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HomeMy WebLinkAboutDRB 2017-10-17 #4REPORT TO DESIGN REVIEW BOARD SUBJECT: 1200 Irwin St. (`Dominican Townhomes') — Request for an Environmental and Design Review Permit to legalize various design modifications already incorporated into an existing approved, constructed and occupied, 15 -unit, multifamily residential development., APN: 014- 013-05; Medium -Density Residential (MR2.5) District Zone; Casey Clement for Thompson Development, Inc., Applicant; 524 Mission Street, LLC, Owners; Montecito Neighborhood. PROPERTY FACTS Location General Plan Designation Zoning Designation Existing Land -Use Project Site: MDR MR2.5 Multifamily Residential North: HDR HR1.5 Multifamily Residential South: RO/MDR R/O & MR2.5 Office/Single Family and Multifamily Residential East: LDR R5 Single Family Residential West: NA NA Northbound Freeway On -Ramp to U.S.101 SUMMARY The project is being referred to the Design Review Board (Board) for review and recommendation(s) on the proposed legalization of various changes to the design of an existing approved, constructed and occupied 15 -unit multifamily residential development (`Dominican Townhomes'). In 2007, the City Council, with the recommendation of both the Board and the Planning Commission, conditionally approved a project to demolish a cluster of five (5) duplex residences and garage buildings on the site, which had been determined to be historic resources under CEQA, and to construct 15, attached townhome condominium units (13 `market -rate' units and 2 `affordable' units at low-income housing levels) within three (3) buildings and associated parking and landscape improvements. In 2015, the site and these entitlements came under new ownership. In 2015 and 2016, Planning staff, with the recommendation of the Board, approved design changes requested by the new owner in order to make the project easier to construct and more cost-effective. The project has been constructed and is occupied. While the project has recorded the approved condominium map, all the units are being leased to, and occupied as, student apartments for Dominican University of California (Dominican University). Changes have been incorporated in the approved project design during construction, even though staff notified the applicant/owner these changes required prior approval from both the Planning and Building Divisions. Staff is generally supportive of many of the proposed design changes; however, staff does not support the new wainscot material and design or the asphalt material installed at the driveway entry and in the motor court. Staff requests that the Board provide. its recommendations on the proposed legalization of these design changes, as discussed in this report and listed below: Windows, Colors and Trellis Entries • Whether the installed larger windows, deviations in exterior colors and elimination of trellis entries are appropriate for the approved project design. Wainscot Panels • Whether the installed HardiePanel stucco grain fiber cement siding sheets, framed in wood 2" x 2" trim, is an appropriate design alternative to approved cement plaster or stucco wainscot. Asphalt Motor Court • Whether the installed asphalt driveway entry and motor court is an appropriate design alternative to the approved colored and stamped concrete driveway entry and motor court Trash Enclosure • Whether, due to the apartment occupancy, the project should construct a new trash enclosure located in the guest parking area, which shall match the materials and colors of the buildings and shall be removed prior to occupancy of the first condominium unit. The Community Development Director (Planning staff) will act on the proposed legalization of these design changes, based on the recommendations of the Board. (On July 7, 2015, the Board recommended approval of proposed modifications to the approved building design. On February 2, 2016, the Board recommended approval of additional proposed modifications to the approved site design, including the driveway entry and motor court area. Both Board meetings may be reviewed online at: http://www.cityofsanrafael.o[g/meetings/. Staff has included copies of both the approved modifications to the project design and the proposed legalization of additional changes to the project design to this report.) PROPOSED DESIGN CHANGES The applicant/owner is proposing to legalize the following changes to the project design (Exhibit 2): • Install fiberglass windows, white in color framed in 2" x 4" wood trim painted dark green where aluminum windows, dark green in color, was approved; • Window dimensions increased slightly, both vertically and horizontally, approximately six inches (6"); • Paint the HardieShingle woodgrain fiber cement shingle siding a dark brown where natural cedar wood color was approved; • Paint the board -and -batten' sided gable ends and roof eaves an off-white or creme color where dark brown color was approved; • Paint the exterior doors an off-white or creme color where dark brown color was approved to match the gable ends and roof eaves; • Value engineer out the approved wood trellis features at the staircase entry to each unit; • Install HardiePanel stucco grain fiber cement siding panels, framed by 2" x 2" wood trim in a grid pattern where stucco cement plaster finish with control joints was approved; • Construction of two (2), trellis -framed pedestrian access stairways between an open rail, poured concrete retaining wall along Mission Avenue where a single, trellis -framed gate centering a stucco courtyard wall was approved; and • Value engineer down the finish on the motor court to black asphalt where stamped or scored colored concrete was approved. ANALYSIS On May 15, 2017, Planning staff became aware of some of these design discrepancies towards the end of the construction of the project. Staff emailed notification to the applicant of the compliance issue and followed up with a June 15, 2017 letter, both of which are attached as Exhibit 3. In lieu of constructing the project as approved, the applicant seeks to legalize these design changes. Staff generally supports 2 many of these proposed changes as minor with negligible impacts to the overall design quality of the project. These changes supported by staff include: • The new window sizes and colors; • The darker color of the shingle siding; • The lighter color of the gable ends, roof eaves and exterior doors; and • The elimination of the trellis entries to each unit; Color and Material Boards, both approved and proposed for legalization, will be presented at the Board meeting. Staff requests the Board's comments on the following: • Whether the installed larger windows, deviations in exterior colors and elimination of trellis entries are appropriate for the approved project design? However, staff does not support the other changes, including the stucco -grain fiber cement wainscot panels with trim and the asphalt motor court. Wainscot Panels The project design approved textured cement plaster or "dash finish" stucco wainscot with along the base of each building with scored into 2' x 4' sections and separated from the fiber cement shingles by a beveled wood transition band. In lieu of the approved design, HardiePanel stucco grain fiber cement siding in 2'x 4' panels were installed with each panel framed in wood 2" x 2" trim (see photos, Exhibit 4). Staff finds the installed HardiePanel fiber cement stucco sheets significantly lack dimensional quality. Staff also finds the 2" x 2" wood trim that frames each 2' x 4" panel sheet further diminishes any design quality in wainscot base. Staff would like to see installed, as approved, dimensional cement plaster or stucco wainscoting scored into 2'x 4' sections and separated from the fiber cement shingles by a beveled wood transition band. Staff requests the Board's comments on the following: • Whether the installed HardiePanel stucco grain fiber cement siding sheets, framed in wood 2" x 2" trim, is an appropriate design alternative to the approved cement plaster or stucco wainscot. Asphalt Motor Court The project design approved colored concrete paving for both the entry driveway off Irwin St. and the motor court, light brown in color, scored into a pattern of 5' squares. The approved design of the motor court also included an oval-shaped stamped concrete paving, medium brown in color, with a colored concrete border, dark brown in color. Asphalt paving has been installed throughout the driveway entry and motor court (see photos, Exhibit 4). Staff finds the black asphalt paving is a significant reduction in design quality for the project. Preserving the high-quality texturing of the driveway entry and motor court was important to the Board when, at both their July 7, 2015 and February 2, 2016 meetings, they supported the removal of a specimen tree previously approved for the center of the oval area to improve maneuverability but only if the previously approved high-quality colored and stamped concrete paving remain. Staff would like to see this approved colored and stamped concrete paving installed in the driveway entry and within the motor court per the Board's prior recommendation. Staff requests the Board's comments on the following: • Whether the installed asphalt driveway entry and motor court is an appropriate design alternative to the approved colored and stamped concrete driveway entry and motor court. 3 Trash Enclosure The project was approved as 15 residential condominium units (13 `market -rate' units and 2 `affordable' units at low-income housing levels). While the condominium map has been recorded, all the units are being leased to (10 -year lease), and occupied as, student apartments for Dominican University. Due to this operational change, sanitary service is now common or shared facilities rather separate curbside garbage, recycling and composting carts for each household. Sanitary service on the site is provided currently by a large rolling garbage bin and multiple recycling carts located within the approved guest parking spaces along the driveway entry/north property line (see photos, Exhibit 4). SRMC (San Rafael Municipal Code) Section 14.16.025 (Refuse Enclosure Required requires all refuse storage areas to be adequately screened from view. Staff proposes conditioning this Environmental and Design Review Permit (ED17-073) to temporarily convert one (1) of the approved three (3) guest parking spaces to a new trash enclosure which would remain until the project ceases to operate as an apartment project and begins occupancy as individual condominium units. The colors and materials of this new trash enclosure would match those approved for the buildings on the site. Staff requests the Board's comments on the following: • Whether, due to the apartment occupancy, the project should construct a new trash enclosure located in the guest parking area, which shall match the materials and colors of the buildings and shall be removed prior to occupancy of the first condominium unit. NEIGHBORHOOD CORRESPONDENCE Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300 -foot radius of the project site, the appropriate neighborhood group (the Montecito Area Residents Association or MARA), and all other interested parties, 15 calendar days prior to the date of this hearing. At the time of printing staff's report, no comments have been received as a result of this noticing. CONCLUSION Staff generally supports legalization of many of these proposed changes as minor with negligible impacts to the overall design quality of the project However, staff does not support the legalization of other changes, including the stucco -grain fiber cement wainscot panels with trim and the asphalt motor court Staff finds the installed HardiePanel fiber cement stucco sheets significantly lack dimensional quality and the wood trim that frames each 2' x 4' panel sheet further diminishes any design quality in wainscot base. Preserving the high-quality texturing of the entry driveway and motor court was important to the Board when, at their February 2, 2016 meeting, they approved the removal of a specimen tree previously approved for the center of the oval area to improve maneuverability. Staff further finds the project design should include a new trash enclosure to match the approved colors and material palette and to be located within the approved guest parking area for as long as the site operates as an apartment complex. EXHIBITS 1. Vicinity Map 2. List of Proposed Design Changes for Legalization 3. Staff Notification to Applicant on Compliance Issues 4. Photos 4 Reduced (11"x 17') plans of the prior approved modifications to the project design and the proposed legalization of additional design changes have been provided to the Design Review Board only cc: Casey Clements — Thompson Development, 94949 524 Mission Street. LLC — 448 Ignacio Blvd. Inc.; 250 Bel Marin Keys, Bldg. A; Novato, CA ; Box 504; Novato, CA 94949 5 ff 9 l _.. 3AB ° IdO •U r CE I_ i "Pe 41 CL o� U,� a,i• r �y Alp co Q.l ,. 4 " _ SIKH' ON" VHS, z ~ - *• 0 ra 3A 09t u ckn c r F 4 corg p 119 LLQ �4� Via. ugg d ftq, i Pv BES, JS N)AAldl I r4A4 c to, rev 4 eep �}I q � ec Pep C33 S� sea o ey LA '.� }_ -- b {�a 7 # Z Lam+ -tet 004 �� � �� ® - EXHIBIT I Y �ry S� Y CT r— LU 'td @ d d d�° Via' �- fir y 1200 MWIN STREET DESIGN MODIFICATIONS SEPTEMBER 2017 1. Windows — In the attached plans please reference sheet W1.0 which includes drawings for windows A and B as approved in the construction drawings, and windows A and B as installed. The divided light configuration is nearly identical as you can see illustrated on sheet CE 1 of the attached drawings 'Colored Elevations'. The approved Construction Drawings specify all windows as 'painted aluminum', but this approach was cost prohibitive. Thus all existing windows are white fiberglass. To mimic the look of painted green windows a 2" x 4" wood frame surrounds each window, and is painted in the trim color: Kelly Moore — Greene and Greene. 2. Acoustics - Though the size of installed windows differ from the specifications included in the construction drawings, it did not have an overall negative effect on the indoor acoustics. As reported in the attached acoustical monitoring report by WJV Acoustics dated 7/24/17, the current interior noise level exposure under the as -built conditions is well below the allowable level. 3. Gables — As you will see in the attached Color and Material Board, sheet SB1, the eaves are painted in Glidden Morning Daylight as opposed to Kelly Moore Frontier Shingle which adorns the rest of the siding. The designing architect Bob Wright advised us to take this approach in order to break up the vertical massing of the buildings. 4. Doors —Also evident in the attached colored elevations is that the doors are off-white, as opposed to a dark brown, in order to match the building's gables and eaves. 5. Trellises — As a value engineering measure, the trellises at the street entrance to each unit have been removed. The trellises at the southern and eastern pedestrian entrances to the motorcourt have been retained. 6. Cement Plaster Base -The permit drawings approve "cement plaster— dash finish" base with score lines around the exterior of the buildings. In order to accomplish this look we installed Allura Stucco Panels with a grind framed in 2" x 2" trim, painted in Kelly Moore Mercer Charcoal. As you can see in the elevations the base is somewhat lighter than the approved elevations. Again, this was done to break up the massing of the structure. S!n9 d '� EXHIBIT 2 7. Mission Ave. Elevation —The following revisions were approved by the City of San Rafael as a part of the Construction Permit Drawings: Please reference sheet CE 2 of the attached drawings, The Mission Avenue elevation as approved by the DRB in July 2015 included a retaining/fencing wall. The Civil Engineers devised a design solution to account for the grade change between the NE and SE corners of the site that utilized landscaping and sloping instead of a retaining wall. In addition, the stairway to unit #7 was reconfigured to exit onto Irwin St. instead of Mission Ave. in order to create the land area necessary for the on-site bio -retention swale on Mission Ave. Lastly, we included two pedestrian entrances on Mission Avenue, as opposed to one, in order to accommodate the inclusion of a small public grass area. 8. Motorcourt Finish— Note in the attached drawings that the approved construction drawings label the motorcourt finish as 'stamped textured concrete.' This detail isn't visible to the public and the cost would have been excessive, so black asphalt was installed in this portion of the project. It should be noted that'colored stamped asphalt' was approved during the Design Review Revision of this project in 2015. However, the architect who produced the construction documents labeled the material as 'colored stamped concrete' in error. Steve Stafford From: Steve Stafford Sent: Tuesday, May 16, 2017 5:42 PM To: 'Casey Clement' Cc: Raffi.Boloyan@cityofsanrafael.org Subject: RE: 1200 Irwin Hi Casey, Thanks for meeting me at the site for a quick walk-thru. I returned to City offices, reviewed the master building permit (MSTR1510-001) approval on the project (1200 Irwin St.; Dominican Townhomes) and provide the following comments: Cement Plaster Base The elevations approve "cement plaster — dash finish" base or wainscot around the exterior of the buildings. The detail on this (Sh. 7.0 — Detail 5) shows cement plaster extending out of the exterior wall plane approximately the same depth as the Hardi-shingles with a J -mold flashing clip to repeal water intrusion and to establish a narrow (1/4" or 3/00") score line which would also be used to break up (both vertically and horizontally) the cement plaster base into 2' x 4' sections. These plans do not approve 2' x 4' recessed hardi-plaster panels framed by 2" x 2" trim. After our site inspection, staff has determined these installed recessed handi-plaster panels and their pre -finish lack quality depth and the 2" x 2" trim framing draws unnecessary attention to a poor design solution. Please replace the recessed hardi-piaster panels with quality cement plaster with depth that projects off the exterior wall plane equal to the hardi-shingles, with quality dash finish, and provide thin score lines to create the appearance of 2' x 4' panels without then" x 2" trim. Please remember that this "cement piaster — dash finish" base will need to installed along the Mission Ave. frontage as well. Currently, the hardi-shingles extend to the foundation. Windows The craftsmen -style window design was important to the overall design of the project and featured a divided light design along both the Green Way and Irwin St. frontages. The installed windows do not have a divided light design. In our discussions, I understand the windows in the bedrooms do not meet secondary exiting requirements and that will need to be removed and replaced with new windows. Please note that if the project will be changing the window design along both these frontages,revised elevations will need to be drawn up and submitted to both Planning and Building for review and approval. As part of Planning''s review of the new window design, we will be looking for consistency among the new design of all the windows along these frontages. I ask that you please keep this in mind when proposing a solution for the replacement of the bedroom windows. Should you have any questions, please do not hesitate to contact me. Thanks. Steve Steve Stafford COMMUNITY DEVELOPMENT DEPARTMENT Senior Planner City of San Rafael 1400 Fifth Avenue P.O. Box 151560 San Rafael, CA 94915-1560 415.458.5048 (o) 415.485.3184 (f) EXHIBIT 3 June 15, 2017 Casey Clement Thompson Development Inc. 250 Bel Marin Keys Blvd., Bldg. A Novato, CA 94949 Sent Via Email and U.S. First Class Mail RE: [ED15-017; MSTR1 510-001 ] Design Review Board Review Required; Modifications to Approved Exterior Facades 1200 Irwin St.; APN: 014-013-05 Dear Casey: This letter is to serve as notice that recently installed. windows and wainscoting at the Dominican, Townhome project (1200 Irwin St.) is not consistent with those approved by the City through Environmental and Design Review Permit no. ED15-017 and Building Permit No. MSTR1510-001. Specifically, the design and color of the windows and the cement plaster base do not comply with the approved plans for the project. Please note that these modifications, including new design of the windows and wainscoting, will require prior review and approval by both the'City's Design Review Board (Board) and Planning staff. Also note that any request to review these modifications to the building fagade by the Board or staff will need to be accompanied by architectural drawings and details showing the approved design and the proposed design change. Any permit application to the City to either legalize these design changes or to modify these design changes shall also require the submittal of a new noise or acoustic study, which the City may require peer review. Please note that any changes to the project design, including but not limited to windows and wainscoting, will also require review and approval by the City's Building Division. Planning urges you to construct the project in compliance with the project approvals (ED15-017; MSTR1510-001). Should you have any questions or comments, please do not hesitate to contact me at (445) 458-50.48 or stave.staffordO-cityofsanrafael-ora; CIT`t OF SAN RAFAEL Senior Planner Cc. Thomas Ahrens, Chief Building Official . Paul Jensen, Community Development Director Raffi Boloyan, Planning Manager CITY OF SAN RAFAEL 1 00 F I FTH AVENUE, SAN RAFAEL, CA LI FOR NIA94901 I CITYOFSAHRAFAEL.ORG Gary O. 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