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HomeMy WebLinkAbout8-24 gay hill rd staff report 1 11-13-25TOWN OF MONTVILLE Land Use & Development Department 310 Norwich -New London Turnpike, Uneasville, CT 06382 Telephone: (860) 848-6779 Staff Report Prepared by Meredith Badalucca on 11/13/25 C.G.S § 8-24 Referral: For the sale of Gay Hill Road Parcel ID: 077-039-000 Staff received a request for a C.G.S. §8-24 review and report to the Town Council for the sale of Gay Hill Road (077-039-000) from Mayor Bunnell on November 6, 2025. The Mayor stated in his request "This small piece of town owned property is landlocked and used to hold a water tower for water supply to Palmer School. There is interest in purchasing it. Please initiate an 8-24 review.". Staff Comments: The Assessor Field Card indicates that the Town acquired this parcel on March 12, 1932 via Volume 43, Page 299. The Warranty Deed further describes the use of the water tank for the mill buildings and hydrants. The Public Works Director, John Carlson has informed staff that the town crushed the water tank and it was filled in by a local contractor in, lie believes, the 90's. Ron McDaniel, WPCA Administrator, has confirmed that Palmer School is on public water for potable water and fire protection. ZEO Radford and myself completed a site inspection on November 12, 2025. Please see the attached pictures as well as, aerial photo from Nearmaps. This parcel consists of 0.19 acres and is located within the R-20 Zoning District. There is no frontage on Gay Hill Road. Per the Warranty Deed Book 43 Page 298, this parcel has a right of way over a strip of land twenty (20) feet in width extending from this tract to Gay Hill Road. The parcel is approximately 102.8 feet by 83.7 feet by 102.80 feet by 86 feet. This parcel would be considered an interior lot and would require 1.5 times the required front yard setback. Minimum requirements of Zoning Regulation Section 9 — R-20 District: Lot size: 20,000 square feet for single family dwellings if the lot is served by public sewers. If not served by public sewers, minimum lot size is 40,000 square feet. Frontage: 80 feet Front yard setback: 40 feet, Interior lots require a minimum of 60 feet Side yard setback: 10 feet Rear yard setback: 40 feet The parcel, does not meet the all of the minimum zoning requirements of the R-20 Zoning District listed above. It appears to be a pre-existing, non -conforming lot which would need to be confirmed by a title search. Prior to development, an applicant may require a variance from the Zoning Board of Appeals. This parcel is located within the Housing Investment Area on the Future Land Use Map in the 2022 POCD. The Housing Investment Area includes, Lots less than or equal to 20,000 Sq. Ft., Within Sewer District Boundary, Neighborhood Conservation Areas, Infrastructure Area, and Municipal Uses. Acenev Referrals: Building: Comments dated 11/12/25 "The Building Department has no adverse comments on the proposal for this property sale." Fire Marshal: Comments dated 11/13/25 "The Fire Marshals office has no further comment and has no objection." Assessor: Comments dated 11/12/25 "The Assessor's Office has no objection." WPCA: Comments dated 11/10/25 "WPCA has no objection." Comments dated 11/13/25 "Confirming that Palmer School is on public water for potable water and fire protection." Police Dept.: Comments dated 11/13/25 "The Montville Police Department has no comment or concerns. Town Engineer: Comments dated 11/12/25 "CLA has no comments on this 8-24." Public Works: Comments dated 11/12/25 "The town crushed the water tank on that land." Comments dated 11/13/25 "No comment for Public works." Suggested Motions: FAVORABLE: I make a Motion to forward a Favorable Report in accordance with C.G.S. §8-24 to the Town Council for the sale of Gay Hill Road (077-039-000) for the following reasons: MUST STATE REASON(S) UNFAVORABLE: I make a Motion to forward an Unfavorable Report in accordance with C.G.S. §8-24 to the Town Council for the sale of Gay Hill Road (077-039-000) for the following reasons: MUST STATE REASON(S) E 0 co 0 2 g 43 -- 12 12 12 < O LC) co C:) W 2 CL E 0 0 p E E 0 E 0 .0 ui w i z D Ld OI w z o 75 o P z 0 2 / 77 } : 2 L)CY \/ } , 7 § @ § \ : \_ \ \� o . & § } \ \ 3 \ 0 \ io c _j C, c ® a\ \ \k Q I m m * e# / /CD \ ! !•\ + \ \ \ / It ��� , o } ƒ! \§\!))\; k / ilj;k\)!U!\' :�;!©.l,42E \ |iaJlla!! ! \lEJa!?Xwo w ;!!\) Book: 43 Page: 298 File Number: 52561 WAR Page: 1 of 1 Warranty Deed To all people to whom these presents shall come, Greeting: Know Ye, that the Palmer Brothers Company, a corporation organized and existing un- der and by virtue of the laws of the Xtate of Conneoticuts and located and having its office and principal place of business in the town and county of New London, in said State, acting herein by J Reid Johnson, Its treasurer hereto duly authorize , for the consideration of one dollar and other valuable considerations, received to its full satisfaction of Frederic W Mercer of the torn and county of New London, an State of Connecticut, do give, grant, bargain, sell and confirm unto the said Fred- eric 5Y Mercer three certain tracts or Parcels of lands with the buildings thereon standing, located in the village of Palmertown, in the said town of Montville, to ad and described as follows: First Tract: B eginning at a point on the southerly line of said highway twenty(20 Mow ee wes erly from the range of the face of the pilasters on the upper part of the westerly side of said brick stock house and runng thence southerly about three hundred forty three and seven -tenths (343.7) in feet along a line twenty (20) feet wes erly from and parallel to the westerly face of the said pilasters to a point ten an twenty-five hundredths (10.25) feet southerly from the range of the brick pilasters on the lower part of the southerly side of the said stock house; thence deflecting fifty-five (65 degrees) degrees twenty (201) minutes to the left and running eighty three and one -tenth (B3.1) feet; thence deflecting forty-six (46 degrees) degrees thirty-eight (381) minutes to the right and running about one hundred and two and eight -tenths (102.8) feet to the soutbwesterlyAlne of a right of way of the New London N orthern Railroad Company known as the Palmertown spur track, said point also being on the northeasterly line of other land of this grantee, the last three lines abutting westerly and southwesterly on remaining land of the grantor; thence southeasterly about sixty-four and five -tenths (64.5) feet along the southwesterly line of said Railroad right of way to a point on a line eighteen (18) feet easterly from and parallel to the third described line in this description abutting south- westerly on land of this grantee; thence northerly, northwesterly and northerly along a line eighteen (18)feet easterly and northeasterly from and parallel to the first, second and third described lines in this description to the southerly line o said highway; thence westerly about eighteen (18) feet along the southerly line of said highway to the point of beginning. The grantor reserves for itself, its successors and assigns, a right of way over this "First Tract" and a portion of the premises are conveyed subject to the rights of the said 14 ew London Northern Railroad. Second Tract: Beginning at a point on the southerly line of a highway leading from ei�Pafiner-awn Road, so-called, westerly past the brick stock house of the Palmer -� Brothers Company at its intersection with the face of a stone retaining wall on the s westerly side of the Oxoboxo Brook, so-called, and running thence westerly along th southerly line of said highway about thirty-six and five -tenths (36.5) feet; thence southerly eighty and-Ahirty-five hundredths (80.35) feet passing through a point in range with the northerly side of the stone building standing on these conveyed pre- mises thirteen and eighty-eight hundredths (13.8B) feet westerly from the north- westerly corner thereof and also passing through a point in range with the southerl side of said building and fifteen and fifty-two hundredths (15.52) feet westerly fro the southwesterly corner thereof; thence easterly about sixty and five -tenths (60.5) feet to the facb of said retaining wall passing through a paint in range with the westerly side of said building and two and four hundredths (2.04) feet southerly fro the southwesterly -corner thereof and also passing through a point in range with the easterly side of the main part of said stone building and one and eighty-three hun- dredths (1.83) feet southerly from the southeasterly corner thereof, the last two lines abutting westerly and southerly on remaining land of this grantor; thence nor - erly along the face of said retaining wall about thirty-flva-and five -tenths (35.5) feet to an angle in said wall; thence northwesterly along the face of said retains' wall and the line of said face produced about twenty-five (25) feet to a drill hole in a rock; thence northerly about twenty-nine (29) feet to the face of said retainirg wall and along the line of said face to the point of beginning. Together with the pumping equipment and appurtenances thereto on this property and all water mains -leading from this conveyed tract and hydrants connected therew;th extending over land of this grantor and land of others and in the public highways, but subject, however, to a right of this grantor, its successors and assigns, to us and maintain the sprinkler, system connections with said mains leading into the said mill buildings and storehouse on remaining land of this grantor. Third Tract: Beginning at the southeasterly corner of land conveyed by the Palmer Brot:��mpany to Andrew Stephanack and running thence northerly about eighty-six (86) feet along the easterly line of land of said Stephanack; thence easterly on a line thirty (30) feet northerly from and parallel to the northerly face of a retain ing wall standing.on these conveyed premises about eighty-two and eight -tenths (82. ) feet; thence southerly on a line thirty (30) feet easterly from and parallel to the j easterly face of a retaining wall standing on these conveyed premises about eighty- three and seven -tenths (83.7) feet to land conveyed by the Palmer Brothers Company to Paul Cola, the last two lines abutting northerly and easterly on remaining land of this grantor; thence westerly about one hundred and five (105) feet to the point of beginning abutting southerly on land of said Gals and other land of said Stephen ack. Together with the water tank on this conveyed tract and appurtenances thereto in- cluding the water mains leading from said tank to the mill buildings and hydrants of this grantor and the right to maintain said water pi;pes over other land of this grantor at their present locations and the right to enter upon said land to repair or replace said water mains from time to time as may be necessary; together with a pipe line rights over land of others that this grantor now has. Together with a right of way over a strip of land twenty (20) feet in width extendirg from this conveyed tract to Gay Hill Road, so-called, the easterly line of said ri t Book: 43 Page: 299 File Number: 52562 WAR Page: 1 of 2 C 7W-1 no" of way begins twenty (20) feet easterly from the northwesterly corner of this sea. veyed tract and rune northerly to the southeasterly corner of land of Elizabeth Step hanack and thence northerly following the easterly boundary of land of Elizabeth Ste hanack to the Gay Hill Road. Tha above traot is conveyed also subject -to a right of way over a strip of land twen 220) feet in width next easterly of and parallel to the westerly line of this convey arise. The above described three tracts of land being designated as plats 2, 3 and 4 on a plan made for Frederic W Mercer by Chandler & Palmer, 1932, to be recorded in the M ontville town clerk's office. The grantor herein expressly excepts from the warranty that the above described pro- perty is conveyed -free from any other sewer or water rights, pipe line easements or rights of way. To have and to hold the above granted and bargained premises, with the appurtenances whereof, unto him, the said grantee, his heirs and assigns forever, to him and their own proper use and behoof. And also it, the said grantor, does for itself, its auo- cessors and assigns, covenant with the said grantee, his heirs and assigns, that at and until the ensealing of these presents it is wall seized of the premises, as a good indefeasible estate in fee simple; and have a good right to bargain and sell the same -in manner and form as is above written; and that the same is free from all snow branees whatsoever except the rights of way, conditions and reservations above noted.. And Furthermore, it, the said grantor, does by these presents, b_nd itself and its successors and assigns forever to warrant and'defend the above granted and bargained premises to the said grantee, his hdira and assigns against all claims and demands whatsoever except as aforesaid. In witness whereof, it, has hereunto set its hand and seal this loth day of March A D 1932. Signed, sealed and delivered in presence of Charles A Gallup The Palmer Brothers Company Ridhard L Tarrant By J Reid Johnson, (Seal) State of Connecticut, Its Treasurer N ew London County, ss. New London, March A D 1932 Personally appeared the Palmer Brothers Company by J Reid.Johnso. its treasurer, signer and sealer of the foregoing instrument and acknowledged the same to be its and his free act and deed, before me, Charles A Gallup, Commissioner of the Superior Court for New London County. Reed for record 3/12/32 Recorded'by A, oly:dnw Town Clerk. Warranty Deed To all People to whom these presents shall come, Greeting: Know Ye, that I, Frederic W Mercer of the town and county of New London, and State Connecticut, for the consideration of one dollar and other valuable considerations received to my full satisfaction of the town of Montville, a municipal corporation organized and existing, under the laws of the state of Connecticut, and located in the county of New London, State of Connecticut, do give, grant, bargain, sell and confirm unto the said torn of Montville four cer- tain,tracts or parcels of land with the buildings thereon standing, located in the Village of Palmertown, in the said torn of Montville, bounder and described as folly First Tract: Beginning at a point on the easterly line of the Back Road, so-called, aiE ran norihvre sterly corner of land of K Javor and running thence northerly six hum died and seventy-four (674) feet along the easterly line of said,Back Road; thence easterly about'four hund➢ed and eleven (411) feet to the southwesterly line of a right of way of the New London Northern Railroad Company known as the Palmertovn spi track passing through a point in range with the vreaterly side of the main part of tl house standing on the premises next northerly of this conveyed tract and sixty-two and ninety-five hundredths (62.95( feet southerly from,the southwesterly corner the] abutting northerly on land of the Palmer Brothers Company; thence southeasterly shot .'eight hundred end eight-four'(B84) feet along the southwesterly line of said railroi right of way to land now or formerly of F Craige; thence westerly about sixty-seven (67) feet along the center of a atone wall to the fao6 of a retaining wall abutting southerly on lend of said Craige; thence northerly along the face of said retaining I ninety-six (96) feet; thence westerly one hundred and twenty-five (125) feet on a IDine parallel to the southerly .line of land of said Javor; thence northerly one hundred (100) feet on a line parallel to the easterly line a-' land of said Javor to a large corner post; thence westerly along a fence about four hundred and ten (410) feet to the point of beginning, the last four lines abutting westerly and southerly on land of said.Javor. Together with the right to maintain the dam on these conveyed premises and premises next northerly thereof at its present least ion and height and to flow so much of th adjoining land that may be flowed by maintaining the said dam at its present height and to enter upon saidadjoining land to repair said dam from time to time as may b necessaryl The above tract is also conveyed subject to any pipe line rights now existing of re cord or otherwise. Second Tract: Beginning at a point on the southerly line of said highway twenty (20 ee was er y from the range of the face of the pilasters on the upper part of the westerly side of said brick stock house and running thence southerly about three hundred'forty-three and seventenths (343.7) feet along a line twenty (20) feet was$ erly frond and parallel to the westerly face of the said pilasters to a point ten and twenty-ftie hundredths (10.25) feet southerly from the range of the brick pilasters on the lower part of the southerly side of the said stock house; the defleotYng fifty'five'(55 degrees) degrees twenty (201) rdnutes to the left'and running eighty Book: 43 Page: 299 File Number: 52562 WAR Page: 2 of 2 three and one -tenth (83.1) feet; thence deflecting forty-six (46 degrees) degrees thirty-eight (381) minutes to the right and running about one hundred and two and eight -tenths (102.8) feet to the southwesterly line of a right of way of the New Lon don Northern Railroad Company known as the Pahmertown spur track, said point also being on the northeasterly line of the above described Fftst Tract," the last three lines abutting westerly and southwesterly on land of the, Palmer B rothers Company; thence southeasterly about sixty-four and five -tenths (64.5-) feet along the south- westerly, line of said Railroad right of way to a point on a line eighteen (18) feet easterly from and parallel to the third described line in this description abutting southwesterly on land of this grantee; thence northerly, northwesterly and northerly along a line eighteen (18) feet easterly and northeasterly from and parallel to the first, second and third described lines in this description to the souhherly line of said highway; thence westerly about eighteen (18) feet along the southerly line of said highway to thepoint of beginning. The grantor reserves for himself, his heirs and assigns a right of way over this se- cond tract and a portion of the premises are conveyed subject to the rights of the said New L ondon Northern Railroad, Third Tract: Beginning at a point on the southerly line of a highway leading from th a er own one, so-called, westerly past the brick stock house of the Palmer Broths s Company at its intersection with the face of a stone retaining wall on the westerly side of the Oxoboxo Brook, so-called, and running thence westerly along the southerl , line of said highway about thirty-six and five -tenths (36.5) feet; thence southerly eighty and thirty-five hundredths (80.35)-feet passing through a point in range with the northerly side of the stone building standing on these conveyed promisee thirteo and eighty-eight hundredths (13.88) feet westerly from'the northwesterly corner ther - of and also passing through a point in range with the' southerly side of said building and fifteen and fifty-two hundredths (15.62) feet westerly from the southwesterly co, - nor thereof; thence easterly about sixty and five-tenths'(60.5) feet to the face of said retaining wall passing through a point in range with the westerly side of said building and two and four hundredths (2,04) feet southerly from the southwesterly corner thereof and also passing through a point in range with the easterly side of the main part of said atone building and one and eighty-three hundredths (1.83) feet southerly from.the southeasterly corner thereof, the last two lines abutting westerl and southerly on land of the Palmer Brothers Company; thence northerly along the fee of said retaining wall about thirty-five and five -tenths (36.5) feet'to an angle in said wall; thence northwesterly along the face of said retaining wall and the line of said face produced about twenty-five (25) feet to a drill hole in a rook; thence northerly about Aventy-nine (29) feet to the face of said retaining wall and along the line of said face to the point of beginning. Together with the p=p.&hg equipment and appurtenances thereto on this property and all water mains leading. from this conveyed tract and hydrants connected therewith extending over land of this Grantor and land of others and in the public highways, but subject, however, to a right of the Palmer Brothers Company, its successors and assigns, to use and maintain the sprinkler system connections with said,mains .leadin into the sa4d mill buildings. and storehouse on remaining land of the said Palmer Bro there Company. Fourth Tract: Beginning at the. southeasterly corner of land.conveyed by the Palmer ro e�any to Andrew Stephanaek and running thence northerly.about eighty-six (86) feet along the easterly line of land of said.Stephanack; thence easterly on a line thirty (30) feet northerly from and parallel to the northerly face of a retain- ing wall standing on these conveyed premises about eighty-two and eight -tenths (82.8 'feet; thence southerly on a line thirty (30) feet easterly from and parallel to the easterly tape of a retaining will standing on these conveyed premises about eighty - Three and seven -tenths (83.7), feet to, land conveyed by the Palmer Brothers Company to Paul Gols, the last two lines abutting northerly and easterly on land of the Palmer Brothers Company; thence westerly about one hundred and five (105) feet to the point of beginning abutting southerly on land of said Gols and other land of sai Stephanack. Together with the water tank on this conveyed tract and appurtenances thereto inelud ing the water mains leading from said tank to the mill buildings and hydrants of thi Grantor and'the right to maintain said water mains over other land.of the Palmer Brothers Company at their present locations and the right to enter upon land of said Palmer Brothers Company to repair or replace said water mains from .time to time as may be necessary; together with any pipe line rights over. land of others that this Grantor now has. .. Together with a right of way over a strip of land twenty (20) feet in vidth.extend- ing from this .conveyed tract to Gay Hill Road-,, so-called, the easterly line of said right of ,way begins twenty (20) feet easterly from the northwesterly corner of this conveygd'tract and runs northerly to the southeasterly corner of land of Elizabeth Stephehack and thence northerly following the easterly boundary of land of Elizabet 8tephanack to the Gay Hill Road. The above tract -is conveyed also subject to a right over a strip of'land-twenty (20 feet inwidth next easterly of and parallel to the westerly line of this conveyance. The above described four tracts of land being designated as plats 1, 2, 3 and 4 on plan made for Frederick w Mercer by Chandler & Palmer, 1932, to be recorded in the M ontville term clerk's office, . Th'e grantor herein expressly excepts from the warranty that the above described pro party is conveyed free from any other sewer or water rights, pipe line easements or rights of Tway. ' To have and -to hold the above granted and bargained premises, wiith the appurtenance thereof, unto it, the said grantee and its assigns forever, to its and their ovm proper use .and behoof, And also I, the said grantor, do for myself, my heirs, exe- cutors and'.administrators, covenant with'the"said grantee and its assigns, that at and until'ihe ensealing of these presents I as well seized of the premises, as a good indefeasible estate in fee simple; and have a good'right to bargain and sell the _same,In.manner and form.as is above written; and that the same is freed rom all Book: 43 Page: 301 File Number: 52563 WAR Page: 1 of 1 encumbrances whatsoever except the rights of way, conditions and reservations above noted. end Furthermore, I, the said grantor, do by these presents, bind myself and my heirs forever to warrant and defend the above granted and bargained premmises to the said grantee and its assigns.against all claims and demands whatsoever except as aforesai In witness whereof, I have hereunto set my hand and seal this loth day of March A D 1932. Signed, sealed and delivered in presence of Ruth S Foggett Frederic W Mercer (Seal) Charles A Gallup State of Connecticut New London County, as. N ow, London, March loth A D 1932 Personally appeared Frederic F1 Mercer, signer and sealer of the foregoing instrument, and acknowledged the same to be his free act and deed, before me, Charles A Gallup, Commissioner of the Superior Court for New London County. Reed for record 3/12/32 Recorded byAa,µ,,(jldArr L Town Clerk. 'tarranty Deed To all people to whom these presents khall come, Greeting: Knorr Ye, that the Palmer Brothers Company, acorporation organized and existing and and by virtue of the laws of the state of Connecticut, and located and having its office and principal place of business .in the town and county of. New London, in sai State, acting herein by J Reid Johnson, its treasurer hereto duly authorized, for t'. consideration of one dollar and other valuable considerations, received to its full satisfaction of Frederic P1 Fiercer of the Town and County of New London, and State o Connecticut, do give, grant, bargain, sell and confirm unto the said Frederic IR Mer car a certain tract or parcel of land located in the village of Palmertown, in the said torn of Montville, bounded and described as follows: Beginning at a point on the northeasterly line of a right of way of ,the New London Northern Railroad Company known as the Palmertorm spur track, said point also being in range with the southeasterly face of the embankment wall of the dam standing on remaining land of this Grantor and running thence northeasterly to the face and al the face of said embanlment wall about one hundred and fifteen (115) feet to the southwesterly side of the Oxoboxo Brook, so-called; thence southeasterly about one hundred and forty-five (145)feet along the southwesterly line of said Brook and to land now or -formerly of the Keyes Products Company, the last two lines abutting nor westerly and northeasterly on remaining land of this Grantor; thence southeasterly along the southwesterly line of land of the said Keyes Products Company about eight Hundred (800) feet to land now vor formerly of F Craige; thence southeasterly party along the center of a stone wall about trio hundred and seventy (270). feet to the no easterly ldne of the above mentioned Railroad right of way abutting southeasterly o said Craige land; thence northwesterly along the northeasterly Ilse of said Railroa right ofytray about eight hundred and ten (810) feet to the point of beginning. Together with a right of way over a ten (10) foot strip of land leading from an eig can (18) foot strip of land con veyed by Frederic V1 Mercer to the town of Montville to the above described tract as the path now exists, and R1so any rights over adjoi: ing land next southerly.thersof which this Grantor now has. This tract isconveyed subject to the rights of the Keyes Products Company to main- tain the dam and embankment wall now existing on land of this Grantor adjoining thi conveyed tract and the right to enter upon said tract to repair and maintain said d and all rights such as the Keyes.Products Company now have. This tract is also conveyed subject to the rights of.the Keyes Products Company as appears in the deed from this Grantor to the Keyes Products Company dated Febbuary 13, 1920, recorded in the Montville town records, book 37 pages 8 and 9. This grantor reserves for itself, its successors and assigns,. the right to maintain the present serrer or severs leading across these conveyed premises and also conveys the right to use said sewers. The above described tract of land being designated as plat 7 on a plan made for Frei crick W Mercer by Chandler & Palmer, 1932, to be recorded in the Montville term clerk's office. The Grantor herein expressly excepts from the warranty that the above described pro party is conveyed free from any other sewer or water rights, pipe line easements or rights of way. To have and to hold the above granted and bargained promises, with the appurtenance; thereof, unto him, the said grantee, his heirs and assigns forever, to him and thei: own proper use and behoof. And also it, the said grantor, does for itself, its euc cessors and assigns, covenant with the said grantee, his heirs and assigns, that at and until the ensealing of these presents it is well seized of the premises, as a good indefeasible estate in fee sipiple; and have a good right to bargain and sell the same in manner and form as is above written; and that the same is free from. all encumbrances whatsoever except the rights, conditions and reservations above noted. And Furthermore it, the said grantor, does by these presents, bind itself and its successors and assigns forever to warrant and defend the above granted and bargainer premises to the said, grantee,'h8A heirs and assigns against all claims and demands whatsoever except as aforesaid. In witness whereof, it has hereunto set its hand and seal this 14th day of March A 1 1932. Signed, stied and delivered in presence of Charles A Gallup The Palmer Brothers Company Richard L Tarrant By J Reid Johnson (Seal) Its Treasurer. State of Connecticut _. County of New London 'ss. New London, March 14th,-A D 1932 �� �i• � � ,t9�V ':i'9f(`}� �blFY 7CrQQ oa�`#� �ZCt•� pl tg6 l ,p''�YYtB �!t'J j0 Yµa•E+rR� N� a 4 �� °.°i ��44qq i Q©Yj : i + �` "L?'.en�L �• [.l�.i �Fii a. • a x �..-•.'w'"' ' %tee:_ :Y_ . 51