''-'l''''''''~'-('[~ 11\: J~'~:'--11I:C r<'~ll .,.. ['. !~. 'f"I~"'-;""'I'" '.~'1,j..""';' ~,......... ,I,',;":,' >r. .'.'I;'n+..~...'.T '.... ~'l~ ~1-'~....i.~ -
"/f4tt! .' 1-'~ ;~:: lnl~,>i:t ~ ":r~:~ ~'~'.1H:\,,-: /}.t: 1~:"''1'' ''''Jt:~. '_{..... ~~ . v;..,,( '..'t '. I~: .~;<'..., ,:'" Y:'y ~ ,,\\ / :'1. r.~J.:. .'.~ ::1': ~ . A..:' \ \ ,~ "<'~ :' ,~,,' > I'~'o'~~~. :' lX:':<.. ~:'l; ~..l;t(lj.~
l " ,..~~.l&'''' ~'~}t, ',,'~,~,h..;;:.~~,:~\..,', 1~"~"1 .'p "," l~'""" '<" <:., ..', .,. ;,\" . """ ,< <h . l' .. "..<"J;' .<" "', ':>J' ):..",_" ", 11.,~","':J,",.;
~r.nJl 14 'I''" .J,':":-..,.I.l-!..~;I..".!...+,7l~..lt ~I~':" '.1 J.-<\'.; ,....l.., 1"]:- ',. ~.. '~~\_, .~I 'lj~"',}f ..." '1~!,' '.'~,;. .~...\.i:~.~\~\~~'~I..-.E..'A:-..t. ~.
'1."t.:J, '-"1':" ~ ~ ;..,1, "j ~~:~,. ..;,,,,: ,"':" ~ '. ~'L. -iT '"I~ ~ .,', I '1"- Il'~: ...,..'..:~ (' .'. , ... ,) '-. ''L~'f ...' 'I~,\' . .'... ' ",' .I' ~-. :t}- .'. :.,,~, ".h ~.'..l. ,I,'" .1>"'''"' .. N-t:l-" :1~'" ~:,tY..~
'l.j:i"~1'1 -\.r.',l.l~Hr,'.j....-.../..~...,I;j.~J~...'!I:"~~...,...,,~I".,...~...',.I ~\' '.rf'.:;:' ',p ..', :~~ I, ~:,.~ ,..:( I~\-t-.~, .._~ ":;'.t ~t~f..:.',.~.::~~:~~~..~~J~L..4'
~ .~t"..r.....t....J.:~\:*'\i,l~~l..j.l1.~~;..~'b~j~.... ~'bi.~"'~'liJ' '~~'T'" ~ ',"., 't L~~~,..." .. ,,'~\',.r.11> ......L.~~ ........ \.Itj,l~r ir..........fl Itr~FlJIL" '-\1-"V.,I~'i!.
iI'"l: !i-~'}~r ~S .......,~~l;'... .i~ oi"'I'l~ o;'f>~~;~':' v7t.\. ",l.. ~ .':1. .....l~.~, ~ I j t'" ~'.... 1'- ~ ,~~:~.L \. ''-'t: ..< \...j ":-r.\!~ ., -;.J ,//J, ~': ;--.; r/;tj.', ''''.~ ~~. ~L'" {" ~~~~j;'; ~...,,-jt,~1~ '. '
(~~.4<~'i.'/. ~l~l}}-\ijwu;-@1~ri}).~R:f.m:\";S;':;: W:.i,' ;'i~.lr :'\:;' '~;I.r,;<;':.,~ ,}/:' .:', "'.'Ii' i<; ~ !: I'~:'~: -!,,':::ll\ ii;;'I"~~,1\: f.;i "~~~;~~'/;;'& ~t:."",>>y", i, ~