19Sout~iami
TH E (IT Y OF PLEASAN T LI VING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
MEMORANDUM
To : Th e Hono rab l e Mayor & M embers of the City Comm i ss ion
VIA: STEVEN ALEXANDER, CITY MANA GER
FROM: Dwayne Williams, Planning Di recto r
Agenda Item NO .:i.!1 DATE : N ovember 17, 2015
SUBIECT:
A Resolution approvi ng the cons tru ct io n of more th an two stories o n the M adison Squar e
site for th e M adison Squ are affordab l e housing proj ect pursu ant to Section 20-3.5(0)(1)
and othe r app li ca ble provisions of the City's Land D evelo pment Code.
BACKGRO UND:
Th e app li ca nt , i s requesting app ro va l via the specia l use rev i ew process to in c rease the
he ight of the Mad iso n Square Mixed Use Deve lopmen t Pro j ect from two (2) stor i es
perm itted to a co m b inati on of hei gh ts that in c lud e two (2) and t hree (3) sto ri es; but w i th
th e design ob j ec tives th at are se nsitive to ex istin g singl e fami l y residentia l units in the
area .
The ord in ance w ill a ll ow var ious heights as m ent io ned above throughout the site area, but
as the development n ears sin g l e fami l y districts the deve lo pm ent he ights w ill step down to
(2) sto ri es to matc h the he ights of th ose res identia l areas .
ANALYSIS :
Th e present SR Spec i alty Reta il zonin g dist ri ct all ows the development to in c rease its
hei ght up to 4-stor ies . H owe v er, because th e proposed p roject area ab uts sin g le fami ly
zo nin g d istr i cts, the SR zoni ng designat ion th at is app li ed to this project must ad here to
the regulations l isted in Sec ti o n 20-3 .5(0)(1) of t he Lan d D eve lopment Code, statin g in
pa r t that,
if that p roperty is abutting (common border or separated by a right-of-
way) to a sing le-family zoning district th e maximum height of any new
building or any vertical addition to an existing building on that property is
limited to two stories, however, additional height may be obtali7ed via the
special use permit process as set forth in Section 20-5. 8.
Under the regu l at i o ns o f the specia l use process that are listed und er Sect i on 20-5 .8 of
the Land Deve lopment Code, approva l may be granted afte r c ity co mmi ss io n pub li c
hea rin g, th e c ity co mmi ss ion wi ll determine the overa ll compa ti b ili ty of the ad diti ona l
height w ith the surroun di ng ne ighborhood.
A special use must comply with the conditions set forth in Section 20-5.8(8) in that the
use:
1. Will not adversely affect the health or safety of persons residing or working in
the vicinity of the proposed use;
2. Will not be detrimental to the public welfare or property or improvements in the
neighborhood; and,
3. Complies with all other applicable Code provisions.
Staff Observation
• The proposed project will not adversely affect the health or safety of. persons
residing or working in the vicinity of the proposed use;
• The proposed site location is compatible to the surrounded land uses including
commercial, duplex, multifamily, single family and religious structures and will
not be detrimental to the public welfare or property or improvements in the
neighborhood; and,
• The approval of the special use will utilize a step down in building heights to a 2-
story which is in harmony with the adjacent single family residential uses and
compl ies with the objective of the Land Development Code.
• The location of the development along SW 64th Street; which is a collector
street and has a median with tress provides a natural eye level view buffer for
the additional floor being requested.
• Special Use approval should be extended to 2 years from approval to allow developer
ample time for financing and construction plans.
PLANNING BOARD ACTION:
At the November 10, 2015 Planning Board meeting and following a public hearing, the
Board voted 4-1 to recommend approval of the ordinance with the condition that there be
a 25 foot setback from single family zoning district and a special use shall expire 2 years
after its approval.
STAFF RECOMMENDATION:
Staff recommends Commission approval of the special use and permit staggering heights
within the proposed development of four stories along SW 64 th Street. As the building is
built out to the rear of the property the heights should decrease to three stories and reach
2 stories as the property nears single family district.
ATTACHMENTS:
Application
Abutting Land Use Map
Zoning Map
Resolution
I
2
3
4
5
6
7
8
9
10
II
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
PLANNING BOARD RECOMMENDATION -NOV. 10,2015
Resolution No. ______ _
A Resolution approving the construction of more than two stories on the Madison
Square site for the Madison Square affordable housing project pursuant to Section
20-3.5(0)(1) and other applicable provisions of the City's Land Development Code.
WHEREAS, the Madison Square affordable housing project is located in
the Specialty Retail (SR) zoning district; and
WHEREAS, the Specialty Retail (SR) zoning district allows mixed use projects up to 4-
stories in height; and
WHEREAS, the proposed project area abuts single-family zoning districts; and
WHEREAS, Section 20-3.5(D)(1) of the City's Land Development Code requires that
any development that abuts a single-family zoning district must not exceed 2-stories in height but that
additional project height may be obtained via the Special Use approval process as set forth in
Section 20-5.8, the pertinent parts of which are as follows:
20-5.8 -Special use approvals.
* * *
(B) Required Conditions.
(I) Prior to approving a special use, the city commission shall find that it:
(a) Will not adversely affect the health or safety of persons residing or
working in the vicinity of the proposed use;
(b) Will not be detrimental to the public welfare or property or
improvements in the neighborhood; and
(c) Complies with all other applicable Code provisions.
(2) Additional Conditions. The city commission may designate such additional
conditions in connection with a special use as will, in its opinion; assure that
such use will conform to the foregoing requirements.
36 WHEREAS, at the September 29,2015 Planning Board meeting, PB-15-020 Madison
37 Square Development Special Use resolution was reviewed and the Planning Board
38 recommended approval of the Special Use by a vote of 6 to I with conditions; and
39
40 WHEREAS, the Planning Board recommended that the Madison Square Development
41 should establish varying heights from four stories along SW 64 th Street and stepping the heights
42 down to three story as the development builds out to the south, and as the development continues
43 south and nears the single-family zoning district the development heights should step down to (2)
44 stories to match the heights of those residential areas.
45
46
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
2 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
3
4 Section 1: The recitals set forth in this resolution are true, they are supported by
5 competent substantial evidence and they are incorporated into this resolution by reference.
6
7 Section 2: The application of the Madison Square Affordable Housing Project, to allow a
8 height greater than two (2) stories where the Madison Square Project abuts a single-family
9 zoning district, is hereby approved, provided that a maximum height of four (4) stories shall be
10 limited to the structures that abut SW 64th Street and the height of the structures that do not abut
11 SW 64th Street shall step down as the development builds out to the south so as to be no higher
12 than two (2) stories where they come within twenty-five (25) feet of the lot line of any property
13 in a single family zoned district to the south of the project. In light of the delays that may ensue
14 due to the developer's quest for financing, such as tax credits, grants and subsidies, and due to
15 the need for affordable housing and, more particularly, this particular project, this Special Use
16 approval shall expire no earlier than two (2) years after its approval.
17
18 Section 3. Severability. If any section clause, sentence, or phrase of this resolution is for
19 any reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall
20 not affect the validity of the remaining portions of this resolution.
21
22 Section 4. Effective Date. This resolution shall become effective immediately upon
23 adoption by vote of the City Commission.
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
PASSED AND ADOPTED this ___ day of, _______ , 2015.
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM,
LANGUAGE, LEGALITY AND
EXECUTION THEREOF
CITY ATTORNEY
APPROVED:
MAYOR
COMMISSION VOTE:
Mayor Stoddard:
Vice Mayor: Harris:
Commissioner Liebman:
Commissioner Welsh:
Commissioner Edmond:
I _. ZONING MAP I
;w 6;JHU "I ___ ~ _0 _'
0) 0 0 en I 0) en ~-6'D.t " en 6301 t)JUU vv"". -.--
5198 8 '~ ~ ~ g( § I _OI ~ 6316 6317 L _S_W_63R ~_S_T ~ o o 6325 '" <0 :I
____ .....Ic--_--en __ ---: r---I
l' ~ ~ ~ ~ ~ ~ ~ ~ -:-of g 8 C1l ' , 6332 •• ~ ~ $ ~ $ ~",,,,"'N -O "''''' "'_'" "''''--0 ~, Vl ~ _ (..) (..) _ """',...... U'\ (J'l <0 -oJ ~ • _ 6357 • N CD I CD N 0
"1
6335 I 6,20 r-
___ . _"~ I --.------1----' _syy 63.B D_T E R 6364 ,6351', '" '" '" '" -' ----
!J
; , , '" '" '" '" 0 6'-<n
0)'-'t--_ • m g ~ g 6373 ' to) 0 ..... N en ---5 63::>'-' ,~ ~ ':: ,15 .... · '" 0 5991 ,-'" .... '" '" CD <0 \<0 t VJ 0'1 -A ..... .--'--------, -.-'
__ _ _ __ >-----,IL~:;::~:::::-r-o .-.-.-.-.-.-.-.-.-.~ I ----------_ _ if ~'1 -i ' 5978 ~::-5944. I --6401~ o ... . --SR I -' -en 6401 E ~ ~ '!: ~ "'~_ 64oo ! 641 5 -=--6412 , ' ~ ~ ---
<0 ~ '" ~ ;;;' a; ':g ~;;: ! 6429 --: -6429 6428 I -'6443 '" 6411 ,
o 0 0 0 0 ,~
6'7;
V
PI
AA01
_' __ . 64 57 • 6450 "!T 6456 -6461 ' --' _ _-':-.----.1 ~ O'l ---'\ I~~ I ~~" ~. ."
}>i 6431 <_-c
m 6441
6124 6100
6521
6135
I
I
I 6501 '" '"
6505
6 420
6500 ----6516 651S ,(/) ,-6519 -::l
--,,---__ -,_'2. ~. --i ~ 6532
6530 ,~; 6533 6'S..;>O 6551 -
&>
i=' 6531 a>
-'" --.. ,~ '" "0' 0 '..;.t .>. ® -'"
-__ -I '" _ ",:r. ---;--g;
g g ... 5987 6540 l5'q '"
(!) -'" .r. 7 --"" <::::. __ . _ ____ _ ",,--: ..1-'-{
6481 ----
-6501 -RS-4---' ' 6511
'" --'" 6521 0
----' -
6571 6531 ~·-'-o
'" -"-_. ~
6 591 '" 5875 '"
-:i -----i --I I I I
~I
rn S W 66T H ST C1'I l -----'-6601
U'I .<.n t {.7't :.n '" '" '" '" fB ~ . ; '" S1? 18 1 $ ~963
<0 <0 <0 (!) ~ ;; ~ g ~ ~ 6600 ----
6647
r--ABUTTING LAND-U-SES MAP I
-1\---', ,
~ 8 I ,
~ \ ~
_~---1 .-.-.--
~
~ .,
g '" g '" ...
fil
6041
s w 64TH TER
(-'---r -----
6488
\
65 00
6518
I
I
I
\
\
\
\,
\, ~\
636 '0
642 9
6443
593 1
I
\_-----
SW 64TH STREET
6429
6442 6443
'.-\. 6457 6450 \ _\ "
, ' ..
~ " .. .... ....
6487
........... _-----1»,"
~----..... ----
~--~1---\ 6520
"" 65 19 I
,-
6505
t-l:"J _~' 1
-T--
6500
65 16
j--
0-
--l
PROPOSED 4 STORY
PROPOSED 3 STORY
PROPOSED 2 STORY
SINGLE FAMilY
MULTI-FAMI LY
CHURCH
EXISTING GREEN SPACE
CHURCH PARKING LOT
ABU n lNG LAND USES
'"
MIAMI BEACH CITY OF MIAMI BEACH, FLORIDA
NOTICE OF RUN·OFF ELECTION
I Il!B[},(j~llO);)~
MIUIIHILUIti(r,l
NOTiCE IS HEREBY GIVEN that a Run·Off Election has been called by the Mayor and City Commission of the City of Miami Beach, Florida.
pursuant to C,(y Resolution 2015-29091, and will bc held in thc City of Miami Beach from 7.00 a.m. unlil7:00 p.m. onTucsday, November 17.
2015. for Ihe purpoSe of electing a City Comlnissioner in Group IV, who shall hold offrce for the term as provided by law. At the November 17.
2015 Run-Off Election, thc follOWing shall bc submitted to thc duly registered and qualified VOINS of thc City of Miami Bcacll:
GROUP IV -COMMISSIONER
(Vole lor One)
Kristen Rosen Gonzalez 44
Betsy Perez 47
Miami·Dade County electIOn off.cials Shall conduct the Run·off Election hereby called, Wilh acceptance of the certification of the results of
the election to be performed by the Clly Commission. The official returns for each precmct shall be furniShed 10 the City Clerk of the City of
Miami Beam ~s soon as the ballots from all precincts have been tabulated.
The voting precincts in the City for the Run·Off Election shall be as established by the M,ami·Dade CounTy election offiCials On Election Day,
all electors shall vOle at the voting location and the voting precincts in which the official registration books show that thc electors reside
All questions (:oncerning voting location and voting precin<;ls should be directed to Ihe Miami·Dade County Elections Department.
2700 NW 87 Avenue, Dora I, Florida 33172;Telephone: 305.499.VOTE (8683) orTTY: 305.499.8480
Registration of perSons desiring 10 vote in the Run·Off Election shall be in accordance with the general law of the St~te of Florida governing
voter regLstration. Qualified persons may obtain registration forms to vote atlhe Dff'ce 01 the City Clerk, City Hall. 1700 Convention Center
Drive. Firsl Floor, Miami Beach, Florida. 33139, during normal business hours, and at such other voler registration centers and during such
times as may be provided by the Supervisor 01 Elections of Miami·Dade County The vote. registration deadline for the AUrL·Off Election
was Monday, Octobcr 19, 2015. All pcrsons eligible \0 vote at the Elections must be registered before Ihe date set forth herein or have
registered previously, as provided by law. Each person desiring to become a registered voter shall be responsible lor properly filltng cut
the registration form and returning it to the Miami·Dade County Elections Department. All questions concerning voter registration shOuld
b(> directed 10 the Mlami·Dade County Elections Department, 2700 NW 87 Avenue. Doral, Florida 33172;Telephone: 305.499.VOTE (8683) or
nv: 305.499.8480.
Absentee voters participating In the Run·Off Election shall be entitled to cast their ballots in accordance with the prOvis'lons 01 the Laws
of the Siale of Florida with respeClto absentee voting The deadline to request an absenlee ballot Irom Ihe Miami·Dade County Elections
Department for Ihe Run·Dft Elect,on is 5:00 p.m, Wednesday, November 11. 2015. All questions concerning absentee ballots should be
direCled to the Miami·Dade County Elections Department. 2700 NW 87 Avenue. Doral. Florida 33172:Telephone: 30S.499.VOTE (8683) or
TTY: 305.499.8480
The Run·Off Elect,on will be conducted in accordance with the applicable proVisions of the Florida Statutes and the Charter and
Code Of the C,ty of Miami Beach, Florida A copy of Resolution 2015·29091 is available at the Office of the City Clerk and online at·
hnp'lidocmgmt mjamjbqach/l gQYiINphljnkBIQldpcI14Q3;,5IPag~
Ad No. 1066
CITY OF SOUTH MIAMI
COURTESY NOTICE
Ralael E Granado, City Clerk
City 01 Miami Beam, Flonda
NOTICE lS HEREBY gJI'"!l that tile C>I)" CornrlH:;~il'n llflll~ Cily OfSOUI~' Miami. Flo:i~i! will conu,,"t Public H~"r.ng(SI allts 1~~:lJI~1 City Comm;ss;on m.:ctmg
schedu!n1 f"rTu~sd"y-No,ember 17.201; h"ghlun!; at 7 .00 p.m, ;~ th~ City Cr>ilImiss!oa Chamber!. 6130 Suusct Dri"~, IU con.\id~r the foi!o"i1gil.rn(s)
A Resolutic>n Duthorizing the ell) ~~n"~o! '" Ilegoli",~ .IId e.,ler 'nlo" thlee·year "g"'~melll wi~, nil (lpuon'~ l'!new for" rna.'-.imum of 6,. COOlleCUfj,c
yt'illS. "i~l $Qull,.en Carpel Care l<lc DIIA Elite Mai~len.:Jnce &. MMag.,t.ent Co. 10' J",ub),i~1 s~!Yic., OS I~q"ired by Ihe Clfy
A Rrsolution for 'p"0,al use appro\'lI11O P.,mit a gener"1 ,e,laurilllT 01 ~SOI Sunse! D,;ve
A ResolutJotl .mhoo2ing the Coty M~noger 10 enle! inoo ill' ~g,oemont W1~' GnlLtlCus. llic, lhrough " C.t)· of Delray IIe~ch piggybuk 'gnoemenL
HfP !;lUl5·Z7.,~ e".bk Ih" publ,c 10 ';0,," p"hlic ,,'OO\'PIl'
A Rcsolc1iol1 oulhurinr.£ 10" City M'""gcr locnler inoo" Ihrcc·)'(:~.~g","m.:"1 wid, illl opt".., tn "'n~\\'with '1"nJ 1'c.1 M.n.gonoCN fo. (l""" PN $c,"':e,--",
" R«oluti\ln ~vlhori'lHl~ ~,c (',t;· ~n"icr I" em". illl"" Ih'''·)'."llI 'll",omc"l "itl' ,,It npMn 10 ",now ",.ilb AReo Electronics f~r ,t.< MoinL~n"n~c ~n,1
MoniLOling of U,c Fin: AI."" S)"'lom allhe Gir..(In·flcthoi COLllmun,fy (",nler.
"R'solution ""lhoritin~ Ill<: Ci,~ M""agot to CI\!~r i"IO" tn",e.ye", "g"'e')'L~1[ w;lll"" oplio" 10 ren,,," witl1 SoHllwtn W",," S)">1oms t'" 'ht ",mo'nl arid
,li,,,,,,o1 of~o,,·h.'~Tdou, ,,·..,tc
A Rosoilltion lor ''p<"idl u'" "ppTu\'lI1 b) p"rmil R ~"''''r"1 (C,t"ur.rl ,I ~8~O SW 7.111 SIFCCIIC')'~mc!,inl Sp"""' A)
"R<$oluti(ln lor <p<ci.l U;e "ppm\'ollo p".mi! ~ gCllo,,1 ",~1.1" .. ol ,I 5&00 SW 71 oj Su-ccllCt'",mcr.:i.1 Sp""e. B)
" R~olunon approving ~ ;p<:ci,1 c<ccplion woi\'ing ,In", <ompli",,"<: "ilh 'h" pro\.;,iun, uf the Homcwwn Diiiriet t)vc..-J.y p"rkil1£ n:q"ircmems, fc" a
gc""rdJ ,,,slaw--.nos.1 .\840 SW il Strcc' ("omme.-d,,1 Sp,ce· A)
A Resolution ~ppro\';ng" <pCei,1 c<cq,rion wall';ng \,rid contpli""c" "'1h lh~ pr,l\"is,u"s of Irc Hon,cl{lwn Dl<lriC\ t)vc'llay p"rkil1g n:qlnn:monh, f,,, ~
gC"'"f1IJ ,,,,I,,,,r..nlS"' 5840 SW i) Str«) ('o'nm~n:i"l Spa<c· H)
A R"'ol"lion appro\;ng. '1lI'~i"t •. ,cepli"" I" eOn,tru.:t" 5 SlOT)' Lorge SC'ok l)""clup"",n, ,1610\ Su","CI Drive wilbin 'h Trnn<il Dn,..,fctl D<vduplOO'"
Oi<lnct Mixed Usc·S "I ODD MUS' zor.in& di<lri~l. (.~ R~5011lhO" "rpm,i"i ~lC CO'L'I,",~lioll IOOr~ ~l.ln 111'0 SlmiCI" on ~'O MJd,~"" Square site for lee Madis"H SqUllrc affordJble hOlJ.,i,,£. pmicct pur.;U3n! to)
S.ction 20·~.5(D)(I) and ~ti,c, aprhc~blc pr" ... i,io". oflhe Clly"s u."d o.,·clorm"", Code /
Al' Ordi"a"~~ rd.u,,& lot),. yeO! 2016Go"~",1 3J,d S~cial EloClio" of Ute M".oor a!:d Ci!y C{,l1lmi"wno" foc aroup', 11 "w:! III; 'ciledulmg thod:i)".pbcc
illlC li'MOftllc clcclio": ~eh"dul",g the day. plat><: Md time orcarty \'oti"g: r,o\·id1n8 r"'qualincalioo ~fcand":!a[,,,. P'<'I';dm8 lor do~e of el",~o" booh,
orpl~ving the off,cial ballo~ p-~\"id'ng ror'l~tir,CII!inr.
All Ord'na"e~ ",10111111-to the atr"' 2015 [,-<;cal )"ar. ",,,end,ng!he h"dgc! 10 take into ,"counl '" ;ncn:~,.; ill lho.> [I-:l~ S.,,·icc I'wlil Aprrnpr"[ccAmnu,,,
Al: OUj",,"CC Ad"Plill& 'Ih" Oly of &o"I~ Mlomi 2015 lhl Amcnd,,","l' to the Cnmp,dLCII,iw Pia" ruture La,,'; Usc And Il"ll,ing Eicm,,,os, And
Aulh"n,.inJ; TransmilL:l1 To11,e Honda 0"1',,,1,,,,,,,1 Of [ronomi, OpporlUltily .IId He,;e,," Agoncic,
Al, Ordina",,~ orner-ding U", City of SOUUl Miami Lar.d 1Je .. lopmelll (".<.'d~. An,de VIII Trill"LI Ori"llCo(! Uc"clopmclII D"lnct. "lkfinitio",:'
Sminn 10·8 2. "lkrtnitinru;:'loamclId vcrtk~1 'In!)' OOOt llCighllloa>:i,,,um
Atl Ordinanc-c Adlptinll. 3 Snl1L1I Sealo Amcodmenl te the J"ullll"e l..:lnd Usc )I,"~ or Ill' Cnmjychcmi\"c Plo", atnCltdlOB tho ,bi&nalion or U,e Sylv,1 MlIrtln
[l,,~ding and. parking 101 00 Ill. City Hall property 10000Ied at 6!)~ SUIl;el Dri\ .. from I'1ltb:m<l 0"," Spur 1<;1 Transil Orienle.:! J)e,-elopmcm DistrKt (TODD)
All Otdinance amending the Offici,", Zooir.~ Mop os p,O\idod ir-H,e Cit)' of Sooth Mi.Ilti bcd D<-velc'pmem (;(ode. Arliele llL "ZOIling R"gulotions,"
Se<:lion 2l'·:;.I(C). and other "pph<'~I~ peo\'j,ion, to apply D fliS1cric p,e..""tion O,erl" (HP .. OV) ~por. the h;,loric Sylv, Mnr,in I!uildln8 ~r.d front
pon:b ""Iy k,,;.t~d ~I appm",m,tely 613(' Sunset Dnv"
An Ot6n.nce ~metldjng th. Cit} ~f Soutl' Minm, Land Dewlopm."t Code, Article II, "Definitions:' Seo.;l!on 20·2.3, "Definitions," to ad!! ceS",';ons
for "Voriety Retail" lind "R'lnil O!:tlet . OfT·Price Relail," ~od Atticl. Vlt, "!lom"!"",,, Dis!nn O ... rIJ)· On:Jin'flCe:-S«:tJon 20·7.12, r.rrm"ed Uses:'
\0 pro.,de lhal such ns., sholl "o1 be permit~d ir.the Ilom.t~\\" DH;lJiCl o.~l"y.
ALL interl"sted partie' a~ in"ited to u:t""d and ,,;11 ~ heard
for further info.mation. plea~c contac: :he City Cle,k's Office at: 3U5·663·6340
Maria M. Menendez, CMC
CityClerlt
P" ..... "' ~, floMl S, .... ., n6 0105. 1~' Gl)' ","'hr adYj"" "\0 puhlio ,~"' jl' I"'"'''' ,'. .. ,''''' '" "P;>e>1 '-'y ~,., __ "i,\P ",>c'. l»' "'h fIo.r<!. A~")C~ o· ('<""n)j""", wi~' "',_, 'n ""f "' .... n .. """,id..:,"" "ii, TfI<"lillgmb<"-;"~. h' "r.l,< ",11 "'''" .,«"<,,,J "r<h" I'fl"'·,"~"<:, •• "d III" r", ."oj, pO,?>'" .ffi."f.I"~ P<'''''" n",J' "."«1 """""'" tho.. vern.tin, "-~,'~l"f'h< p",<.;, .. h"g; ~ "~,k whi<~ ",,,,,nl
j"dU<!,'s th<''''''''''''l)'a,.:ic-..i"".'''' HI"" "h'd, 110, 'PI""" '" bo !.."'~