HomeMy WebLinkAboutDRB 2019-06-18 #4CITY OF
Community Development Department — Planning Division
Meeting Date: June 18, 2019
Agenda Item: L,
Case Numbers: ED18-087, Z018-003, ZC18-
002, UP18-034, SP18-006,
S18-001, DA19-001
Project Planner: Sean Kennings (415) 533-2111
Contract Planner
REPORT TO DESIGN REVIEW! BOARD
SUBJECT: 999 3rd Street (BioMarin R&D building/Whistlestop Senior Center/Senior
Housing) — Request for Design Review of two 70 -foot tall, four-story Research and
Development buildings on a 133,099 sq. ft. parcel, currently developed as a vacant lot,
and a 67 -unit, 70 -foot tall, six -story senior center and affordable senior housing building
on a 15,000 sq. ft. portion of the northwestern corner of the parcel; APN: 011-265-01;
Second/Third Mixed Use (2/3 MUE) District Zone; Shar Zamanpour, Applicant; BioMarin
/ CCCA, LLC, Owner; Downtown Activity Center neighborhood area.
PROPERTY FACTS
Location General Plan Designation
Project Site: 213 MU
North:
2/3 MU / 4SRC
South:
2/3 MU / P/QP
East:
2/3 MU
West:
2/3 MU
Lot Size
Required:
6,000 sf
Proposed:
133,099 sf combined
Height `
Allowed: 54 -ft + 12 -ft Height Bonus
Proposed: 72 -ft (BioMarin —to top of roof
overhang from lowest grade) 70 -ft
(Whistlestop incl /16 -ft Height Bonus
concession)
Parking
Required: 303 parking spaces (BioMarin = per
3.3/1000 sq. ft for office. Whistlestop =
3.3/1,000) Minus 1.0 FAR for
Downtown Parking District = 88,901
sq. ft
Proposed: 41 (29 BioMarin; 12 Whistlestop)
Required
Front:
5'
Side(s):
n/a
Street side
n/a
Rear:
n/a
Zoning Designation
2/3 MUE
2/3 MUE
2/3 MUE / P/QP
2/3 MUE
2/3 MUE
Existing Land -Use
Vacant lot
Parking structure / commercial
Parking structure / PG&E corp.
yard / Multi -family residential
Commercial
Commercial / office
Floor Area Ratio (Max.)
Allowed: 1.5 FAR (199,648 sq. ft.)
Proposed: 225,000 (207,000 BioMarin, 18,000
Whistlestop)
Residential Density
Allowed: 221 units (1 unit per 600 sf of total lot area)
25 (Whistlestop area only) — (1 unit /600 sf of
15,000)
Proposed: 67 units (Whistlestop) (15,000 w/density
bonus = 25 + 42 units as concession for 100%
affordable housing as allowed)
Landscaping (Min.)
Required: 10% (13,309 sq. ft.; plus 5' front setback)
Proposed: TBD BioMarin; Whistlestop 10%
Setbacks
Proposed
5'
0'
0'
0'
SUMMARY
The subject project is being referred to the Design Review Board (Board) for its recommendation to the
Planning Commission on the proposed site and building design improvements. The project proposes
the development of three new buildings. Two buildings would be constructed by the property owner,
BioMarin, for the purposes of laboratory/research and development (R&D) and general office spaces,
and a third building would be constructed by Whistlestop/Eden Housing for a six -story senior center /
senor housing development. BioMarin's buildings would each be four stories, but with large floor to
ceiling heights, to accommodate infrastructure and facilities for their laboratory/research & development
needs. The proposed components of the project are not covered by the 1998 San Rafael Corporate
Center (SRCC) master plan approvals (per PD 1936). The proposed project is generally consistent with
the approved City of San Rafael General Plan 2020 and Zoning Ordinance but will also require
amendments to the General Plan and Zoning to accommodate the project.
A Conceptual Design Review application for this project was previously reviewed by the Board and
Planning Commission in February 2018. On May 14, 2019, the formal application was reviewed by the
Planning Commission as a Study Session item. The Commission weighted in on some of the major
land use issues, including height, bulk, floor area ration (FAR) and parking. In general, the Commission
found that the requested entitlements, including General Plan and Zoning Amendments for height,
FAR, and parking standards were appropriate based on the project design.
Concurrently, the Draft Environmental Impact Report (DEIR), pursuant to the California Environmental
Quality Act (CEQA), has commenced and should be released for public review later this summer.
Following Board Review and recommendation, the project would be forwarded to the Commission for
formal review and recommendation with ultimate approval by the City Council in order to proceed.
Planning staff has concluded that the proposed project is substantially similar to the Conceptual Plan
reviewed by the Board and has identified several issues with the project design which are detailed in
this report. Staff requests that the Board provide its recommendations on the project's compliance with
all pertinent design criteria, including the discussion contained in this report, and specifically consider
the following:
Site Plan
• Is the proposed site plan configuration consistent with the surrounding district.
• Are the proposed buildings located appropriately on the site.
• is the proposed public "front porch" area for BioMarin appropriate in size and location.
Architecture
• Are the proposed R&D buildings appropriately designed for the subject property and
neighboring uses.
• is the massing and articulation adequate for the site and its surrounding.
• Is the proposed Whistlestop/Eden Housing design concept consistent with the subject property
and neighboring uses, including the BioMarin R&D buildings.
• Is the massing and articulation adequate for the site and its surrounding.
Materials and Colors
• Are the proposed materials and colors consistent with the surrounding district.
• Are the proposed materials for the BioMarin R&D building compatible/in contrast with other
BioMarin facilities.
• Are the proposed materials for the Whistlestop/Eden Housing building compatible/in contrast
with the adjacent BioMarin R&D buildings.
2
Landscaping
• Is the proposed entry area/front porch landscaping consistent with adjacent uses and
appropriate for the project site.
• Are the proposed landscape materials appropriate for the site and consistent with the
surrounding downtown district.
BACKGROUND
Site Description & Setting:
The project site is comprised of a 133,099 sq. ft. parcel. The project site has four frontages: Third Street
to the north, Second Street to the south, Lindaro Street to the east, and Brooks Street to the west. It is
a relatively flat (<I% average cross -slope) and located within the Downtown Parking District. It was
formerly developed with two, 1 -2 -story office buildings and a vacant surface parking lot. The vacant
surface area is the result of a PG&E remediation process as required by the State Department of Toxic
`Substances Control (DTSC).
History:
BioMarin, a global biotechnology company, was founded in Marin County in 1997. In 2013, BioMarin
moved its headquarters to the San Rafael Corporate Center (SRCC), a campus of over 400,000 sq. ft.
on approximately 15.5 acres. In 2015, BioMarin completed construction of its first new research
laboratory building at 791 Lincoln Avenue. Currently, the SRCC has a height bonus of 24 -ft that allows
a maximum height of 78 -feet.
In 2015, BioMarin purchased the approximately three -acre 999 3rd Street property in downtown San
Rafael from PG&E. This site, located adjacent to SRCC, was once used by the historical Manufactured
Gas Plant (MGP) for support activities and is currently vacant and awaiting completion of environmental
remediation. Soil and groundwater onsite conditions containing polynuclear aromatic hydrocarbons
(PNAs) and volatile organic compounds (VOCs) have been remediated in accordance with the DTSC
and continue to be monitored. The remediation process, when completed, will allow for residential
development as proposed.
BioMarin is one of the largest and fastest growing employers in San Rafael and Marin County, and a
significant share of its workforce resides locally. BioMarin is planning for future space needs by
addressing San Rafael's goals of economic development, downtown vibrancy, affordable senior
housing, and transit -oriented development. Toward this end, BioMarin submitted a Pre -Application in
August of 2016. Following subsequent City comments, BioMarin modified its project by reducing the
requested total development square feet on 999 3rd Street as well as the height increase bonus.
Project History:
A Pre-Application/Conceptual Design Review application was reviewed by the Design Review Board at
a regular hearing on February 6, 2018 and again by the Planning Commission at a regular hearing on
February 27, 2018. In general, the Board and the Planning Commission were generally supportive of
the proposed project including the design aesthetics, the overall height, and intensity of use.
Comments were provided to Whistlestop/ Eden Housing requesting the project design meet the
requirements for front setbacks and suggested the proposal could include more height (and more units)
to compensate for meeting the front setback requirements. Comments regarding parking included
understanding the applicant's survey and existing conditions assessment. In general, the main
comments provided by the Commission during their review of the Conceptual application were
supportive of the project as a whole. The Commission was generally supportive of the proposed
entitlement requests and commented that staff would provide the appropriate mechanisms to allow the
proposals.
3
There are no written minutes from previous review meetings. However, actual video proceedings are
available. Video of the 2/6/2018 DRB meeting can be viewed atcit �ofsanrafael.org/meetings and
then navigating to the meeting date under archived meetings. Additional details are provided in the
Design Review Board review section below. Video of the 2/27/2018 Planning Commission meeting can
be seen by using the link above and navigating to the specific meeting under archived meetings. More
detailed summary of the conceptual review are provided below, in the Board and Commission review
sections.
In October 2018, the applicant submitted a formal application for the proposed development. The
formal application included modifications to the project to address the prior comments and feedback
received during the pre-application/conceptual review process, including increased height and
additional units for the housing project based on setbacks and stepbacks, increased site landscaping,
and new materials and colors for all components of the project.
On May 14, 2019, the Planning Commission conducted a study session on the formal application. In
general, the Planning Commission was once again generally supportive of the proposed project
including the requested General Plan and PD Zoning amendments, the design aesthetics, the overall
height, intensity of use, and proposed parking ratios.
PROJECT DESCRIPTION
The applicant, BioMarin, intends to develop the parcel to increase laboratory and research and
development space. The proposed buildings would satisfy the R&D and lab functionality for BioMarin in
conjunction with the existing SRCC campus to the south of the project site. Preliminary details of the
proposal are reflected in the project plans.
The initial applications that will be required would include:
• General Plan text and map amendment to: 1) Modify Exhibit 6 FAR Maps to a new blended
rate of 0.90 for SRCC site and the BioMarin portion of the 999 3rd St site, and 2) Amend
Exhibit 10 — Height Bonuses — to create a new 20 -ft. height bonus for this site;
• Planned Development Rezoning to create one contiguous PD District such that 999 3rd
Street would be included with the San Rafael Corporate Center campus (currently PD
1936), including specific parking standards for the entire campus, development standards
and land use allowances;
• Development Agreement to vest the approvals for an extended period of time;
• Major Environmental and Design Review Permit, for the new R&D building, senior
residential complex and other site and landscaping improvements;
• Use Permit to allow: 1) Residential uses in a commercial (2/3 MUE) zoning district; and 2)
Create a Master Use Permit for the proposed revisions to the San Rafael Corporate Center
Campus to address land uses, parking and other requirements. The reduction in on-site
parking, from 293 required parking spaces to 29 proposed parking spaces on site with a
campus wide "blended" ratio.
® A Sign Program to approve all new on-site signage.
The proposed project would be constructed by two different entities in different phases, but will be
entitled as one contiguous development site and includes the following:
• Expansion of the existing Planned Development (PD) zoning designation that applies to the
SRCC to encompass the 999 3rd St. property. Within the expanded PD, BioMarin is requesting a
General Plan amendment to allow for a new FAR/development intensity to govern the entire
SRCC as one project site.
• 15,000 sq. ft. of the 999 3rd Street property will be allocated to Whistlestop/Eden Housing project
in the northwest corner of the subject property for development of a senior center and senior
affordable housing in a six -story building which includes a Healthy Aging Campus on the first
and second floors (approx.18,000 sf) and 67 affordable residential units on the third through
sixth floors.
The remaining 118,099 sq. ft. of the site will be developed as an extension of the BioMarin
campus that is currently located at the SRCC. BioMarin proposes to develop a total of
approximately 207,000 sq. ft. of research and development (R&D) laboratories and office space
(split about equally between the two uses) in two four-story buildings. The ground floor will also
house amenities to support the BioMarin campus, which may include: lobbies, an auditorium,
conference rooms, a small cafe, and dining space. A useable roof top deck (above the ground
floor between the two buildings) is proposed for employee use as noted in the concept drawing
package.
® As part of the amended SRCC PD, BioMarin is requesting a height bonus of 20 -ft (above the
54 -ft maximum) for the 999 3 I Street property to allow construction of research laboratory
buildings. As laboratory buildings require additional floor to floor space to support the required
infrastructure, BioMarin is seeking the minimum required additional height for this development.
BioMarin is requesting the height bonus pursuant to the provision of senior housing, a privately -
owned public plaza (5,000 sq. ft. or more in size), a community facility (e.g. senior center,
10,000 sq. ft. or more in size), pedestrian crossing safety improvements at adjacent
intersections, and the donation of funds for development of bike lanes in accordance with
Section 14.16.190 of the Zoning Ordinance.
• The Whistlestop/Eden Housing portion of the project would include a requested 4 -ft height
increase as a concession consistent with the State Density Bonus Law.
• The Whistlestop/Eden Housing project is requesting two concessions under the State Density
Bonus law pursuant to providing at least 30% affordable housing. The project requests the
following three concessions:
o Increased Density bonus to allow up to 67 units;
o Increased height from allowed 66' to 70'.
• Whistlestop/Eden Housing is proposing no on-site parking for residents of the senior housing
portion of the development. Pursuant to California Government Code Section 65915 (e)(1) and
(2), the request to reduce on-site parking to one space is an additional development standard
reduction.
• Overall site parking at ratios appropriate to the proposed uses. Parking ratios for specific uses,
such as R&D laboratories, are not specified in the Zoning Ordinance. Proposed parking ratios
will be based on industry standards and utilization surveys and evaluated through the PD
rezoning and Use Permit.
New BioMarin R&D Buildings:
Use: BioMarin proposes two 70 -foot tall four-story research and development buildings connected by a
common ground floor "amenity" space with rooftop garden/open area. Each R&D building would
include a combined office/laboratory spaces on the ground floor with three stories of laboratory spaces
above.
Site Plan: The proposed project would provide a setback and green space along Lindaro Street to
enhance pedestrian experience and strengthen the entry to the site. A visitor drop-off and parking area
5
at the corner of 2nd and Lindaro Street is designed to provide a clear entry to the BioMarin buildings.
An architectural cantilever feature for the north R&D building at the corner of Lindaro and Third Street
would create a "Front Porch" of open space for employees and the public. This open area, adjacent to
proposed retail space, is designed to connect the site to downtown and activate 3rd Street. The North
BioMarin building would include upper floor setback to provide natural light and separation for residents
of the senior housing. Both buildings would be setback from 2nd and 3rd Streets to enhance pedestrian
experience and provide a landscaped street edge. A proposed rooftop deck between the two R&D
buildings (above the first floor) would be used for employee gatherings and daytime activities including
seating for eating periods. The R&D buildings would be oriented with the long east/west axis of the
project site to maximize energy savings.
Architecture: The design of the building emphasizes corner and cantilever elements that frame the site.
The design intent is to create a state-of-the-art research and development facility in the heart of San
Rafael office district. Buildings would be clad with glass, with white metals mullions and screens, to
maximize natural light and views outward from the site. Window overhangs on south facades would
create shading over windows and glass areas. An architectural "shading skin" would be proposed on
east and west facades to protect these areas from heat gain.
The proposed buildings are located within the 2/3 MUE District and has a mandated building height limit
of 54 -ft for the primary structure as measured by 1997 UBC standards. The preliminary design requires
17 -ft floor to floor to accommodate the specific needs of laboratory infrastructure required for life
science laboratories. The proposed buildings include four floors of 17 -ft ceiling heights for a nominally
69 -ft maximum height. Therefore, the proposed design is requesting a height extension of 20 -ft to a
maximum of 74 -ft. Per the UBC standards for height calculation, the maximum height above lowest
grade (at the northeast corner of the site) is approximately 72 -ft as measured from the sidewalk to the
top of the roof overhang above the "front porch" public plaza. Additional architectural features including
mechanical enclosures and towers are designed to extend above the 74 -ft height limit. This additional
height is not counted in the requested height bonus. Rooftop equipment would be screened according
to City of San Rafael requirements.
Landscaping: The BioMarin landscape plan would introduce new landscaping site features, paving,
ground covers, and trees for continuity throughout the project site. The plant palette consists of trees,
shrubs, ground covers, grasses and perennials that conform to Marin Municipal Water District
requirements, the California water efficient landscape ordinance (WELO) and Marin County Storm
Water Pollution Prevention Plan (MCSTOPPP) practices. Bioretention areas are proposed in pedestrian
areas in the Lindaro Street plaza. The tree palette is intended to show continuity with street and shade
trees consistent with the SRCC campus development and include Redwood, Coast live oak, London
plane, Crape myrtle, and Maple tree varietals.
Lighting: The lighting plan included in the application details specific light fixtures for wayfinding and
security purposes. Light fixtures would be required to comply with San Rafael standards for nighttime
glare. The photometric study regarding light exposure was included in the formal application plan set.
Parkin.g: The R&D buildings are proposed to be constructed in two phases. After completion of Building
"A", BioMarin would provide approximately 78 parking spaces at the south side of the project site. After
completion of Building B in Phase ll, the project would include 29 spaces located in the southwest and
southeast corners of the site. The Project is within the downtown business parking district which
exempts parking requirements for the first 1.0 FAR. Per the San Rafael Municipal Code Section
14.18.040, parking requirements for laboratory uses are not specifically listed. Assuming general office
use for the project site, the proposed project would require a 3.3/1000 (3.3 auto spaces to 1,000 square
feet of occupied space) requirement for general office. The BioMarin portion of the project would entail
207,000 sq.ft. of total R&D/lab space, but with the 1.0 FAR reduction for the Downton Parking District,
would be required to provide parking for 88,901 sq. ft.
C.1
Lot Size
Project Size
1.0 FAR Exemption
Total Site: 133,099 sq. ft.
225,000 (18,000 sq. ft. for
225,000 sq. ft. -133,099 sq. ft. (1.0
Whistlestop; 207,000 for BioMarin)
FAR) = 91,901 sq. ft.
BioMarin Portion: 118,099 sq. ft.
207,000 sq. ft. (BioMarin)
207,000 sq. ft. - 118,099 (sq. ft. 1.0
(minus 15K sq ft for Whistlestop)
Lab
FAR) = 88,901 sq. ft.
Whistlestop Portion: 15,000 sq. ft.
18,000 sq. ft. (Whistiestop/Eden)
18,000 sq. ft. - 15,000 sq. ft. (1.0
FAR) = 3,000 sq. ft.
As such, the proposed R&D buildings would require approximately 293 surface parking spaces.
However, BioMarin is presenting a ratio based on evaluation of the existing and proposed uses that
would "blend" the parking requirements for the entire SRCC and project site. For example, laboratory
spaces tend to be used by on-site staff who also have office space. BioMarin is requesting that these
spaces should not be double -counted pursuant to the San Rafael Municipal Code requirements. To
ensure no double counting of parking needs while offering an overall conservative amount of parking,
BioMarin proposes the following parking ratios for each building type:
• Office: 3.0 spaces per 1,000 gross sf
• R&D Labs: 1.5 space per 1,000 gross sf
• Amenities: 1.0 space per 1,000 gross sf
Per the applicant's project description, and based on the blended parking ratio request, the following
table documents the proposed parking for the project site and the SRCC.
Table 9: Proposed Parking for Expanded PD, Full Build -out of BioMarin Campus
The SRCC at full build -out, would be owned and operated by one tenant, BioMarin. The City has
requested a contingency plan based upon sale (and potential different types of users or multi -tenant
7
Building Square Footage (gso
Parking
Item
Office
Lab Amenities
Total
Office
Lab
Amenities
Total
Parking Proposed (per 1,000 gsf)
3.0
1.5
1.0
Required Parking
Existing Buildings
750 Lindaro Street (Building A)
82,842
5,000
87,842
248
-
5
253
781 Lincoln Avenue (Building B)
71,039
-
71,039
213
-
213
770 Lindaro Street (Building C)
78,360
5,000
83,360
235
5
240
790 Lindaro Street (Building D)
71,919
-
71,919
216
-
216
791 Lincoln Avenue (Building E)
-
86,540
86,540
-
130
130
Future Development
755 Lindaro Street
72,396
-
72,396
217
-
-
217
999 3rd Street (Building A)
77,000
- 33,000
1 10,000
231
33
264
999 3rd Street (Building B)
-
97,000
97,000
-
146
146
Subtotal
453,556
183,540 43,000
680,096
1,360
276
43
1,679
9993rd Street ParkingExemptioni
(43,697)
(55,507) (18,896)
(118,099)
(131)
(83)
(19)
(233)
Total Required Parking
409,859
128,033 24,104
561,996
1,229
193
24
1,446
Parking Supply2
Existing Parking
1,346
755 Lindaro Surface Lot'
(68)
788 Lincoln Garage (Phase 11)
256
788 Lincoln Surface Lot
26
999 3rd Street Surface Lot4
29
Total Parking Supply
1,589
Parking Surplus
143
Notes:
I. Downtown Parking District exempts first
1.0 FAR from parking requirements,
See Table 10 for details on calculation.
2. For calculations of existing parking supply,
see Table 6.
3. As a result of the construction of the office building at 755 Lindaro, existing parking is reduced by 68 spaces,
leaving 185 surface
lot parking spaces.
4. After construction of Building B on 999 3rd
Street, surface parking is reduced from 75 spaces to 29 spaces.
The SRCC at full build -out, would be owned and operated by one tenant, BioMarin. The City has
requested a contingency plan based upon sale (and potential different types of users or multi -tenant
7
uses) of all parcels. As such, the applicant has proposed the following language that could be included
as a condition of the overall project approvals (and part of the development agreement):
BioMarin will incorporate the following provisions into an enforceable deed for the project site:
Changes in tenancy or use, expansion of use(s), or expansion of floor area that create a parking
demand that is more than five (5) percent greater than the number of required parking spaces
approved under PD permit (# to be added) shall provide additional automobile parking, bicycle
parking, and loading space as required by the San Rafael Municipal Code and/or demonstrate
to the satisfaction of the City that an enhanced Transportation Demand Management Program
will meet the increased parking demand. Existing parking shall be maintained but may be
replaced in a reconstructed parking facility. A change in occupancy is not considered a change
in use if the parking demand of the new occupant is essentially the same as that for the
occupant approved with PD permit amendment (# to be inserted).
As proposed, the sale or expansion of existing uses would be required to show adequate parking
supply, consistent with the standards at the time of future proposal, and prior to entitlement approvals.
Whistlestop Senior Center / Eden Housing Senior Housing
Use: A six -story senior center and affordable senior housing is proposed on the northwest portion of
the subject property. The proposed use includes 12 total parking spaces (ground floor within the
footprint). Whistlestop, in partnership with Eden Housing, is proposing a new facility that will include 67
units of onsite affordable senior housing to complement the on-site Healthy Aging Campus.
Site Plan: The proposed building footprint would utilize the entire 15,000 sq. ft. allotment for the
Whistlestop project provided on the subject property. The approximately 18,000 sq. ft. area on the first
and second floors for Whistlestop's adult service program includes meeting rooms, classrooms, and
service offices within a contemporary facility. There are 11 parking spaces for the Whistlestop facility
with a single parking space for the resident manager; the senior housing is proposed as a car -free
community and no parking spaces are included. Internal vehicle and van circulation would access the
parking/drop-off area via the south entrance off Brooks Street. Cars would circulate counterclockwise
and exit the parking area onto Brooks Street via the north exit.
The proposed affordable housing is located on the third through sixth floors and provides low, very low
and extremely low-income units for seniors, aged 62 and older and who earn less than 60% of the Area
Median Income. The housing, which will be a mix of one bedroom and studio apartments, will also
include high quality amenities such as a community room, residential courtyard for gatherings and
gardening, a computer center and exercise room, central laundry facility and furnished lobbies for
casual social interaction and an on-site resident manager.
Architecture: The building's design is a contemporary/traditional building form of base/middle/top. The
building's two-story base will be a solid form and material, with commercial storefronts on the ground
floor, with decorative grilles that allow the parking garage to be well lit and ventilated. There will be
similar larger windows for classrooms offices on the main Whistlestop floor. There will be a more
vertically proportioned and scaled middle for the four residential stories; with the corner mass
highlighted by a change in material and accented by a trellis or framing element which adds a top and
visual importance to the buildings corner. The maximum height of the building is 70 -ft which is 4 -ft
taller than the allowed maximum for a 2/3 MUE district. As such, Whistlestop/Eden Housing is
requesting an additional concession under the State Density Bonus Law (Govt. Code § 65915(d)(2)) to
achieve the maximum proposed height.
The accented entrance and lobby created by an arcaded walk allows for a ramp to ease the walk to the
raised floor elevation above the areas flood plain. The lobby has a glassy storefront entry which
extends through each floor of the building providing a sunlit lobby as one walks up the stairs to the
Whistlestop Center or walks out of the elevator to the residences above. The building will be designed
to meet GreenPoint Rated or LEED standards of sustainability, with reduced energy and water use.
Density Bonus Concessions: Whistlestop/Eden Housing is requesting approval of 67 housing units,
equivalent to approximately 224 square feet of lot area per dwelling unit for the 15,000 -square foot -
portion of the 999 3rd Street development site. Pursuant to Govt. Code Section 65915(f), a "base" 35
percent density bonus may be applied to the allowed maximum residential density, resulting in "base"
total of 34 units. To reach the 67 units proposed for this building, a concession under the State's
Density Bonus Law is also requested. Since 100% of the units will be for low-income seniors, the
project qualifies for three concessions (Govt. Code § 65915(d)(2); SRMC, Table 14.16.030-1).
Consistent with the San Rafael Municipal Code, Whistlestop and Eden Housing submitted a project pro
forma that demonstrates that the concessions will result in identifiable and actual cost reductions for the
project, including construction and operating costs (SRMC, § 14.16.030(H)(3)(b)(v)). Whistlestop/Eden
Housing is also requesting the use of two concessions to build at the proposed density and height.
Landscaping: The landscape plan would introduce new landscaping site features, paving, ground
covers, and trees for continuity with the BioMarin portion of the project site. The plant palette consists of
trees, shrubs, ground covers, and climbing vines that conform to Marin Municipal Water District
requirements, the California water efficient landscape ordinance (WELD) and Marin County Storm
Water Pollution Prevention Plan (MCSTOPPP) practices. Bioretention areas are proposed in the front
setback along 3rd Street. An approximate 1,500 sq. ft courtyard at the third floor provides outside open
space for the residential units. Rooftop patios include landscaped planters and shade trellises.
Lighting: The lighting plan included in the application does not specify light fixtures on the 31 Street side
of the project, but light fixtures would be required to comply with San Rafael standards for nighttime
glare. A photometric study regarding bight exposure was included in the formal application plan set for
the BioMarin portions of the site.
Parking: The proposed project includes 11 ground level spaces for users of the senior center on the
first and second floor. Per the parking requirement, the Whistlestop senior center would be required to
provide 10 spaces (18,000— 15,000 (1.0 FAR) = 3,000 sq. ft.). One space would be allocated for the
on-site residential manager's unit. As noted above, pursuant to Gov't Code 69515 (e)(1) and (2),
Whistlestop is requesting a waiver/reduction of an additional development standard specific for senior
residential parking requirements. The proposed project is thus requesting a waiver under the State
Density Bonus Law to reduce the required parking to one space for the on-site residential manager and
no spaces for the residential units.
ANALYSIS
The purpose of formal application review is to evaluate the project architecture, design, landscaping
and site improvements for consistency with the City's adopted design -related policies. Staff has
reviewed the project and offers some feedback and questions for the Board. The proposed design is
evaluated in the report, followed by a general analysis of the project's consistency with the General
Plan, Zoning Ordinance and Design Guidelines.
BioMarin R&D Buildings
The proposed building design, although atypical to other BioMarin/SRCC campus buildings, is similar in
bulk and mass to existing SRCC buildings and would be similar in height to the tallest SRCC building
(73 -ft). Although the proposed building has dissimilar design elements to other SRCC buildings, the
new design aesthetic presents a separate and distinct architectural element for the 2nd/3rd Street
corridor of downtown San Rafael. Staff requests that the Board comment on the following:
Site Plan
A
• Is the proposed site plan configuration consistent with the surrounding district.
• Are the proposed buildings located appropriately on the site.
• Is the proposed public "front porch" area appropriate for the location and site.
Architecture
• Are the proposed R&D buildings appropriately designed for the subject property and
neighboring uses.
• Is the massing and articulation adequate for the site and its surrounding.
Materials and Colors
• Are the proposed materials and colors consistent with the surrounding district.
• Are the proposed materials compatible/in contrast with other BioMarin facilities.
Landscaping
• Is the proposed entry area/front porch landscaping consistent with adjacent uses and
appropriate for the project site.
• Are the proposed landscape materials appropriate for the site and consistent with the
surrounding downtown district.
Whistlestop / Eden Housing
The Whistlestop/Eden Housing component of the proposed project is generally consistent with building
design for projects in the 2/3 MU District. The proposal includes 100% affordable housing and thus
qualifies for special concessions pursuant to the State Density Bonus. As such, concessions specific to
density, height, and parking are automatically granted. Staff requests that the Board comment on the
following:
Architecture
• Is the proposed Whistlestop/Eden Housing design concept consistent with the subject property
and neighboring uses, including the BioMarin R&D buildings.
• Is the massing and articulation adequate for the site and its surrounding.
Materials and Colors
• Are the proposed materials and colors consistent with the surrounding district.
• Are the proposed materials compatible/in contrast with the adjacent BioMarin R&D buildings.
Landscaping
• Is the proposed landscaping plan and materials consistent with the BioMarin portion of the site
and the surrounding downtown district.
General Plan 2020 Consistency:
The General Plan land use designation for the project site is Second/Third Street Mixed Use (2/3 MU).
The 2/3 MU designation allows office and office -support service uses, and residential as part of mixed-
use development. The proposed senior residential use, with the senior center as an office -support
service, would therefore be consistent with Land Use Policy LU -23 (Land Use Map and Categories).
Recent BioMarin projects at the SRCC classified laboratory uses as research and development and
included it as part of the master Use Permit for the entire SRCC campus. As discussed below,
laboratory uses are conditionally allowed in the 2/3 MU Zoning District, so this use is consistent with the
current zoning.
However, to accommodate the proposed FAR, parking, and height, the applicant has applied for a
General Plan Amendment, Planned Development (PD) Rezoning and a Zoning Amendment to allow for
the use on the subject property.
10
BioMarin
As proposed, the BioMarin portion of the project would not be in accordance with Land Use Policy LU -
13 (Height Bonuses) with the granting of a concession under the State Density Bonus law as it
technically does not include housing within the R&D buildings. Furthermore, the proposed height
increase is greater than the allowed 12 -ft height bonus currently allowed by the General Plan.
Staff has determined that a General Plan Map and Text Amendment is required to allow for the greater
height. The applicant has requested an amendment to the list of height bonuses that would establish a
new maximum height bonus of 20 -ft for this site, plus a text provision that would allow for the height
bonus. This provision would be the fact that BioMarin is providing a development space for the
Whistlestop/Eden Housing project and serving a public benefit though facilitating the relocation of
Whistlestop in addition to other public benefits for open space and pedestrian amenities.
Furthermore, in order to allow for the proposed FAR for this site, an additional General Plan
Amendment would be required to change the maximum FAR to accommodate the total development.
The proposed amendment would create a new maximum `blended' FAR of 0.90 FAR for this site and
the main SRCC campus, reducing the max FAR on this site from 1.5 to 0.90 and increasing the FAR on
the current SRCC campus from 0.75 to 0.90. The proposed amendment to the FAR map would
decrease the maximum FAR for the 999 3rd St site from 1.5 to 0.90 and increase the maximum FAR on
the main SRCC campus from 0.75 to 0.90. The rationale behind the increased FAR is that BioMarin is
facilitating the relocation of Whistlestop and giving up a portion of their site to accommodate the
Whistlestop project
Whistlestop
The proposed Whistlestop portion of the project would also not be in accordance with Land Use Policy
LU -13 (Height Bonuses), however, the Whistlestop portion of the project can achieve height with the
granting of a concession under the State Density Bonus law. This project also would be in accordance
with Housing Policy H-18 (Inclusionary Housing Requirements) by providing 100% affordable housing
units or 67 units.
Project Site
Staff requests the Board's guidance in evaluating the project (as a whole) for consistency with the
following design -related General Plan Policies:
® Housing Policy H-2 (Design That Fits into the Neighborhood Context) seeks to design new
housing, remodels and additions to be compatible to the surrounding neighborhood. New
housing development should incorporate transitions in height and setbacks from adjacent
properties to respect adjacent development character and privacy. New housing development
should respect existing landforms and minimize effects on adjacent properties.
Neighborhoods Policy NH -40 (Second Third Mixed Use District) encourages the
redevelopment of the project site with a mix of uses, including residential that would also extend
the uses of the SRCC. New buildings design should:
Auto -oriented uses. Allow a vital, varied and compatible mix of offices, retail uses, and
residential uses, where appropriate. Uses usually accessed by car should be
concentrated along the west end of Second Street to take advantage of the high traffic
volumes.
Enhance pedestrian character. Enhance the pedestrian character of the A and B cross
streets by encouraging a variety of uses, including neighborhood serving and specialty
retail uses, and residential uses.
PG&E office building site. This site offers a major redevelopment opportunity as an
infill site that could accommodate a mix of land uses, including residential if feasible, that
11
would take advantage of the site's high visibility from Second and Third Streets, extend
the uses on the San Rafael Corporate Center, or provide patrons for the Fourth Street
Retail Core.
the components of the pr Make Second and Third Streets a very attractive, safe and
efficient transportation corridor that allows smooth travel through Downtown, provides
easy access to the Fourth Street Core via the cross streets and is safe to walk along and
cross.
Neighborhoods Policy NH -41 (Second Third Mixed Use District Design Considerations)
encourages an inviting appearance to people travelling Second and Third Streets. New
buildings design should:
• Inviting appearance with attractive, creative and varied architecture
• Enhance Pedestrian character by encouraging a variety of uses
• Varying heights up to four stories
• Community Design Policy CD -1 (City Image) seeks to reinforce the City's positive and
distinctive image by recognizing the natural features of the City, protecting historic resources,
and by strengthening the positive qualities of the City's focal points, gateways, corridors and
neighborhoods.
• CD -5 (Views) seeks to respect and enhance to the greatest extent possible, views of the Bay
and its islands, Bay wetlands, St. Raphael's church bell tower, Canalfront, marinas, Mt.
Tamalpais, Marin Civic Center and hills and ridgelines from public streets, parks and publicly
accessible pathways.
• CD -11 (Multifamily Design Guidelines) recognizes preserves and enhances the design
elements that ensure multifamily housing is visually and functionally compatible with other
buildings in the neighborhood. Develop design guidelines to ensure that new development fits
within and improves the character defining elements of neighborhoods.
• CD -14 (Recreational Areas) requires multifamily development to provide private outdoor areas
and on-site common spaces for low and medium densities. For high density and mixed-use
development, private and/or common outdoor areas are encouraged. Common spaces may
include recreation facilities, gathering spaces, and site amenities such as picnicking and play
areas.
6 CD -18 (Landscaping) recognizes landscaping as a significant component of all site design.
Staff finds the proposed project design would be consistent with Neighborhoods Policy NH -40 and 41
Second Third Mixed Use District and Design Considerations, given that the unique architectural design
provides an interesting development in a transitional area of Downtown San Rafael. Staff finds the
project would generally be in accordance with Community Design Policy CD -5 (Views), which seeks to
"respect and enhance to the greatest extent possible", views of St. Raphael's church bell tower, Mt.
Tamalpais, and hills and ridgelines from public streets, parks and publicly accessible pathways. The
project would include replacing existing 1- and 2 -story buildings on the site with two 4 -story, 72 -ft
buildings and one 6 -story, 70 -ft building. Further understanding of project design such that there would
be negligible impacts to public views of hills, ridgelines or St. Raphael's church bell tower is being
evaluated through the environmental review process consistent with CEQA. The combined proposal
includes a comprehensive landscaping plan that connects all aspects of the project site including shade
trees along pedestrian sidewalks and proposed parking areas.
Zoning Ordinance Consistency:
12
Chapter 5 — Commercial and Office Districts
The project site is located within the Second/Third St. Mixed Use East (2/3 MUE) District, a Downtown
zoning district. The proposed project will require consistency with the property development standards
for the 2/3 MUE District, including maximum density (600 sq. ft. of lot area/unit), building height (54 -ft +
12 -ft height bonus) and parking requirements (0.75 spaces / unit). Those property development
standards applicable to the project are identified in the Property Facts summary above. Overall, the site
would be developed with many uses, including a senior center, general office and research and
development uses.
BioMarin
As proposed, the applicant is requesting to rezone the BioMarin portion of the site to Planned
Development and combine it with the current Planned Development District for the SRCC campus and
that the Whistlestop portion would remain under the conventional zoning of 2/3 MUE District.
Whistlestop
As designed, the Whistlestop portion of project would comply with the maximum density and height
standards for the 2/3 MUE District with a 12 -ft height bonus and concessions under the State Density
Bonus law for a height bonus and a density bonus above the 35% allowed and as allowed per SRMC
Section 14.16.030(H)(2). (see discussion below).
The project would be consistent with Section 14.05.022 of the Zoning Ordinance, which allows
residential uses in the 2/3 MUE District as part of mixed-use projects.
Chapter 16 — Site and Use Regulations
Whistlestop
Affordable Housing and Density Bonus Requirement
Pursuant to Section 14.16.030 (Affordable Housing Requirements) of the Zoning Ordinance, projects
proposing 21 or more housing units are required to provide 20% of the proposed units as `affordable'
housing units. Assuming the base density for the Whistlestop site (15,000 sq. ft. lot/600 sq. ft. density
standard), the project is allowed 25 units. The project proposes all 67 units as affordable and is
therefore eligible for a 35% density bonus (or 8.75, rounded up to 9, bonus units). That would make the
total of 34 units. However, SRMC Section 14.16.030(H)(2) allows the City the ability to grant a greater
density than allowed under the State Density Bonus if a project includes more affordability than the
minimum required. This affordability will allow the project to seek the maximum allowable density
bonus, plus the additional concession and density bonus (168% or 42 units) and a concession for an
additional 4 -ft height bonus under the State Density Bonus law. The applicant provided a financial pro
forma demonstrating that the additional density bonus results in "identifiable, financially sufficient and
actual cost reductions" (underline added) to the project. This concession requesting a density bonus
above the maximum allowed under the State Density Bonus law is discretionary, allows staff to hire a
consulting economist for peer review (at the applicant's cost) and requires City Council review and
approval.
Chapter 17 — Performance Standards
Pursuant to Section 14.17.100 (Residential Uses in Commercial Districts) of the Zoning Ordinance, Use
Permit approval is required to allow residential uses in commercial zoning districts, which is subject to
performance standards.
Chapter 18 — Parkino Standards
BioMarin
BioMarin is requesting that the proposed project could be incorporated as part of the SRCC campus
and PD 1936. The PD zoning allows flexibility to create unique zoning standards, such as parking, for
large, multi -use or campus properties such as the project. The current PD establishes a parking ratio
13
required for all uses at 3.25/1,000. BioMarin has recently received approvals for a parking structure
extension at 788 Lincoln Avenue which brought the total requirement for the SRCC to 1,561 campus -
wide stalls using the current 3.25/1,000 sq. ft parking standard. However, that design included the
approval of the laboratory/office building at 755 Lindaro Street (NLB II) for a total campus development
of 478,396 sq. ft. Therefore, the applicant is proposing to add the 118,099 sq. ft of 999 3 I Street to the
overall 676,923 sq. ft of the SRCC for a total land area of 795,022 sq. ft. The applicant has included a
project description in the application submittal proposing a new "blended" parking ratio of 3/1,000 gross
sf for general office spaces, 1.5/1,000 gross sf of laboratory space, and 1/1,000 gross sf for all
amenities (including gym, conference rooms, lobbies) that would be applied for all the entitled buildings
in the new SRCC PD. In the project description, the applicant has suggested that the proposed ratios
and current use patterns result in an overall existing surplus that will remain after full development of
the project. Staff is supportive of the appropriateness of the blended ratio, but the applicant will be
required to a contingency agreement should the project ownership change and/or result in multi -tenant
uses at the property.
Whistlestop
The Whistlestop portion of the project includes 12 total spaces, 11 spaces for the senior center, and
one space for the on-site residential manager. The City of San Rafael calculates parking requirement
based on FAR. The Whistlestop proposal includes 18,000 sq. ft for the senior center. Based on
requirements in the SRMC Section 12.18.040, the senior center would require 3.3 spaces / 1,000 sq. ft.
However, the project site is within the Downtown Parkin District which discounts 1.0 FAR (or 15,000 sq.
ft). Therefore, the Whistlestop project would be required to provide 10 total spaces. Pursuant to SRMC
Section 14.18.040, senior housing is required to provide 0.75 spaces per unit (or specified by use
permit) for a total of 40 spaces. However, the project is requesting a development standard concession
and a parking reduction as part of the formal application because residents of the senior housing will
not own cars and would not be active drivers. Furthermore, because the project is located in the
Downtown Parking District, visitor parking is adjacent at public lots and street parking is readily
available.
Chapter 22 — Use Permits
As discussed earlier in staff's report, the project will require Use Permit approval to allow: 1) Residential
uses in a commercial (2/3 MUE) zoning district; and 2) Parking Modification to allow: A) Reduction in
on-site parking, from 293 required parking spaces to 41 proposed parking spaces (29 for BioMarin, 12
for Whistlestop).
Chapter 25 — Environmental and Design Review Permit
This project would require Environmental and Design Review Permit approval by the Planning
Commission (Commission), given that; it proposes to construct two new R&D (office) buildings and a
new multifamily residential structure. However, the City Council will have final decision on the project,
based on the recommendations of both the Board and the Commission, due to the General Plan and
Zoning Amendments and the concessions requested (additional 42 -unit density bonus and 4 -ft height
bonus) under the State Density Bonus law.
The pertinent review criteria for Environmental and Design Review Permits, pursuant to Section
14.25.050 (Review Criteria; Environmental and Design Review Permits), are as follows:
Site Design. Proposed structures and site development should relate to the existing
development in the vicinity. The development should have good vehicular and pedestrian
circulation and access. Safe and convenient parking areas should be designed to provide easy
access to building entrances. The traffic capacity of adjoining streets must be considered. Major
views of the San Pablo Bay, wetlands, bay frontage, the Canal, Mt. Tamalpais and the hills
should be preserved and enhanced from public streets and public vantage points. In addition,
respect views of St. Raphael's Church up "A" Street.
14
Architecture. The project architecture should be harmoniously integrated in relation to the
architecture in the vicinity in terms of colors and materials, scale and building design. The
design should be sensitive to and compatible with historic and architecturally significant
buildings in the vicinity. Design elements and approaches which are encouraged include: a)
creation of interest in the building elevation; b) pedestrian -oriented design in appropriate
locations; c) energy-efficient design; d) provision of a sense of entry; e) variation in building
placement and height; and f) equal attention to design given to all facades in sensitive location.
Materials and colors. Exterior finishes should be consistent with the context of the surrounding
area. Color selection shall coordinate with the predominant colors and values of the surrounding
landscape and architecture. High-quality building materials are required. Natural materials and
colors in the earth tone and wood tone range are generally preferred. Concrete surfaces should
be colored, textured, sculptured, and/or patterned to serve design as well as a structural
function.
• Walls, Fences and Screening. Walls, fences and screening shall be used to screen parking and
loading areas, refuse collection areas and mechanical equipment from view. Screening of
mechanical equipment shall be designed as an integrated architectural component of the
building and the landscape. Utility meters and transformers shall be incorporated into the overall
project design.
• Landscape Design. Landscaping shall be designed as an integral enhancement of the site and
existing tree shall be preserved as much as possible. Water -conserving landscape design shall
be required. A landscaped berm around the perimeter of parking areas is encouraged. Smaller
scale, seasonal color street trees should be proposed along pedestrian -oriented streets while
high -canopy, traffic -tolerant trees should be proposed for primary vehicular circulation streets.
The review criteria for Environmental and Design Review Permits require that the proposed design
(architecture, form, scale, materials and color, etc.) of all new development `relate' to the predominant
design or `character -defining' design elements existing in the vicinity.
San Rafael Design Guidelines:
The San Rafael Design Guidelines (City Council Resolution No. 11667; adopted November 15, 2004)
strive to improve the design of all residential and non-residential development. Overall, staff has
reviewed the proposed project for compliance with the non-residential design guidelines and finds that
the project generally conforms to the Design Guidelines. Planning staff requests the Board's guidance
in evaluating the project for consistency with the following applicable Downtown Design Guidelines:
Second/Third and Environs
Second and Third Streets are to be attractive, landscaped major transportation corridors. While
increased pedestrian safety and comfort is desired on Second and Third, greater pedestrian use
of the cross streets is encouraged. The project site is located within the boundaries of the
Second/Third and Environs area of the Downtown, where the following specific design
guidelines apply:
• To provide visual interest, long and monotonous walls should be avoided.
• Building walls should be articulated;
• To create a boulevard effect along Second and Third Streets, varied landscape setbacks
are appropriate;
• Additional high -canopy, traffic -tolerant street trees are strongly encouraged;
• Where possible, residential buildings in this area should orient to the more pedestrian -
friendly side street; and
• Driveway cuts and widths should be minimized to prevent vehicular conflicts.
15
Downtown Vision.
• The proposed project should be consistent with as many of the applicable policies in the
adopted Our Vision of Downtown San Rafael; Second/Third Corridor Vision, including:
• Capitalize on the proximity to the freeway, Transportation Center and vitality of the
Lindaro District, in the area east of B Street with housing in mixed use projects with
ground -floor retail uses to support the needs of the residents and surrounding office
uses.
• Make Second and Third Street more attractive and safer for pedestrians by: A) Planting
for street trees; B) creating a visual buffer between pedestrians and the street; and C)
Reducing the number of driveways which interrupt sidewalks.
• Encourage safe and efficient auto transportation to and through the Downtown on
Second and Third Streets and respect the needs of pedestrians. Second and Third
Streets are the county access streets.
• Vary building heights and densities, concentrating the most intense development
towards the east, closest to the freeway and Transportation Center, including building
heights of two to five stories and higher densities east of B Street and heights of one to
three stories and lower densities west of B Street
The proposed project would be consistent with most of the applicable policies in the Downtown
Vision document.
DESIGN REVIEW BOARD - CONCEPTUAL REVIEW
As noted above, the Board previously reviewed this item as a Conceptual Design Review application at
their meeting of February 6, 2019. There are no written minutes from previous review meetings.
However, actual video proceedings can be seen at www.cityofsanrafael.or /meetinq§i The Board's
comments from this conceptual review were as follows:
BioMarin Portion of Site
• The contemporary architectural expression is well supported though the details on the shade
siding will be critical due to the minimal building articulation.
• The "porch" element is well supportive though the applicant should explore relocating it from the
Third St frontage to the Second St. frontage and stepping back the upper floors above the
"porch".
• General concern on the height of the buildings; overall building height calculations should
include the rooftop mechanical equipment and building height should not exceed the current
allowable 78' height limit.
• General concern that too much traffic movement was being funneled through Brooks St by both
BioMarin and Whistlestop projects and requested applicant explore improving or modifying
Brooks St. such as widening or one-way reconfiguration.
• General concern on the adequacy of the parking; parking details shall be provided during formal
application review.
• Sustainability details of project should be provided during formal application review; the
applicant is encouraged to include rooftop solar as part of the project.
• Street edge landscaping is well supported; the Landscape Plan should include large scale trees
to compliment the large-scale building designs.
Whistlestop Portion of Site
• Site design should include landscaped setbacks similar to those proposed by the BioMarin
portion of the site along both the 3rd and Brooks St frontages which may be offset by support for
one (1) additional floor to the project.
16
• Upper floors should `stepback'.
• Greater building articulation is needed.
• The applicant is encouraged to explore creating outdoor amenities space along the ground floor.
• Applicant is encouraged to explore reorienting the third floor "courtyard" from an east -facing to a
west -facing amenity.
• Scale of rooftop trellis feature should be enlarged to match the scale of the building, perhaps as
part of creating a rooftop amenity area for residents.
• General concern that too much traffic movement was being funneled through Brooks St by both
BioMarin and Whistlestop projects and requested applicant explore improving or modifying
Brooks St. such as widening or one-way reconfiguration.
At the Board meeting, PC Liaison Lubamersky provided the following additional comments:
• Pedestrian safety is important to project due to proximity to transit center and SMART station.
Show location of adjacent crosswalks connecting the project to these sites and proposed
improvements if needed.
• Would not want to see additional housing or floors at this site.
• Parking needs to be accounted for on site.
PLANNING COMMISSION STUDY SESSION
On May 14, 2019, the Planning Commission conducted a study session on the formal project
application. The purpose of the study session was to receive the Commission's comments on the major
policy and land use issues, such as height, bulk, FAR, parking and the General Plan amendment and
PD rezoning, to assist staff and the Board understand if the project was on the right track with their
application. In summary, the Commission was supportive of the project height increases, bulk, FAR
changes, and parking. They indicated that the upcoming Draft EIR may provide additional information
to consider as part of the project, but found that the land use and policies issues on the right track.
Video of the 5/14/19 Planning Commission meeting can be viewed at www.citvofsanrafael.o[g/meetings
and then clicking on the specific meeting date under archived meeting section.
REVIEW BY CITY STAFF FOR TECHNICAL AND CODE COMPLIANCE
In addition to the formal review, the project is currently being evaluated through the environmental
review process. The project has also been reviewed by the various City Departments on compliance
with technical code issues. The Fire Department and Department of Public Works, Traffic Engineering,
have reviewed the project design and on-site circulation and exiting requirements from all access points
and accessibility of fire equipment to all portions of the site. Public Works has reviewed ingress and
egress to the site as well as compliance with drainage and stormwater management requirements.
NEIGHBORHOOD CORRESPONDENCE
Notice of the hearing was posted on site and mailed to the surrounding residents and property owners
within 500 feet, as well as the Gerstle Park Neighborhood Association, Bret Harte HOA, Federation of
San Rafael Neighborhoods, Montecito Area Residents' Association and the Lincoln/San Rafael Hill
Neighborhood Association, 15 days prior to this Design Review Board meeting. At of the printing and
distribution of this staff report, no comments have been received on this noticing. Any comments
received after distribution of this staff report, will be separated to the Board under separate cover
17
CONCLUSION
Overall, staff finds that the project design is generally consistent with the overall design aesthetic of the
2/3 MUE district. The height and configuration of all the components of the proposed buildings are
similar to the overall appearance and scale of the San Rafael Corporate Center. The project is
proposing to exceed the allowable maximum height limit by four feet (4') and to `blend' FAR limits,
which are policy issues the Commission and Council will have to review and consider. The Commission
has weighed in and found the project on the right track. Proposed landscaping for the project is also
consistent with the overall landscape plan for the SRCC. As noted above, the Planning Commission
has reviewed the issues related to height, FAR, and parking, and has preliminarily acknowledged the
application can be approved pursuant to San Rafael General Plan and Zoning Ordinance consistency.
Staff requests that the Board provide their feedback on the Design approach, including the items raised
by staff in this report and included in the summary. Furthermore, the Board, in fulfilling its role of
providing professional design advice to the City, may have additional concerns, information requests,
and may provide any additional recommendations it deems appropriate for these Design Review
applications.
EXHIBITS
1. Vicinity/Location Map
2. Project Description: BioMarin Planned Development Expansion and Whistlestop Healthy Aging
Center and Affordable Senior Housing, December 6, 2018
3. General Plan Consistency Table
4. Review Criteria for Environmental and Design Review Permits
(19 "x 17" partial, color plans provided to the Board members only.)
Project plans can be viewed at www.citvofsanrafael..orq/999-3rd
cc: Shar Zamanpour, BioMarin (via email)
Susie Criscimagna, EDEN housing (via email)
Joe O'Hehir, Whistlestop (via email)
Tara Callahan, BioMarin (via email)
18
Project Description:
BioMarin Planned Development Expansion
including Whistlestop Healthy Aging Center
and Affordable Senior Housing
999 3rd Street San Rafael
EXHIBIT 2-1
December 6, 2018
Prepared by
ETT & BHATIA
t,irba;i and Regional Planner-,
BioMarin Planned Development Expansion
EXHIBIT 2-2
999 3rd Street Downtown San Rafael
Table of Contents
Summary ........................................................................................................................ I
1. Introduction............................................................................................................3
2. BioMarin Properties and Holdings......................................................................3
Existing and Approved Development.....................................................................................................3
3. Proposed Development on 999 3rd Street........................................................7
BioMarinCampus Expansion....................................................................................................................8
Healthy Aging Center and Affordable Senior Housing................................................................... 10
Consistencywith City Goals................................................................................................................. 13
4. Proposed Land Use and Development Standards ......................................... 13
BioMarin Campus Expansion................................................................................................................. 13
Healthy Aging Center and Affordable Senior Housing................................................................... 27
S. Conclusion.............................................................................................................3®
Appendix A: Parking Requirements in Peer Cities ............................................. 32
EXHIBIT 2-3
BioMarin Planned Development Expansion
This page intentionally left blank.
EXHIBIT 2-4
Summary
BioMarin, a global biotechnology company focused on developing treatments for rare diseases, was
founded in Marin County in 1997. In 2013 BioMarin moved its headquarters to the San Rafael
Corporate Center (SRCC), a Downtown campus of over 400,000 square feet on approximately 15.54
acres. In 2015, BioMarin completed construction of its first new research laboratory building at 791
Lincoln Avenue. BioMarin subsequently received entitlements to build a new office building at 755
Lindaro Street and to expand its parking structure at 788 Lincoln Street, for which construction has
not yet commenced.
Recently, BioMarin purchased the approximately three -acre 999 3rd Street property in Downtown
San Rafael from PG&E. The project site, located adjacent to the SRCC, is currently a vacant
brownfield site undergoing environmental remediation. BioMarin proposes to develop this property
as an extension of its SRCC campus to meet the growing need for additional research and
development (R&D) laboratories and offices and to support the needs of the broader San Rafael
community. To this end, in connection with the project described here, BioMarin will donate a
portion of the property to Whistlestop/Eden Housing' for development of affordable senior housing
and a healthy aging center.
The proposed BioMarin mixed-use development project on 999 3rd Street in Downtown San Rafael
consists of 207,000 square feet, including R&D laboratories, offices, and commercial uses, as well as
amenities consisting of retail space and a landscaped plaza accessible to the public. In addition to the
BioMarin expansion of the SRCC, the Whistlestop/Eden Housing portion of the project consists of
an 18,000 -square -foot healthy aging center and 67 units of affordable housing for seniors. As one of
the largest and fastest growing employers in San Rafael and Marin County, with a significant share
of its workforce residing locally, BioMarin envisions a project that can support San Rafael's goals of
economic development, downtown vibrancy, affordable senior housing, and transit -oriented
development. Additionally, the proposed project advances the City's goals and policies for
Downtown set in the General Plan (as amended).
Founded in 1954, Whistlestop's mission is to ensure that every adult has the opportunity to age with
independence, dignity, and grace. Whistlestop provides a comprehensive hub of human needs
services for older adults and individuals with disabilities in Marin County. These services include
special needs transportation, nutrition, preventive healthcare, job training, classes and activities,
multicultural outreach and assistance, and a comprehensive information and referral help desk.
Eden Housing is a non-profit organization founded in 1968 by a group of community activists with
the specific intent of creating and preserving affordable housing for low-income individuals and
families. Since then, Eden Housing's mission has grown to include community revitalization through
' Pursuant to a memorandum of understanding (MOU) between BioMarin, Whistlestop, and Eden Housing, upon the
grant of approval of all necessary public agencies' approvals and entitlements, Whistlestop and BioMarin will enter into
a bargain sale exchange and donation agreement to exchange a Whistlestop property with a portion of BioMarin's 999
3rd Street property. As these properties have disparate fair market values (FMV), with the portion of 999 3rd Street
valued at $1,210,000 more than the Whistlestop property, BioMarin will contribute the difference of the FMV to
Whistlestop as a charitable donation. In addition, BioMarin will not take control or possession of the Whistlestop
property until three years after the exchange, as BioMarin has promised to lease back the Whisdestop property to
Whistlestop for $1 per year for three years.
EXHIBIT 2-5
BioMarin Planned Development Expansion
an array of affordable housing development and management activities, as well as providing
supportive services to help residents thrive. Together, Whistlestop and Eden Housing seek to build a
new Healthy Aging Center coupled with affordable housing for seniors.
In their project application, BioMarin, Whistlestop, and Eden Housing seek:
• Expansion of the existing Planned Development (PD) zoning designation that applies to the
SRCC to encompass the BioMarin portion of the 999 3rd Street property.
• General Plan Amendments to: 1) modify the maximum intensity of nonresidential
development and assigned floor area ratios (FARs), reducing the FAR of the 999 3rd Street
site from 1.5 to 0.9 and increasing the FAR of the SRCC to 0.9, with 0.9 as a blended ratio
across the expanded PD; 2) allow for the use of blended FAR for Downtown PDs under single
ownership or unified control, consistent with current General Plan Policy LU -9.b.2 which
allows for a transfer of FAR among Downtown project sites; and 3) establish a height bonus
for the 999 3rd Street site in exchange for BioMarin providing specified amenities and
community benefits.
• Approval of parking ratios appropriate to the proposed uses, considering the overall needs
of the SRCC and the effectiveness of BioMarin's Transportation Demand Management
(TDM) Program, which would be expanded to apply to the entire BioMarin campus in San
Rafael, including the 999 3rd Street site. BioMarin's application also includes a contingency
plan that addresses future scenarios in case of a change in tenancy or ownership that results
in a greater parking demand than assumed for this project.
• Approval of a mixed-use building for Whistlestop/Eden Housing with additional residential
density and height, and reduced landscaping and parking via application of the State's
Density Bonus Law and in accordance with Section 14.16.190 of the City's Zoning
Ordinance.
Although the Expansion of the PD alone is sufficient to give the City of San Rafael the flexibility to
allow the necessary height increase, blended FAR, and adjusted parking ratios for the proposed
project, BioMarin's proposal also provides the following significant public benefits:
• Donation of a portion of the property, valued at $1.2 million, for the development of a
healthy aging center and affordable senior housing;
• 3,500 square feet of retail space and 6,000 square feet of landscaped plaza open to the public
during daytime hours at the corner of 3rd and Lindaro streets;
• Donation of funds for the development of a bike lane on Lindaro Street from 3rd Street to
Anderson Drive; and
• Donation of funds to enhance pedestrian safety with improved sidewalks and crosswalk
design at the corner of Lindaro and 2nd streets, as well as 3rd Street and Lootens Place.
2
EXHIBIT 2-6
999 3rd Street Downtown San Rafael
1. Introduction
BioMarin, a global biotechnology company focused on finding solutions for rare diseases, was
founded in Marin County in 1997. After growing for many years exclusively in Novato, the company
began growing both in Marin County and globally. In 2013, BioMarin moved its headquarters to the
SRCC. In 2015, BioMarin completed construction of its first new research laboratory building at 791
Lincoln Avenue. BioMarin subsequently received entitlements to build a new office building at 755
Lindaro Street and to expand its parking structure at 788 Lincoln Avenue, strengthening its campus
environment. BioMarin purchased the 999 3rd Street property adjacent to the SRCC from PG&E to
accommodate further growth. The 999 3rd Street site is currently vacant and undergoing
environmental remediation.
In partnership with Whistlestop and Eden Housing, BioMarin also will create an opportunity to serve
seniors in Downtown San Rafael by providing critical healthy aging services and affordable housing.
Whistlestop is the largest provider of healthy aging services in Marin County, serving 14,000 older
adults and individuals with disabilities on an annual basis.
This project allows for expansion of BioMarin's facilities and development of a healthy aging center
and housing in an efficient and flexible manner that supports and incorporates many state and local
needs, including (1) the State's critical need for affordable housing; (2) a new Whistlestop Healthy
Aging Center to provide social, health and wellness, and information services for seniors; (3) San
Rafael's need to advance its Downtown vision and activate 3rd Street as a Downtown corridor
complementing 4th Street; (4) San Rafael's desire for increased revenue and growth by expanding the
Downtown's economic success and increasing opportunities for retail, office, and residential
development; (5) a collective need to clean up brownfield sites and revitalize underutilized parcels;
(6) San Rafael Downtown Station Area Plan's goal to enable new transit -oriented development
characterized by increased activity and a mix of uses; and (7) Marin County's desire to attract high -
paying jobs and an educated workforce by promoting and extending the North Bay Life Science
Cluster Alliance's mission. The overall project is intended to contribute to the economic
development, sustainability, and vitality of Downtown San Rafael.
2. BioMarin Properties and Holdings
EXISTING AND APPROVED DEVELOPMENT
BioMarin currently owns five buildings in the SRCC, including the new research laboratory building
at 791 Lincoln Avenue. In 2015, the City approved a four-story office building at 755 Lindaro Street,
as well as an accompanying six -story expansion of the existing 788 Lincoln Avenue parking structure.
The existing buildings and entitled buildings that are within the current PD are shown in Figures 1
and 2, with development details summarized in Table 1.
EXHIBIT 2-7
BioMarin Planned Development Expansion
Table 1: Existing and Approved Development
Description Building Square Feet Building Height
Existing Buildings
750 Lindaro Street: (Building A)
87,842
76 feet
781 Lincoln Avenue: (Building B)
71,039
53 feet
770 Lindaro Street: (Building C)
83,360
65 feet
790 Lindaro Street: (Building D)
71,919
74 feet
791 Lincoln Avenue: (Building E)
86,540
74 feet
Total Existing Buildings
400,700
Entitled (Unbuilt) Buildings
755 Lindaro Street: (New Entitled Office)
72,396
54 feet
Total Entitled (Unbuilt) Buildings
72,396
Total (Built + Entitled)
473,096
The current Planned Development District (PD 1901 as amended by PD 1936) that governs the SRCC
allows a maximum FAR of 0.75, as shown in Table 2. Existing and approved development at the
SRCC result in an FAR of 0.7, leaving approximately 35,000 square feet as residual development
capacity.
Table 2: Existing PD Remaining to Develop
Description Site Square Feet FAR Building Square Feet
Total (Built + Entitled) 676,922 0.70 473,096
Max Allowed Under Existing PD 676,922 0.75 507,692
Remaining to Develop 34,596
4
EXHIBIT 2-8
1S No1w3N13y
3/1ySlbd7ywy1
3A y N70ONl7
1S SOfO
(A
V
c
2
O
9L
Imc
x
LU
to
ti
M
`\SLO
1S V
IS NIM8I
1�
rn
O�
N
w
H
D
X
w
1�
w
D
E
c�.o
M
+j O,
0
w
u
w
u
m
D
v a O
N v �
0
X C C
0.p
F O .+
L
N
j
L Q
E
c o
3
Lc_o
a
i
° o
R
S
c
�n
bq
cn a a
�'L 0`' r ,� ��_��, r ;Y.,t'� � ,y,�J.• »,a ��- 'fit �' raj
r
1`
M
�. .,a.CL
� 6�r. �!'�•
°t V
Y
�J �Y
li e
i � r
.� - -+ i , � a" _._,--•rte �,
iii
tc
'.a µ• r�,t'�Y _:;fir
IlL
lyes -moi:. � —j_ 7.. ,. '�_t� Y+�C" � lRAM�'I^•�
O
N
F_
m
2
X
W
999 3rd Street Downtown San Rafael
3. Proposed Development on 999 3rd Street
The proposed expansion of the existing PD is illustrated in Figure 3 and would include the BioMarin
portion of the 999 3rd Street site. The 999 3rd Street property (APN 011-265-01) is approximately
three acres (133,099 square feet) and situated in Downtown San Rafael. Currently, the site, which
formerly housed a manufactured gas plant, sits vacant and is undergoing environmental remediation.
The PD expansion would not include the Whistlestop/Eden housing portion of the 999 3rd Street
site, which would remain under the existing Second/Third Mixed Use East (2/3 MUE) zoning
district.
In 2015, BioMarin Pharmaceutical, Inc., purchased 999 3rd Street from PG&E, while PG&E was
performing remediation activities at a portion of the site and maintained exclusive access to and
control of the site. This remediation is considered the first phase of the process and covered
approximately two-thirds of the property. As of September 1, 2017, PG&E completed its soil
excavation as defined in its Remedial Action Plan (RAP), backfilled the excavations with clean
material, restored the site, and conducted soil vapor sampling. PG&E is currently awaiting approval
and certification of its Remedial Action Completion Report by the Department of Toxic Substances
Control (DTSC) (expected by December 2018). Once approved, PG&E will remain responsible for
groundwater monitoring across the entire site.
The remaining one-third of the site, the area under former buildings previously located at the western
portion of the site, has yet to be remediated. Per the property sales agreement, BioMarin is
responsible for conducting the second phase of remediation by performing an investigation and
cleanup of the remaining portion of the site not addressed by PG&E's remediation. BioMarin
initiated the second phase of the remediation by demolishing the existing buildings and completing
a site investigation. BioMarin is in the process of applying to conduct remediation of the remaining
portion of the property under the DTSC's Voluntary Cleanup Program. Since PG&E remains
responsible for the groundwater monitoring across the site, the second phase of the remediation will
address site soils and soil vapor, likely in line with PG&E's soil removal action and clean fill
replacement. BioMarin will complete this second phase prior to initiation of construction and
development activities.
The property is well -situated within a central Downtown San Rafael location and, once revitalized
and developed, could be a signature property for San Rafael. The site is located within one block of
the 4th Street core and is well -served by public transit- less than a quarter -mile (or a five-minute
walk) from the Bettini Transportation Center and the SMART train station. The San Rafael General
Plan highlights this site as a major Downtown redevelopment opportunity that could take advantage
of visibility from 2nd and 3rd streets, extend uses on the SRCC, and support the 4th Street core.
Due to the central location of the 999 3rd Street site, the property is ideal to house a healthy aging
center and affordable senior housing. To this end, BioMarin has collaborated with Whistlestop and
Eden Housing to construct affordable senior housing and a healthy aging center on a portion of the
999 3rd Street site. BioMarin's arrangements with Whistlestop, who will operate the Healthy Aging
Center and, in association with Eden Housing, the owner and manager for the affordable senior
housing, include a land donation valued at $1.2 million. This arrangement is integral in order to
make the healthy aging center and affordable senior housing component of the project economically
EXHIBIT 2-11
BioMarin Planned Development Expansion
feasible. For purposes of environmental review, the project includes both the BioMarin campus
expansion and the healthy aging center and affordable housing.
BIOMARIN CAMPUS EXPANSION
A total of 2.71 acres (118,099 square feet) of the 999 3rd Street site (see Figure 5) will become an
extension of the BioMarin campus that is currently located at the SRCC. The remaining portion of
the site (15,000 square feet), slated for the Whistlestop/Eden Housing development, will not be
included in the PD expansion and will remain under the 2/3 MUE zoning district (see following
section for more information). The BioMarin campus expansion includes a total of approximately
207,000 square feet of space for R&D laboratories, office uses, and retail space is proposed to be
developed on this site in two phases. Of the 207,000 square feet, Phase I (Building A) of the BioMarin
campus expansion proposes approximately 77,000 square feet of office and 33,000 square feet of
amenities for employees and visitors to support the BioMarin campus and is anticipated to begin
construction in approximately 2022 pending company's needs. Ground floor amenities are
expected to include lobbies, conference rooms, and a fitness center, in addition to retail and dining
space. Within these 33,000 square feet of amenities, BioMarin proposes to include retail space
(approximately 3,500 square feet) open to the public. In addition, BioMarin proposes to develop an
adjacent landscaped plaza (approximately 6,000 square feet) which will also be open for use by the
public and act as an outdoor public gathering space during daytime hours. Phase II (Building B) is
proposed to house 97,000 square feet of laboratory space and is anticipated to begin construction in
approximately 2026 pending company's needs. As previously mentioned, parking will be
accommodated on a campus -wide basis on adjacent BioMarin sites. The project site will be well
landscaped with a rich palette of planting and generous landscaped street setbacks with local
planting materials and large trees that will enhance the pedestrian environment along 2nd, 3rd, and
Lindaro streets.
Table 3: BioMarin Campus Expansion Under Proposed PD
Description Building Square Footage (gso
8
EXHIBIT 2-12
Office
Labs
Amenities
Total
Proposed Buildings
999 3rd Street (Building A)
77,000
-
33,000
110,000
999 3rd Street (Building B)
-
97,000
-
97,000
Total Existing Buildings
304,160
86,540
10,000
400,700
Total Entitled (Unbuilt) Buildings
72,396
-
-
72,396
Total BioMarin Campus
453,556
183,540
43,000
680,096
Remaining to Develop
35,400
8
EXHIBIT 2-12
1S N011f3yt3y
3A y N7 pJN1j
lS sorb
L
C C
U R-
L- 0 \Q
. o=Y L(`\
d Q�Q
V
P
1S V
IS NIA481
1�
BioMarin Planned Development Expansion
HEALTHY AGING CENTER AND AFFORDABLE SENIOR HOUSING
BioMarin is proposing to provide 0.34 acres (15,000 square feet) on the northwest corner of the
property, as depicted in Figure 5, for the development of a healthy aging center and affordable senior
housing. The proposed healthy aging center and housing is composed of a six -story building with a
planned height of 70 feet. Uses within the building will include an approximately 18,000 -square-foot
Healthy Aging Center on the first and second floors and residential units on the remaining floors.
The Healthy Aging Center will include classrooms, a dance/exercise studio, and meeting rooms. The
Healthy Aging Center would offer improved access to affordable health care, and avenues for
information and referral services and social connection. The ground floor will also provide parking
and required utility uses. Construction of the Healthy aging center and senior houseing is expected
to start in 2020. The project start date is subject to affordable housing financing environment
following city approvals.
The upper floors will provide a total of 67 residential units for seniors, comprised of studios and one -
bedroom .units, with one two-bedroom unit provided for the manager. Each residential unit will
include kitchen, bathroom, living, dining, and sleeping spaces. The units will be leased at affordable
rents to seniors aged 62 and over, earning less than 60 percent of the area median income. High-
quality residential amenities provided will include a community room, computer center and library,
and landscaped courtyards with community gardens for seniors to grow their own vegetables and
herbs.
Access to transit will be available via (1) van service (Marin's Whistlestop Wheels Paratransit) with
access at the ground -level parking; (2) buses at the Bettini Transportation Center (located less than
a quarter mile away); and (3) regional rail at the SMART station. A total of 12 parking spaces will be
provided at street level for use by the senior center employees and guests.
The proposed project will allow Whistlestop to continue offering a wide array of services to seniors
(fitness classes, health clinics, screenings, etc.) and provide affordable homes to seniors in a central
Downtown location.
10
EXHIBIT 2-14
1,1
1a.
• 3 --i
j
i�
;... -_.i
LO
N
m
m
X
W
Cf. _ {
999 3rd Street Downtown San Rafael
CONSISTENCY WITH CITY GOALS
This proposal is consistent with the adopted goals and policies in the General Plan as follows:
• Goal NH -16 calls for expanding Downtown's economic success and increasing opportunities
for retail, office, and residential development. The Whistlestop/Eden Housing and BioMarin
proposal for 999 3rd Street collectively addresses this goal.
• The proposal also supports General Plan Goals H-9 and H-13, which encourage the
production of housing for low-income seniors.
• Additionally, one of the five main goals of the Downtown Station Area Plan is to enable new
transit -oriented development characterized by increased activity and a mix of uses, as well
as a strong sense of place, which are provided by the proposed plan.
• This proposal, through BioMarin's continuing enhancements to its TDM program, is also
consistent with General Plan Goals C-8 (Eliminating and Shifting Peak Hour Trips), C-11
(Alternative Transportation Mode Users), and C-12 (Transportation Demand
Management). BioMarin intends to work cooperatively with the City to minimize single
occupancy vehicle use and reduce peak period traffic demand, thus decreasing the need for
parking on its campus.
In addition, and more generally, this proposal embraces local, State, and federal initiatives to
revitalize downtown parcels and redevelop brownfields.
Minor General Plan amendments are proposed in order to: 1) modify the maximum intensity of
nonresidential development and assigned floor area ratios (FARs), reducing the FAR on the 999 3rd
Street site from 1.5 to 0.9 and increase the FAR on the SRCC to 0.9, yielding a blended FAR of 0.9
across the entire PD; 2) allow for the use of a blended FAR for Downtown PDs under single
ownership or unified control, consistent with current General Plan Policy LU -9.b.2, and ensures
flexibility and distribution of FAR across the expanded PD; and 3) establish a height bonus for the
999 3rd Street site in exchange for specified amenities and community benefits.
4. Proposed Land Use and Development Standards
BIOMARIN CAMPUS EXPANSION
Land Use
The 999 3rd Street property is located in the 2/3 MUE zoning district. This zoning district allows
office and office -support retail and service uses, with housing encouraged for mixed-use projects.
Laboratories are allowed with a conditional use permit from the Zoning Administrator. The
proposed future development for this site is consistent with the existing zoning's list of permitted
and conditionally permitted uses.
BioMarin proposes a PD District amendment that would include the BioMarin portion of the 999
3rd Street property and allow offices, R&D laboratories, and retail space as permitted uses along with
affordable senior housing and a healthy aging center. The Whistlestop/Eden Housing portion of 999
3rd Street is proposed to remain in the 2/3 MUE zoning district.
13
EXHIBIT 2-17
BioMarin Planned Development Expansion
Development Intensity; Floor Area Ratio (FAR) and Density
The General Plan and current zoning allow for a maximum FAR of 1.5 on the 999 3rd Street property,
which is equal to approximately 200,000 square feet of new development. Excluding the 15,000
square feet of the site that will be transferred to Whistlestop and Eden Housing, the lot area is reduced
to approximately 118,099 square feet, for which an FAR of 1.5 allows for 177,000 building square
feet. This is significantly less than the 207,000 square feet needed for the BioMarin campus expansion,
which would require an FAR of 1.75. However, in the context of an expanded SRCC, the overall FAR
for nonresidential space is only 0.89.
With this in mind, BioMarin proposes that, through a General Plan amendment, the maximum
allowable FAR for the 999 3rd Street site be reduced from 1.5 to 0.9 and the FAR for the existing
SRCC be increased from 0.75 to 0.9 to yield a blended FAR of 0.9 across the entire PD. As shown in
Table 4, the proposed development across the expanded PD, excluding the site area for the affordable
housing component which would not be included in the PD expansion, is 0.89. The blended FAR
would be effectuated by a new policy added to the General Plan allowing for the use of a blended FAR
in a PD under a single ownership or unified control. This policy would enable FARs designated for
specific areas within the PD to be used to calculate an overall allowable floor area for a project, which
can then be allocated among buildings on the site irrespective of FAR designations on individual
parcels. Figure 6 illustrates how this modified FAR would be applied in the project area; it would
amend Exhibit 6 in the Land Use Element of the General Plan and also the map in Section 14.16.150
of the Zoning Ordinance (Title 14 or the Municipal Code).
Table 4: Proposed Development with Blended FAR
The following proposed policy would refine LU -9, Intensity of Nonresidential Development, by
adding a new subsection at the end, as follows:
d. Within a Downtown Planned Development, a blended floor area ratio (FAR) may be used
to establish the maximum allowable floor area for nonresidential development. The maximum
floor area allowed for subareas of the PD, calculated using the ratios shown in Exhibit 6, can
then be combined and allocated among buildings within the PD without regard to the specific
FAR for an individual building site, provided that the total allowable floor area for the PD is
not exceeded.
14
EXHIBIT 2-18
Allowable Development
Description
Site Square Feet
FAR
(Building Square Feet)
Existing SRCC Campus
676,922
0.75
507,690
Total 999 3rd Street
133,099
1.5
200,000
Total
810,021
707,690
999 3rd Street Senior Center &
Housing
(15,000)
Proposed Development
795,021
0.89
707,690
The following proposed policy would refine LU -9, Intensity of Nonresidential Development, by
adding a new subsection at the end, as follows:
d. Within a Downtown Planned Development, a blended floor area ratio (FAR) may be used
to establish the maximum allowable floor area for nonresidential development. The maximum
floor area allowed for subareas of the PD, calculated using the ratios shown in Exhibit 6, can
then be combined and allocated among buildings within the PD without regard to the specific
FAR for an individual building site, provided that the total allowable floor area for the PD is
not exceeded.
14
EXHIBIT 2-18
999 3rd Street Downtown San Rafael
The proposed General Plan amendments would allow for expansion of the SRCC with efficiently -
designed office and laboratory space, while accommodating on-site affordable housing and a healthy
aging center in close proximity of Downtown San Rafael and transit. Community benefits of the
proposed project also include a public plaza, retail space, street landscaping, funds for a bike path,
and safety improvements at adjacent pedestrian crossings.
Additionally, the proposed nonresidential density for the 999 3rd Street site is consistent with City
standards and the General Plan, as it is based on a calculation using the entire three -acre site.
Building Heights
The General Plan and current base zoning of the 999 3rd Street property allow for building heights
of 54 feet with height bonuses at certain locations. These are identified in Exhibit 10 of the General
Plan and further detailed in Section 14.16.190 of the Zoning Ordinance. BioMarin requests approval
of a General Plan amendment to add the 999 3rd Street site to the list of locations in Exhibit 10 where
a height bonus could be approved in return for provision of specified amenities and community
benefits. The specific addition to Exhibit 10, Height Bonuses, requested through the General Plan
amendment, is shown in Table 5 below (new text shown in italics).
Table 5: Proposed Modifications to General Plan Exhibit 10: Height Bonuses
Location
Location Maximum Height Bonus Amenity (may provide one
or more of the following)
Fourth Street Retail Core Zoning 12 feet Affordable housing
District Public courtyards, plazas and/or
passageways (consistent with
Downtown Design Guidelines)
Public parking (not facing Fourth
Street)
999 3rd Street 20 feet Affordable housing (minimum 60
units)
Privately owned public plaza (5,000
sq. ft. or more in size)
Community facility (e.g. senior center,
10,000 sq. fc or more in size)
Pedestrian crossing safety
improvements at adjacent
intersections
Donation of funds for development of
bike lanes
Additionally height is required above what is allowed in the base zoning because R&D and laboratory
space have greater requirements for floor to floor heights (17 to 19 feet) than those of a traditional
office building (13 to 14 feet) due to programmatic and equipment -related requirements. The site is
also located in flood zone, and the ground level slab of the buildings must be raised to meet FEMA
requirements.
15
EXHIBIT 2-19
BioMarin Planned Development Expansion
While the R&D buildings propose a height of 69 feet above the ground level slab, the proposed
building heights are calculated from average grade, as defined in the City's Municipal Code. The
proposed 20 -foot height bonus would allow for the construction of efficient R&D and lab space on
the 999 3rd Street site, while also allowing portions of the lot to be dedicated to affordable senior
housing and public amenities. Rooftop mechanical equipment and associated screening are excluded
from height calculations per Section 14.16.120 of the Zoning Ordinance.
The City's General Plan recognizes that flexibility is warranted when special circumstances occur,
and for that reason, BioMarin claims that the height bonus for the proposed project is in the public
interest when the specified amenities and community benefits are provided. Moreover, this height
bonus is necessary for the development of a biotech campus. The proposed maximum height of up
to 74 feet will accommodate efficient four-story R&D laboratory buildings and the specialized
infrastructure they require, as well as the elevation of the ground floor at the low point of the site, in
order to meet the standards for flood protection and stormwater management.
Limits on the supply of office and R&D space, especially specialized lab space in the Bay Area, force
many companies to travel far and wide in search of appropriate facilities. This project provides
valuable lab space and efficient office space in Downtown San Rafael with easy highway and transit
access. This opportunity for increased accessibility further supports the requested General Plan
amendment that would allow the height bonus.
The proposed General Plan amendment is appropriate given the needed specialized R&D and lab
uses provided by BioMarin. BioMarin's project will offer the following public benefits:
• Donation of a portion of the property, valued at $1.2 million, for the development of a senior
center and affordable senior housing;
• 3,500 square feet of retail space and 6,000 square feet of landscaped plaza open to the public
during day time hours at the corner of 3rd and Lindaro streets;
• Donation of funds for the development of a bike lane on Lindaro Street from 3rd Street to
Anderson Drive; and
• Donation of funds to enhance pedestrian safety with improved sidewalks and crosswalk
design at the corner of Lindaro and 2nd streets, as well as 3rd Street and Lootens Place.
16
EXHIBIT 2-20
.0
W
C
GJC
0)
0
0
40
c
0
0
2
V
4)
AA
0
CL
L. L.
Go
-V
IN
6W
>
.11' 6i 7
IN
N, 6
IT- ....... . .
1,p .... .... . .. . .....
IN,
IV.
7>
y
.. ... . .... .
kn
5
Ln
ru
E
0
a in
.2
4J
f . 1
3
ami
S4*0
........ . .. .
T w k4
0
a)
LnE
b 0
+5 .!L
-m
N
0
CD
On
JF
0
CL
>
c
re)
6
;T
6
c;
0
0 5
L.0
00
0-0
0 r
0
. 2
E
®to
x
LL
-V
IN
6W
>
.11' 6i 7
IN
N, 6
IT- ....... . .
1,p .... .... . .. . .....
IN,
IV.
7>
y
.. ... . .... .
..............
.... .... . ..
NJ t.
7,
.... . .... .
-Q
4-
7.,
A.
`4
IQ
f . 1
S4*0
........ . .. .
T w k4
V,
...
JF
...........
uj
I
J
h -O!
..............
.... .... . ..
NJ t.
7,
.... . .... .
-Q
4-
7.,
A.
`4
IQ
BioMarin Planned Development Expansion
Parking
This section addresses parking requirements of the BioMarin campus. Parking requirements for the
healthy aging center and housing are discussed in the subsequent "Healthy Aging Center and Senior
Housing" section.
Availability of parking for employees and visitors is vital to BioMarin's operations. However,
BioMarin aims to balance parking availability at the campus level with its continuing goal to promote
the use of alternative transportation modes by employees. As stated in the San Rafael General Plan,
"Downtown requires a flexible, urban parking strategy."'
Existing Standards
The existing PD for BioMarin requires the provision of 3.3 parking space per 1,000 gross square feet
(gso for the entire campus.3 Since the existing PD does not specify parking requirements for lab
space, the same parking ratios have been used for the new research laboratory building and campus
amenity spaces.
The 999 3rd Street property is located within the Downtown Parking District; as a result, the first 1.0
FAR is exempt from parking requirements. The first 1.0 FAR of nonresidential development equates
to roughly 118,099 square feet of exempted space (for the BioMarin portion of the parcel only). This
exemption is calculated in more detail in Table 10.
Parking Analysis for Existing Development
Table 6 compares the parking currently provided on the SRCC campus to what is required under the
terms of PD -1936.' The existing development of 400,700 square feet requires 1,322 parking spaces
based on currently -applied parking ratios.' Existing surface lots and parking structures provide 1,346
spaces,6 indicating an excess of 24 parking spaces based on current PD parking ratios. This computes
favorably with existing parking occupancy and the number of vacant parking spaces at peak times.
Table 7 provides the parking analysis for both built and entitled but unbuilt buildings in the SRCC.
Z City of San Rafael General Plan 2020, page 161.
3 Similarly, the San Rafael Zoning Code (Section 14.18.040) requires office parking at 3.3 spaces per 1,000 square feet.
4 City of San Rafael Ordinance No. 1936 amends the Zoning Map of the City of San Rafael to reclassify certain real property,
commonly known as the San Rafael Corporate Center, located at 750-790 Lindaro Street and 781-791 Lincoln Avenue
in the City of San Rafael, Marin County, California (APN's: 013-012-38 & 39 and 013-021-50,51,52,53,54 & 55), accessible
at:
http://cityofsanrafael.granicus.com/DocumentViewer.php?file=cityofsanrafael_eb 17c887095991 a35b97e3b65edd9a20.
pdf
' City of San Rafael Ordinance No. 1936 specifies a ratio of 3.3 parking spaces per 1,000 square feet of gross building area
throughout the PD.
6 According to the latest parking study conducted by Fehr & Peers in May 2018.
18
EXHIBIT 2-22
a
O
LE
2
b
7
v7
c
Q
A
E
rn
Cl)
N
N
t
m
x
W
rn
N
pOi
M
^
l�rf
000
N
Ln
Ln
N
C
La.
M
L
U
v_ ry
}+ r
M
1
1
1
1
�o
u
f"j
00
co
b4 rn
LU
�%
o O
QJ b
en
h
V
M
00
Ln
M
'
o
O "o
T b
rj
N
N
N
N
®
L7
�
L y
O
b
Cd
C
13
C :3
-0
H
j
00
O
M
A
1�
�
u
00
00
00
O
w c_
!F
c C
Id
O
N
O
O
G
a u
u1
u'1
O
off$ ti
�
t d
U-
1
1
1
1
O
O
-0 T
V
Lq
�
O
c
c
o �
v y
u
c
N
0%
M
O
ID
a%
C
00 O
Nc0
r�
�
n
o u
L
D Ul
Na+
O
bo
d
v 'c
_
v v
o
Q
CO
p
LU
W
3
N
cr cd
p0
W
C
bQ
C
U•O
^
L L d)
N
C
vim!
C
H O
In
CL
m
m
H
J
J
_c
�,
=O
v
m
m
m
0_
J
N
C
_�
Y
y
C
a)
N
d
C10
y
d
bA
d)
.Uu�
d)
fd
d)
0.
{o0
H
3
C
L c
a°1i
QL.c
,c
L -c
d
cn
Q
En
V)
Q
3
�=
C7
N
N
V)
+►
u a d
.�
o
c
o
o
C
7
C
0
C
o
0
C
•`"
iA
O MO °' y
0)
O
cd
-0
O
bA
O
cid
cd
O
LL!
dQ
v •}_-, L
5
b0
L
v
C
u
C
v
C
C
U
C
o
C
u
C
o
C
o
C
u
C
=
N
'� E Cr
C
'
J
J
J
J
41
NN
J
J
J
J
J
x
c0 LB O i
^J
41
d
�.
N
N
�
n
W
1,
K
I-,
r�
I-
I-
d
Z- tV M
rn
Cl)
N
N
t
m
x
W
Cl
N
O
u1
00
N
M
111
N
M
.p
a
P
M
w
v
M
^
1
^
1
�j
M
Y
a
di
a
Q
c
i
b*
u
N
C
ap
M
1
1
1
1
co
1
-
M
� N
W
M
M
M
r�
I
Ol
EE
^'1
N
rn
N
N
N
N
Q
Cd
Q. O
O
M
O,
Ln
M
1�
eN
10
N
C*
V.-
G
L y
Q L
c
r,,
w
O
I
O
1
1
1
!�O
O
E
4 s
W
L11
u1
> .
O
O
u N
Nb4
C
u"1
D0
C
•C
10
co
�v
.a
L L
v
cn
C
CL N
I
UvvI
V
O
M
O
�D
M
Y,
of
M
Q
c
�
cq
U/ rz
U -
.u
ao
Q
mbo
U
Wuo
o
o
410
v
v
v
c
v
7 �
—
—
aLi
m
m
m
m
m
u y
a)
�+ u
C
c
G
w
i
i
O
a �
i
wV,
E
Q
c
v1
Q
LC
v1
O
C
O
O
C
m
O
L
-10,
o
m
m
o
m
u
O �
N�
C
C
G
G
yp
`
C
L
cit co
L
d)
J
J
J
J
J
v
J
N
1-1 N
L
Ln
00
r�l
a,
C C I^
W O
L
E
�
by
d N 0)
Cl
N
O
u1
00
N
111
N
.p
N
v
c
Y
a
a
c
i
u
N
� N
Q
Cd
Q. O
H �
Q
u a)
•L L
L y
Q L
d cd
E
4 s
> .
u N
Nb4
C
•C
�v
L L
v
C
CL N
UvvI
L U1
U/ rz
U -
.u
410
7 �
O �
u y
�+ u
C
O
a �
LC
00 Q
—
u
O �
N�
L
cit co
L
N
1-1 N
C C I^
W O
E
by
d N 0)
m E
(U
J
JCL
a+
A
a
a+
m
d,
J
J
�•,
.0 yj vQi
HCao
V
G
b�.0
N 0 "O
IN
m
>
In
>
N
j
N
I
(7
.IVa
=
f�A
aci ea u
L0
c
0
0
�^
c
X
W
c
N
c
170
G
Y
L c
M
m
o
m
m
o
p
o
o
�j
c a a�
C
C
C
C
C
C
C
O
O" N
�_
G
v1
N
00
OD
Ln
Ln
o
N
—
pp
G
—
00
°�°
G
H F o
ti m L� O
i.
4-1
uj
u H
Z=Nri
M
Cl
N
Proposed Standards
BioMarin proposes setting parking ratios that are specific to each building type and function for
the expanded PD. These proposed functionally -based ratios support the realistic use of parking at
biotech campuses, the continued success of BioMarin's TDM program, and the General Plan's goal
of expanding alternatives to single occupancy vehicles for local and regional mobility. The parking
program is also informed by annual parking utilization studies conducted by Fehr & Peers since
2016. These studies have consistently shown that on average approximately 50 percent of parking
spaces at BioMarin's facilities are vacant on a daily basis, with a 40 percent vacancy rate during peak
hours. These ratios are based on both benchmarks (discussed below) and how BioMarin uses these
spaces.
BioMarin's laboratory buildings provide highly needed R&D lab spaces with maximum efficiency
by locating most scientist offices in adjacent office buildings. As a result, if a flat parking ratio is
applied to offices and labs, it fails to take into consideration that most labs are utilized by the same
employees situated in adjacent office buildings, resulting in an over -estimation of parking needs.
Additionally, campus amenity spaces such as exercise space/gym, dining areas, and large
conference rooms are also used by the same employees assigned to offices and labs, thus requiring
minimal additional parking. To ensure no double counting of parking needs while offering an
overall conservative amount of parking, BioMarin proposes the following parking ratios for each
building type:
• Office: 3.0 spaces per 1,000 gsf
• R&D Labs: 1.5 space per 1,000 gsf
• Amenities: 1.0 space per 1,000 gsf
BioMarin recognizes that the success of these ratios hinges on an effective TDM program.
BioMarin's current TDM program is successful and continues to expand. In addition, the
construction of the SMART train station just a short walk from the campus provides a new
opportunity to decrease the number of employees who commute by single occupancy vehicle.
BioMarin also recognizes that the distribution of parking spaces across the campus is just as critical
as the overall number provided. Consolidating larger parking structures on the perimeter of the
campus will not only keep the visible bulk away from major views but also result in fewer car trips
along 2nd and 3rd streets, while creating an environment more easily navigated by employees and
visitors.
The following proposed parking scenario illustrates how BioMarin will meet its parking needs.
Proposed Parking Scenario
As shown in Tables 8 and 9, the proposed parking scenario anticipates that the future development
at 999 3rd Street will be approximately 47 percent research laboratories (97,000 gsf), 37 percent
office (77,000 gsf), and 16 percent campus amenities (33,000 gsf). The 999 3rd Street property is
located within the Downtown Parking District; as a result, the first 1.0 FAR is exempt from parking
requirements. The first 1.0 FAR of nonresidential development equates to roughly 118,099 square
21
EXHIBIT 2-25
BioMarin Planned Development Expansion
feet of exempted space (for the BioMarin portion of the parcel only). Calculations for the FAR
parking exemption are shown in Table 10.
Under the proposed parking ratios, BioMarin is required to provide a total of 1,446 parking spaces
in the expanded PD. The proposed project consists of two BioMarin buildings. Phase I of the project
includes Building A and surface parking. Parking for Phase I of the BioMarin campus expansion is
shown on Table 8.
A proposal for an expansion of the existing 788 Lincoln Avenue parking structure by BioMarin was
recently approved. This expansion was intended to serve the parking requirements for an
accompanying proposal for an office building at 755 Lindaro Street. Full development of the
BioMarin campus also includes Building B on 999 3rd Street. Proposed parking for the full
development of the BioMarin campus is shown in Table 9. Upon its completion, the expansion
(Phase II) of the 788 Lincoln Avenue Parking Structure will yield a total parking supply of 1,589
spaces, an excess of 143 parking spaces.
22
EXHIBIT 2-26
b�q
bQ
fd
A
M
PV
C�
d°
Ln
l
10
Ln
M
Ln
le
M l I N
N LM
M
N
1`
N
N
1—
m
W
LA
..
as
Ln
'
to
'
'
M
M
M
Q
p
M
M
00
M
Ln
N
N
N
N
N
M
m
09
O
M
O�
Li
O
11,1
va'i
fV
Cp
CD
O
�O
O
O
O
O
co
L/1
Ln
M
06
Ln
Ln
0
M
'O
—
O
L
LA
00
Cl
M
O`
O
H
N
OD
_
h
0
I�
_
n
^
n
MM
r1
d°
bC-0
C
bCQ
bC0
C
.o2
b0
m
CO
CO
CO
N
LL
04Y7
N
M
C
N
C
W
co
.:
(n
to
(n
N
tid
O
Q
o
O
Q
�'
4.1
Ci
CI
t,4
J
J
J
J
J
y
r i
cn
®
w
®
N
O
00
^
O
^
a%
4
L
M
?j
o
O,
W
0.
NI
O,
fd
A
M
PV
C�
d°
Ln
l
10
Ln
M
Ln
le
M l I N
N LM
M
N
1`
N
N
1—
m
W
%N,
c0
O
M
�o
0
0
0
L
CL
'O
0
d
0
CL
ba
Ii
1n mle
N N
N
'0
M
�-
O
=
P
M
M
00 m
e•1
.O
'
1�
—
'
Q
• •
Ln .
Ln
.
.
N
m
m
04
M
M
i
O
M
Q�
9
M
—
i
O
O
ID
—
to
N
fn
0.0
00 m
e•1
.O
'
1�
—
'
Q
• •
N N
fn
N
N
00
N
N
04
M
M
N0�
0 O
O
M
Q�
9
O
b
%0
m
O
O
O
O
'0
O
0;
O
P—
e•1
—
r0
N
O
P
O
o
00 P
O
P
00
P
04
li
40
CO
v
O ,
O
�
O
c
O
0
�o
co
LK
r+1
o
rn 4.
M
c
r
C]
D
•�,
J
J
J
m
.
Ln
CO
00
01 0
W
n
CO
r,
T
Lq
10
00
0`
L
M
vOi
N 0+
O
T
'
I0
O
'
rQ
�^
0o0 O
NCOco n
m
CO
P,
U
m
N
O
I�
r`Ln
H
N
m
C'
c c c c c O
v v Q m a
vv x
CCI y 00 00 bC0
G In Q fn LnQ (n
VGSI N
O c O 0 c l- OL o N d
C C C c C C
4_ m_J J J m m
1n
oa Ln rn o�v
cr
kN m
k m
W. (A 0%
00 Ln N N O•
Co
rn v N
= o
m
le
m
u
a
ao
c
a
0
v
V
CO
CO
C W
O c
p b
U �
v
v
0 b u
O a m
N a
N
13 10 am
N N
v
L "do) y
y
u
b
m w a
b t\
v c° E
N y O
w
o
c ba u
NN
X
3 W
N b
L
C � �
Y J d
v L ro
E
o 6 ro N
w v nn
< ~ L
N
O y �
a u
w a o 0
N L T
o c
xE c_ v-
W �0 m
c
Yi n 0 cno
pp V '0
� m
C
W y O O
Y 0 N O
s
a o o
v L V
c
o " K
p u- Q Q
0
O
Z - CV r+i V'
N
00
N
N
H
m
2
X
W
,
J
c0
Ac
i+
_^
0
J
a
J
IL
C N
li
40
c
•
�
O
c
c
i
s a
mo
o
rn 4.
b4
c
c
c
D
•�,
J
J
J
m
.
Ln
CO
00
01 0
W
n
CO
r,
T
m
le
m
u
a
ao
c
a
0
v
V
CO
CO
C W
O c
p b
U �
v
v
0 b u
O a m
N a
N
13 10 am
N N
v
L "do) y
y
u
b
m w a
b t\
v c° E
N y O
w
o
c ba u
NN
X
3 W
N b
L
C � �
Y J d
v L ro
E
o 6 ro N
w v nn
< ~ L
N
O y �
a u
w a o 0
N L T
o c
xE c_ v-
W �0 m
c
Yi n 0 cno
pp V '0
� m
C
W y O O
Y 0 N O
s
a o o
v L V
c
o " K
p u- Q Q
0
O
Z - CV r+i V'
N
00
N
N
H
m
2
X
W
Table 10: Parking Exemption Calculations — 999 3rd Street
Percent of Total
Building Square 999 3rd Street Exempt Square Reduced
Use Type Footage (gso Development Footage (gso' Parking Spaces
Phase I — Building A
Office 77,000 37% 43,697 131
Lab - - - -
Amenities 33,000 16% 18,896 19
Subtotal 110,000 53% 62,593 150
Phase 11 — Building B
Office - - - -
Lab 97,000 47% 55,507 83
Amenities - - - -
Subtotal 97,000 47% 55,507 83
Total 207,000 100% 118,099 233
Notes:
I. Downtown Parking District exempts first 1.0 FAR from parking requirements. For 999 3rd
Street, 1.0 of total site area is equal to 118,099 square feet. Parking requirements for first 1.0
FAR determined by applying the parking ratios for each use based on share of total
development.
Benchmarks
As detailed in Table 11 below, BioMarin's proposed parking ratios mandate more parking than what is
indicated as necessary according to the 4th Edition of Parking Generation, the Institute of
Transportation Engineers' (ITE) nationwide survey that assesses parking demand.
Table 11: Institute of Transportation Engineers
Average Parking Generation Rates
ITE Land Use
Average Parking Generation Rate'
Suburban Office
2.84
Industrial Park
1.27
General Light Industrial
0.75
Manufacturing
1.02
Notes:
I. Parking spaces per 1,000 square feet
Source. Institute of Transportation Engineers, Parking Generation, 4th Edition
Best practices for zoning related to parking is exemplified by the City of Emeryville, which serves as an
appropriate benchmark for San Rafael as it is a San Francisco Bay Area city with a robust biotechnology
sector. There, the minimum number of parking spaces required is 33 percent less than the estimated
parking demand indicated by ITE, while the maximum number of parking spaces required is 10 percent
25
EXHIBIT 2-29
above the ITE parking demand.' As shown in Table 12, the parking ratios proposed by BioMarin are
comparable to Emeryville's. In fact, the parking ratio for office uses proposed by BioMarin is more
generous and greater than the parking maximum for office uses in Emeryville. Appendix A provides a
comparison of parking requirements for several peer cities, including cities that host a significant
presence of biotech companies, such as South San Francisco.
Table 12: Emeryville Parking Regulations (Spaces per 1,000 gsfl
Estimated Parking
Use Type Demand Parking Minimum Parking Maximum
Office
2.40
1.85
2.64
Light Manufacturing
0.75
0.58
0.83
Pharmaceutical Manufacturing
1.00
0.77
1.10
Research and development
1.50
1.16
1.65
As the use of alternative modes of transportation increases, BioMarin expects the demand for parking
to decrease. This expectation is supported by the City's recent adoption of the San Rafael Bicycle and
Pedestrian Master Plan Update 2018 as well as countywide and regional strategies to reduce automobile
commuting and support bike and transit use. Furthermore, privately -owned alternatives to single
occupancy vehicles, such as Uber, Lyft, and Chariot, provide a fast-growing and attractive alternative to
visitors and employees who prefer not to drive. Parking demand at the BioMarin campus is further
curtailed through the company's robust TDM program and close proximity to the SMART train.
Campus Parking Strategies
Section 14.05.010 of the San Rafael Zoning Ordinance specifies that in the 2/3 MUE District, parking
areas should be screened, yet easy to find, in order to create an inviting appearance to 2nd and 3rd streets.
To minimize the impact on traffic along 2nd and 3rd streets and to support the City's vision noted above,
BioMarin proposes campus parking by using parking structures and parking lots on the periphery of the
campus and away from the busy traffic corridors of 2nd and 3rd streets. This campus approach to
parking will not only allow for better pedestrian connectivity for the employees, by not dispersing
parking throughout the campus, but also will reduce impacts on traffic of these major roads and make
finding parking easy for employees and visitors.
BioMarin will also continue to strengthen and expand its TDM program, which includes: flexible work
hours, working from home or from satellite offices (telecommuting), supporting employees for carpool
and vanpool through an internal website with easy access to external resources, and options to support
employees' use of public transportation. Additionally, BioMarin's campus provides large secure bike
storage areas and shower facilities to support and encourage bicycle commuting. Campus and nearby
Downtown amenities such as food and services minimize the need for daytime driving and, therefore,
individual cars on campus.
In combination with an effective campus parking strategy, programs that encourage employees to use
alternative modes of transportation can reduce the overall demand for new parking spaces. The SMART
'See Emeryville Planning Regulations, Municipal Code Title 9, §9-4.404.
26
EXHIBIT 2-30
train provides a significant opportunity to further encourage use of alternative modes of transportation,
particularly for those workers commuting from Sonoma County.
Contingency Plan
While lowered parking rates for the proposed project make sense, City staff has requested that BioMarin
agree to a contingency plan in the event that the development is no longer occupied by BioMarin but
another single user or multiple tenants with higher parking demands. To that end, Bio Marin proposes
the following as a condition of approval of the PD expansion for the 999 3rd Street site, to be
incorporated into the amended PD permit and the Master Use Permit for the project:
BioMarin will incorporate the following provisions into an enforceable deed for the project site:
Changes in tenancy or use, expansion of use(s), or expansion of floor area that create a parking
demand that is more than five (5) percent greater than the number of required parking spaces
approved under PD permit (# to be added) shall provide additional automobile parking, bicycle
parking, and loading space as required by the San Rafael Municipal Code and/or demonstrate to
the satisfaction of the City that an enhanced Transportation Demand Management Program will
meet the increased parking demand. Existing parking shall be maintained but may be replaced in
a reconstructed parking facility. A change in occupancy is not considered a change in use if the
parking demand of the new occupant is essentially the same as that for the occupant approved
with PD permit amendment (# to be inserted).
HEALTHY AGING CENTER AND AFFORDABLE SENIOR HOUSING
Land Use
The residential component of the proposed 999 3rd Street development includes a lobby, space for an
integrated health services facility occupying 2,850 square feet, which is part of the Whistlestop Healthy
Aging Center, utility and maintenance space, and parking on the ground floor. The second floor hosts
the majority of the Healthy Aging Center in 14,400 -square -feet of space. The four upper floors include
a total of 67 residential units, including 66 units of affordable housing for seniors plus one unit for the
live-in property manager. The Healthy Aging Center and senior housing, developed by Whistlestop and
Eden Housing, will be located on approximately 15,000 square feet in the northwest corner of the 999
3rd Street site. It is currently under the 2/3MUE Zoning District and is proposed to remain in that
district.
Development Intensity, Floor Area Ratio (FAR) and Density
The Whistlestop/Eden Housing portion of the proposed project includes a total of 17,840 square feet of
nonresidential space for the Healthy Aging Center. Using a lot area of 15,000 square feet, which will be
donated to Whistlestop/Eden Housing from BioMarin, the nonresidential component of the
Whistlestop/Eden Housing project has an FAR of 1.15, which is below the 1.5 maximum allowed in the
General Plan.
Due to the extreme housing shortage in the Bay Area, especially for the elderly, Whistlestop/Eden
Housing proposes to construct as many units as possible on the 999 3rd Street site. Marin County has
the oldest population in the Bay Area, and by 2030, one-third of Marin County residents will be age 60
or older. The Whistlestop/Eden Housing residential component of the proposed project is eligible for a
density bonus, concessions, and development standards reductions under State law and corresponding
27
EXHIBIT 2-31
provisions of the San Rafael Municipal Code, since it proposes 100 percent affordable senior housing
units.
The current zoning for the residential component of the proposed project is 600 lot area square feet per
dwelling unit, which would allow for 25 units on the 15,000 -square -foot portion of the lot and 221 units
for the 999 3rd Street site as a whole. Whistlestop/Eden Housing is requesting approval of 67 housing
units, equivalent to approximately 224 lot area square feet per dwelling unit for the 15,000 -square -foot
portion of the 999 3rd Street development site. Pursuant to Govt. Code Section 65915(f), a "base" 35
percent density bonus may be applied to the allowed maximum residential density, resulting in "base"
total of 34 units. To reach the 67 units proposed for this building, a Concession under the State's Density
Bonus Law is also requested.
Since 100 percent of the units will be for low-income seniors, the project qualifies for three concessions
(Govt. Code § 65915(d)(2); SRMC, Table 14.16.030-1). Consistent with the San Rafael Municipal Code,
Whistlestop and Eden Housing will furnish a project pro forma that demonstrates that the concessions
will result in identifiable and actual cost reductions for the project, including construction and operating
costs (SRMC, § 14.16.030(H)(3)(b)(v)). Whistlestop/Eden Housing seek the use of two concessions to
build at the proposed density and height (detailed below).
Building Height
The current zoning allows for a maximum building height of 54 feet on the 999 3rd Street parcel. The
healthy aging center and affordable housing qualify for a 12 -foot height bonus for affordable housing
under the City's Zoning Ordinance, due to the provision of affordable senior housing. The proposed
Whistlestop/Eden Housing building is 70 feet in height, which exceeds the 66 feet allowed by -right,
including the 12 -foot bonus. An additional Concession under the State's Density Bonus Law is requested
to allow for the additional four feet in building height. This Concession provides a reasonable
accommodation that will result in identifiable cost reductions.
Setbacks
The current zoning for the 999 3rd Street site requires a five-foot front setback and has no requirements
for setbacks on the side or rear yards. The proposed residential building meets this requirement.
Landscaping
The current zoning for the 999 3rd Street site requires that at least 10 percent of the site be landscaped.
Whistlestop/Eden Housing propose landscaping along the building on 3rd Street in the five-foot front
yard setback, which is equivalent to about three percent of the 15,000 square feet of the lot dedicated to
residential and senior uses. A Development Standard Reduction under State Density Bonus Law is
requested in order to reduce this requirement, as shown in Table 13. The City's current standards would
not allow the project to be constructed with the same development program, including affordable
housing and the healthy aging center, and this reduction is a reasonable accommodation allowed for by
the State Density Bonus law. This request is appropriate based on the Downtown urban context of the
site and is consistent with the character of neighboring properties and uses.
Parking
For the nonresidential uses of the proposed project, four spaces per 1,000 square feet of building area
would be required based on the requirements in the San Rafael Municipal Code Section 12.18.040.
28
EXHIBIT 2-32
However, the project site is within the Downtown Parking District which discounts the first 1.0 of FAR
(equivalent to 15,000 square feet for the Whistlestop/Eden Housing portion of the lot). Therefore, the
nonresidential parking required is reduced to 11 parking spaces. Twelve off-site parking spaces will be
provided on the ground floor of the building.
Table 13: Required Parking for Nonresidential Portion of
Whistlestop/Eden Housing Project
Area (Building Square Feet) Required Parking (at 4.0 space per
1,000 gso
17,839 71
(15,000)' (60)
2,839 11
Notes:
I . First 1.0, which is equals 15,000 gsf, is exempt from parking requirements.
For the residential uses, 0.75 parking spaces per dwelling unit for seniors is required. The current zoning
does not require visitor parking to be provided on site. Whistlestop/Eden Housing propose zero spaces
per residential unit, with the exception of one space to be reserved for the on-site resident property
manager. This reduction is a similar reasonable accommodation provided for under State law.
The proposed reduction in parking standards is reasonable for the type of development proposed,
especially in light of Whistlestop/Eden Housing's additional provisions for future residents. Residents
will agree in their leases not to own cars, thereby creating a car -free community. This restriction on
renting to seniors without cars is appropriate for several reasons. First, low-income seniors are more
likely than any other age group to not own a car. Many individuals over the age of 62 choose not to drive
for health reasons, and Census data consistently shows that lower income households own fewer cars
than their higher income counterparts. Therefore, the pool of potential residents that will be occupying
the affordable senior housing on the 999 3rd Street property - those earning 60 percent of the Area
Median Income and who are over 62 - will be less likely to own a car. Second, for others that may still
desire to own a car, the Downtown location and provided on-site services will facilitate a car -free
lifestyle. Third, several forms of public transportation are available within walking distance to the 999
3rd Street site and accessible to residents. The SMART train station in Downtown San Rafael will offer
seniors the ability to travel easily throughout Marin and Sonoma counties. For local trips, the Bettini
Transportation Center offers over 16 bus routes operated by three carriers including Marin Transit,
Golden Gate Transit, and Sonoma County Transit. In addition, Marin's Whistlestop Wheels service
could be available onsite for residents.
Once the Healthy Aging Center and affordable senior housing are in operation, a parking management
plan will be developed to ensure that the 12 parking spaces provided are monitored and used efficiently.
Expected users of the parking spaces include healthy aging center clients (during business hours on
Monday through Friday), residents' visitors (mostly on evenings and weekends), and the property
manager.
During the proposed hours of operation for the senior center - 8:30 AM to 5:00 PM Monday through
Friday - 11 of the 12 spaces will be marked for the healthy aging center's use only. One of the 12 spaces
will be designated for the property manager 24 hours a day, seven days a week. When the healthy aging
29
EXHIBIT 2-33
center is closed on weekdays, as well as all day on the weekends, a "shared parking" strategy will be
utilized that allows the spaces to be used by residents' visitors.
Site Development Standards
Separate and apart from any requests for concessions or incentives, State law allows that applicants may
request reductions in site development standards that would otherwise physically preclude the
construction of the development. State law states that such waivers are independent from any
concessions or incentives (Govt. Code § 65915(e)(2)).
Whistlestop/Eden Housing seek the use of two Development Standard Reductions, as mentioned above,
for parking and landscaping development standards, which can be found in Table 14.
Table 14: Applicability of Density Bonus Law
Current zoning Proposed
Density and number 1 600 lot area square feet per dwelling 67 units through use of Density Bonus and
of units unit. Equivalent to 25 units if the lot Concession.
area is determined to be 15,000 s.f. or
221 units if the lot area is determined to
be 133,099 s.f.
Height
Parking
.............................
54 feet. Additional 12 -foot bonus 70 feet through use of Concession
allowed for affordable housing.
Senior center: Parking for the initial 1.0
FAR is exempt. 4 spaces/ 1,000 sq ft.
Equivalent to I I spaces.
Residential: 0.75 spaces per dwelling
unit for senior housing
12 spaces through use of Development
Standard Reduction. I I for Whistlestop
use and I for an on-site resident property
manager. 0 spaces for residents.
Yard setback 5 feet front yard; 0 feet side yards and 5 feet front yard, 0 feet for other
back yard setbacks. No use of Density Bonus Law
necessary.
Landscaping 10% 0% through use of Development Standard
Reduction.
... .. ..
Lot width 60 feet minimum 50 feet. No use of Density Bonus Law
necessary.
S. Conclusion
As discussed above, the proposed project offers an exciting opportunity for public and private entities
to collaborate on a development that will have significant and long -reaching benefits. The project has
been thoughtfully planned with attention to the needs and desires of the City of San Rafael, the greater
Marin County community, and the state of California. By providing the following benefits, the project
is advantageous to all entities involved, including the public, BioMarin, and Whistlestop/Eden Housing:
• Remediation and revitalization of a brownfield;
• Development of a signature building in the heart of Downtown San Rafael that is reflective of
the history of San Rafael and its future growth;
30
EXHIBIT 2-34
• Provision of much needed affordable senior housing and a healthy aging center proximately
situated to public transportation and downtown businesses;
• Enhanced pedestrian experience and safety through the use of site setbacks and landscaping
along the perimeter of the project, as well as improved sidewalks and crosswalk design;
• Promotion of San Rafael's goals of encouraging alternative modes of transportation with the
donation of funds to develop of a bike lane on Lindaro Street from 3rd Street to Anderson Drive;
• Activation of 3rd Street as a vibrant downtown corridor, in parallel to and complementing 4th
Street;
• Support for the continued growth and retention of BioMarin in San Rafael, which in turn
provides significant economic benefits to the City as well as local businesses;
• Support for the City of San Rafael's desire to attract and retain a growing and sophisticated work
force with high paying jobs; and
• Creation of transit -oriented development in line with the Downtown Station Area Plan's goals
as well as the City of San Rafael's General Plan goals.
In order for this project to be realized, amendments are required to the General Plan and existing PD
for the SRCC. The proposed amendments are all fully authorized under the City of San Rafael's Zoning
Code and are minor in comparison to the public benefits afforded by this project, as demonstrated in
the sections above.
BioMarin and Whistlestop/Eden Housing are committed to helping San Rafael realize its goals to
enhance the quality of life for its people, businesses and community, while providing for improved
mobility and a vibrant economic and cultural center in Downtown San Rafael.
31
EXHIBIT 2-35
Appendix A: Parking Requirements in Peer Cities
Table A-1 a Parking Requirements in Peer Cities
Parking Ratio (based on Zoning Code)
City I Office
San Rafael
2004 General 4.0 spaces per 1,000 gsf; 3.3
Plan and Zoning spaces per 1,000 gsf
Code Downtown.
In the Downtown Parking
Assessment District, parking
for up to 1.0 FAR of the
total gsf of the building is
exempted (Administrative,
business and professional
offices uses)
Light Industrial
2.0 spaces per 1,000 gsf
(Industrial uses).
In the Downtown
Parking Assessment
District, parking for up
to 1.0 FAR of the total
gsf of the building is
exempted.
Research & Development
unspecified
Emeryville
2009 General Min: 1.6 Min: 0.7 Min: 1.0
Plan and Zoning Max: 2.6 Max: I.I Max: 1.6
Code
Minimum number of spaces
is 33% less than estimated
demand of 2.4 spaces per
1,000 gsf; Maximum number
of spaces is 10% more than
estimated demand (Office
uses)
First 1,500 gsf in non-
residential uses excluded
from parking requirement,
modified parking
requirement allowed for
shared parking based on
peak hourly demand for each
use; Alternative parking plan
allowed if required # of
spaces is physically
impossible to provide
Minimum number of
spaces is 33% less than
estimated demand of I
space per 1,000 gsf;
Maximum number of
spaces is 10% more than
estimated demand (for
Pharmaceutical
manufacturing uses)
First 1,500 gsf in non-
residential uses
excluded from parking
requirement, modified
parking requirement
allowed for shared
parking based on peak
hourly demand for each
use; Alternative parking
plan allowed if required
# of spaces is physically
impossible to provide
32
EXHIBIT 2-36
Minimum number of
spaces is 33% less than
estimated demand of 1.5
spaces per 1,000 gsf;
Maximum number of
spaces is 10% more than
estimated demand
(Research and
development uses)
First 1,500 gsf in non-
residential uses excluded
from parking requirement,
modified parking
requirement allowed for
shared parking based on
peak hourly demand for
each use; Alternative
parking plan allowed if
required # of spaces is
physically impossible to
provide
Table A-1: Parking Requirements in Peer Cities
33
EXHIBIT 2-37
Parking Ratio (based on Zoning Code)
City I
office Light Industrial
Research & Development
South San Francisco
1999 General
3.3 spaces per 1,000 gsf up
0.7 spaces per 1,000 gsf
2.9 spaces per 1,000 gsf
Plan and Zoning
to 100,000 gsf; 2.9 per 1,000
of use area plus 3.3 per
(Research and
Code
gsf over 100,000 gsf
1,000 gsf of office area
development uses)
(Business and professional
plus I truck parking
office uses)
space for each delivery
vehicle on-site during
the peak time (General
industry uses)
2007 Genentech
2.8 spaces per 1,000 gsf
0.9 spaces per 1,000 sq.
1.4 spaces per 1,000 gsf
Master Plan and
(Genentech Master Plan
ft. (Genentech Master
(Genentech Master Plan
Zoning Code
District)
Plan District)
District)
Novato
1996 General
3.6 spaces per 1,000 gsf
1.0 space per 1,000 gsf,
3.3 spaces per 1,000 gsf,
Plan and Zoning
(Office, administrative,
which may include
plus I space per company
Code
corporate uses)
incidental office space
vehicle. (Research and
comprising less than 5%
development uses)
Downtown (D) overlay - 4.0
of the total gross floor
spaces for 1,000 gsf ground
area. The parking
floor uses; 3.3 space for
requirements for
every 300 gsf for uses on
additional office space
upper floors
shall be calculated
separately. (General
manufacturing industrial,
and processing uses)
Petaluma
2012 General
3.3 spaces per 1,000 gsf
1.0 space per 1.5
unspecified
Plan and 2008
(Office uses)
employees on the
Zoning Code
maximum shift or 2.0
Zoning Administrator can
spaces per 1,000 gsf of
grant CUP and reduce
gross floor area or 35
parking requirement by up
spaces per acre,
to 25% for 20+ space shared
whichever is greater
parking within 300 ft of uses
(Manufacturing uses)
Zoning Administrator
can grant CUP and
reduce parking
requirement by up to
25% for 20+ space
shared parking within
300 ft of uses
33
EXHIBIT 2-37
Table A- I: Parking Requirements in Peer Cities
34
EXHIBIT 2-38
Parking Ratio (based on Zoning Code)
City
Office
Light Industrial Research & Development
Santa Rosa
Zoning Code
4 spaces per 1,000 gsf (for all
1.4 spaces per 1,000 gsf
3.3 spaces per 1,000 gsf,
business, financial, and
(for industrial and
plus I space per company
professional service uses,
manufacturing uses
vehicle (for laboratory
except ATM and medical)
greater than 50,000 gsf)
uses and research and
development uses)
2.9 spaces per 1,000 gsf
(for industrial and
manufacturing uses less
than 50,000 gsf)
Belmont
2017 Belmont
4 spaces per .1,000 square
unspecified
unspecified
General Plan
feet of net floor area and 3.3
spaces space per 1,000
square feet of net floor area
within the Specific Plan Area
when office and retail uses
are mixed.
Mountain View
4 spaces per 1,000 gsfa,
2012 General
3.3 parking spaces per 1,000
plus 1 space for each
3.3 parking spaces per
Plan and Zoning
gsf
vehicle operated in
1,000 gsf
Code
connection with each
on-site use
2014 North
Bayshore Precise
2,7 parking spaces per 1,000
unspecified
2.7 parking spaces per
Plan
gsf
1,000 gsf
34
EXHIBIT 2-38
II
C AI
{�j i ,w" "F fled �x-�'�' � - ' � � G'�l � °" f(
'RI�fjj g
U tam
IM 9
on u
CA
w.
ro E w `� ' vc$
y8:Z1 kze
V p
goo
on
tj
3 P EONVONO
-
su
E c u ace � w.�' Z06
v c £sus
Az
koe
2ou`n� ° 9
o at cv 4
N
N L) o
(13
ai
M 0004
CU CL
Gs1 �ob'
00
f1GCl1'
{1
Se
11 1111'
r �q
1101 C 111 �. L�fJti ;Cdlla> [
�7�t1 ��yM6 i'�11lj1i Zp1 f t�
Sill � 11Lt
i
0 111,
S .
vpO
�
u
.i
I�
1,61
LEI -
4 -0w
x
W
0
v
°1
oE
r
N
v
1-
W
4
N
E
N
Jt!o
J
.'�
on 3
Q
b
C
N
c
u N
z
y
a
�
°3
c
a E
v
�^ LA
L�
3 Y�
o
'S Q
S
y
v
v
O
ceC
u
V0-
N
IS
U
z
A b
A
J m
a
m
m°.
0
i
v)
LA c'
S vi
-
LA
CD M
S c a•O •y . 1 U '� (d (n p O co i
-p 'p v
y C a) c OU) c'N C d O ID E c R u0i 3 UQ
C y p 0 y .0 N m C N m 0 C
•� 0 :-0 O a) O C O O a r- N d O O 0-6
O E 4 oQo U
°� a) g n 0 0 U O U 4)o 0) N 06 aS 00 c>
CD co ° C 0-0�- OL a) c6 :3cL= -C �� ° p N
U Oho
N o °� a) -5-g o co a) C: ° c �E
N ao co N O p p (Oj) ca c ti �
N Mn OL m 0� �' m a U 4O c� 7� °° VZ
r U
_N a) _ w OO 2.-•
i 0.0 a) a) E O n� c �= m (DL O (n Y y Ay
n .- n O a) � �' h --
U) iC
d ° ° p o— a) cn co L L E° O W F w
O E 0E o n� 0— o o'o 0 0 r -
:3
o
N cQn �� yc cLL- OoAO
v x Q� c ». " c W -v- °�a•N= c °-0 au))
O p n N c a) c a) p 0 H 7 L "- N m N CLO
J E L � a) > (0 .p 0 n c O O O •«. a3 L
O � nc`a o E a)a �d a) c- ,:3 2
N aci c m cU' o= E.a E -o-0 0 O E
LLi o —i L 3 a) tE c E
O O W QO() OC2 (n .NO Rf a) O �++
ui 3 a n 0 n 0 �� c O a) c O >,r a a)> nL L
J C,i a) L O C m n a a) L m a) •� a)
n(n cu ON $ o cLLI 2 Ong OLLt
0 u (D Lo o -v o a ami -o- E o.� °c��W aci c c
•y a) 70 L N p- V f6 Nin � c U 'O c N C L
N C N y y cN N. N cL6 a) (D a j y ca (1) O O w (D
O 03
Q o E V5
L (/) Uj r +C C L N O N •E O O
Jas W� (D �� o ~= W �o c �'°�o
Q O m n (n 3 Q= Or � O a) .-. •- L� U O a)
c �M aXi c no ��N c rnE aciL m (nom of a�
W m c N a; 3 a?
-S= E (D
W O c (°) L O
:t-- rn� L co f 0) 0'X a) -0 CD M N m
p L° O r p y X 0 a (v E a) N 0 3 a)
LL = UQ� 30 3 UI- no Na 0 UQ E mL -a E o_0Z
O (D
WW c c a) aa)) c° c
W .o-. a) ca c ° > =3 a- c a)
- a) p.X C o a? c 5 no z c
t > O n n c c o v C p n c N I� N
O g
® > cna � (D CL c a) co) ° � CO
(Q L >• co a) c n$ Vi o O o W
E c cru C —'� No X E a
d o a3 > v 7 d O.N >+ .. W
° cv °in �� c° cr E c w E U c
N o a o CL
O r p a)
L W Z O LLL x` C L c0 o 0 E a) m = N cu
a� O —LU cn - + .. +_ n
to
o m>(o-0vc 4) -9 o°o-0s4— OW . a) CNccuC a
�0
e� � d � cm cu Off' @ v�� O 7 a) c
Oa) a) �OT
C:CD ami°� coo
p E N v, o E L o�U c �V5 NQ' ;
M° O 9 c O C C (No C a +� c0 m O a
.j JU.�.0 (a a) 0 in NL ca 0 JfA0 rn
M
F
JW'C
W
s
cc
W
.2
O
a
O
N
O
N
s
to
IL
H
o o E
N (� `
Z v C)
O
CL c a`
qJ CL
LL �
s
W 'y
Z =
LU 0
0 2
LL s
Od
LU
W
W
0.
W r0+
Ix d
N
s
_O
CD
M
O
to
C> fl
o H
00 C
o0 0
OoU
00 ;� o
O6�
N 4 G
00 00
co
00a
0
00 V)
Cam CMI
0
* 00 �
w�F-W
a)
L
co U co co
L O U
co .O
a)
m
c
m3 ioc
cuo
co
o
o
� � •c � rn
cu
c NAe Ae >'�
rn O c
(0
0— a)
7 U
c
0 U cn to
U) >,
O
U
cQ
N Co 7 cL
v»
�,OQO
oQ
U
a)
ca
4--co co
C L NL
c
t O
O
U
N— U co Q +.
.O�
(6 C6
Q
O C
U O
O
a)
O
N
G
a)
4-
a)
N
coU U O
m
C
6
O 0)
U a) p L C p
U U f0
a)
C
(p c C L
C
W
N
U �' � 0)
�'�U _�
Qct U=
Q
f0 c
D�,�
E
�m
N
•V
>'
O CL
Mto
c
CU
N
N N a) co
0) > '7 C
�
N 'C a)
co �
0� O
O
co - c a) m
>
a)
-Fu"O
c
Co O
L
0
c..O IO 0)•-
Co • c •` O E
++
c c'
3a):Z
vJ�
co
co
� 0
15-o
co
oa�ic°,o yaa))
E CU 0-
U X
a 04-
CU E a)
0
U co
0
o w ° �� c
c
U
�
c
C
O
3 0 0 0 0 O O
O W O E� C
Q
0 c
r N O C O
O
D
E 0)
a)
r0„ 0 O 0) a)
0 L L C .c U> U
a) a N
y 2 �
O cn c
�
y 6 C
Q c
•0 -c
V) Q Q .. N a) )
•�
X
( U
L a) •o •a)
0 N'
=O
ON
00 = .0 (U6 a) c
F- F- o E -C O
00
UF --o 0-0
UQ
c°o
CD �
Uu
uoi�
� o
E �L
��a,��
a3
O E co
C
N C N N •� O C N c W
J
O�> U)
'(A —
E U
C 0
(0 7 7 U U c0 •"= Q
y -0E�a)U)a)Ecvoa)
a3
wo°)�v0,
.BUD
d O C U.0m 7 L)'` c(n
U) CcU
sL Q
N
O C Q)
C
X U O N a) a) O
co .E c o w a ? .a)
N as c
3 3 Q p u)
_
r m
ate) j- c a a) Q "2: a U U
a) ca O L O
_ 0 p
co L
—cam
U2EaULa)�oco-00-
O
°�� U)=a)
M cg0)
c- 0�a c cac6M
R>, -°m
Q.
-0.2
N d o c6 .0 N N m= 00-
.@ m
p a) V
0 0 c
V
Q°c ��
m 0—_ CO ca a)
-0c'
F
Z
;G o
Q= o
C.9 Q tq a) m c C
E
W
L M= O O
a.5 N 0
rnQ cn S2(D
W
W. U EU
c c a)
caLL 0 = a) c :3>, a) (D
W
= C U
J E E
J U t c E c O cCC u) a)
a) .L C
Q O O
O C
.N �:,,
L a) X Q O "O U .a) c
pj O +_ W ._>'+ (0 O O E (6
Z
Ui
fU)
3> a) _
LL
d
r a) cp R)
.0
N a) "'' a) C ".'' a) C >i 7 U .N
��
cu O V a)
aa)i c
-j_0co a)
mcU) m o a) o°
J U m -a 0-o U �.v
° o C m
tA.�
C> fl
o H
00 C
o0 0
OoU
00 ;� o
O6�
N 4 G
00 00
co
00a
0
00 V)
Cam CMI
0
* 00 �
w�F-W
M
m
L
O
d
CO) R
U �
J �
O C
aN
G=
Z ,..
Q •�
U
Q C
00
o O E
N U i
Z- tm
O
a
o a`
L
-ia
c
W 'y
W O
(9 2
LL C
O4)
�LU
W
W
Q.
W 0
N
L
m
m
N
w..
M
o�H
q�
N y
o �
o
000U
oma,
N o
cd
0
0o vQ
G]
cl)
W M N
Yk o0 -- p
w�Hw
c0 a)
0 a,
c
c
a
CUc
a)U
a3
(O o
aXi
m 0) O
7 c �
O @
C
m
C
co
aD in c0
- 0 "
c o
o L
c
c
n
c o
n ._ 3
E
L
N N M
U
a
C
>, co O
m-ao
O Y
C
c
0.c
_0 •`�
c
cn
c0
a)
E
_
c0 O
OS O
Z. U
cu
n
O
O
cn
cm
a' U �
c u)
1
L
-0
CD
a)
m
m
n
CD
>, o 0
CU U)
o a)
U n
@
t
c
0
E6-_s—
0
U Uo
n
Q-
cm c
L
C
y o
O U
" J
O
(n
O
U
0
CD
sin
a) L
- o
CL ;E
cn
CD
Co a)
0
nn
o
S U E
u) CL
a
U cO C
'� Ca.
c c
.3
d QUO
N c N
N O
N
-O N
N . U 0)
7 M
fn
C t U:3.�
U -0 3
c o
U yO
.�
C
CD
E =
c
3
a
Y
m
vni
0 c
aUi
O N -Oa
ami
O- cu
O
75
a m> W
n L
O
'�
0-
to
n
\
0
m rn
0 o
O
0
p
m N
.�
o n
A=
a� n
c n
m n
h CO N
co -:3
y O. U
y n� W
co O 0-
y n�
y O
to n
o vioc.a
c
occ o�
o�
UQ
U1- n�
UI- c0
UH
cm
o
c
c L
c
m j a)
o 0) •�
Oro
O
C_
C
Y t� .L
-cu
Ro c0 viO-w
� }�-
0
) D n
U y 0)-
5amincE
.0 .0
-a
d
a) o
E a) 3 y c
-0'--0 y OU
0-= n
m
o
in C
CL C c o
nc t m m
a�'c c
n
O c c
'� �' a) E U
U O m a)
Q U 3 c
U
a)
Q _
C)
'O C C O O
C a O .,
a) c0 E
-
a) _p 'n t0
c0
a) c
Q)
L .Q
O f0 -0
'a-0 c)
W
O O o .a
>, o" c!
�'�UEcOoEca=
to
E L o a)
n +' a)
Q U > 0) c0 �-.
- o
�
O
U)
0 c .cn
C 0 0' m
>i j
dccn0'
0 >,'O 0) 0) � E
U
LL c 0
W
O "� N fl.
-FU C CD -0 0 N
d CoC. •0. - 0)
Q) O C-
(6 O n.0
U ,U O c c
CL
U
O
O U tR C
'5 c
0
O O c 'o -0
po
O U 0 o�
0 N O O m V m
N
0
0
O (6 (c6
-0 a) .0 �'�
W 0 0 p c c N
v- N
o
m
O
L-
0 �,co
U) cm ca)°
�m
•y
O)o
toco
-0 f0
ca a,"3mCo
Y c n .O
O
a)
Z C' C
G a)
m
Cr
� C .>'+ V) •_
O a) 'c Y a)
Z
6 O fn) a)
- a) CoN cu
O L ++ C
a" a) O C co
0 CM
O
i) L
L N U .Q c
G1 .a O
Cry
c E E m
n a
C(D a) 7 .�,.,
O n'0 0
M 7 C O C
r N 0.-.�'0
U�
S mCLM0
0 0 a) = CD
2
W
z
L •C
= c o C@_
z 012-0
u) O cn C t=
z o o.2'o 3zQ
U C N C m .n
0'a w -o-0
0
o�H
q�
N y
o �
o
000U
oma,
N o
cd
0
0o vQ
G]
cl)
W M N
Yk o0 -- p
w�Hw
CL
d
O
C
W�
V R
J �
O c
ILy
® i
Z .+
a •3
CO) >1
Od
0 N
N
O O E
N U
Z v cm
5.02
CL oa
-i o.
lm
W N
Z o
C9 =
UL c
O0)
�Lu
W
W
CL
w .0+
N
N
•s
_O
m
d
L
W
vi
N
y
N
C
a) N
Y L
C
ca a3
C EL
C ai
a) L
O p �_
`- a) cmO O >
N
c
O O O
N U
O_ 7
O C +=+
N
�
U p a) C
U
C
cu
•N
w0 U O
-p C N U
O)•O E
C
7
C .� O a)
a)
K
a C) V
O V
U
p
C w Q
CD
N 'O U
N
>, a3
C
O
o a)
L V))
a)
C o cn L
CoO U U
n m a)
cn
O O
C
vi o ca
Ua)
o
a) U U) ca
C
ca m
O O
O
N 'O p
L O L •�
O
O C
o.
O_
c ui '
•c i c cn
3 vS c
L
cn
N O N C
+(D U+ UU)
cu Q N O)
C
.0 C
0)O C
U m O
Q. M L
OL O.
cm
a -
E
-0a
Q
'S `-
in
o
Ca.0L C
ca
U) O
a) O
�.
U) c
a) a) p
U) m >, Co
Q) C C a)
0 0
O CO
=3.N O_
C O
•C C O
ami n
ca U)
aoi ° ca
o
ami 3 �
OL
N
OLN
O
O_L
C a)
a m CU
p
a 0) (D
a =_�'>
cn
w C c a)
U) U w +N,
O C
(n L C M
0O>
n — o Q
4W
O
cn (n +�
y a•
u)
�n C- aU) a o
O
n (n is
O a) a) a
O0 C
U ca
O D U d
U CL ca
@
O Uc
U I— ca m
U
a)
>••
L)
Y
N L
C cn •L >1,c cu
—O C
a) Q' Im
O1 O
C
N � Q i. (n m 4-
ca C
3 o
7 •U C
w L (q"
a)
cm '�
C U U)
cu o
>,� �� a
.0 CU ma
_ �m
C a`niS�
na)om
+.• C O O ca
C a) >, U) U) U "d O .-••
p•>
m c� cv c cu c �' w
C m E °) o c
CU 0 to a) moo- �
CU
n)
O
OE
a) O UO C «5 `-
>U)c
-o
apV U U
0c,
CUC-)o
d p A
nca)033(D
ao
�
0CL._
= N r O a. N C C1 -= U) (n •C C
OU
d C Q) .c >> .0 N U p cn
W C OU O
O C O a C V) U ."N_' •� N ..O
f� N CO •X C� •�—' U ca
= C C C C
�w m � � n� c �N
0)'— u,-) :03) -mc
p� aoi a)� 3 (D � mC
oc a)y
d o o m 3
C
_ E ca c c
f 0a)
o mCE a)
c`o'3 2-0 a)
>E�
N C c a)
o a) ° C ° o
o aaci v
; a) C� C ca c
^�
d0
aria
_ (O E (n > O E •� C .) a C
aC) ac) m
O (n, O Q cLa a) > O L U
C•O'�
d .O c 0
o
Oam Opp(n b
LD
2 O O c C
ON
N n N N
.O
a C6 0 _0
LL
0 aQ
N_C
=I—�0
ZUa)U)
ZZ0aUa)�U .
ZW n
L
L C O
O Q U
_ U
to C
N
U
a
H
G
O
C L
m C O
C
m
p°
y
L OO
C (n L
C O
A
N ^.
C1
m ca
L° m W cn
L O
O p
a
CL ca
'L
@� O
.�-.• E
N
o
cn
�0 o, a._
CL C
0E
o00
00
04
m
O" OL
m o- � m
O c`6 a)
a m
O a
00
p
cuo -0
U
.cn
m,>
:3i
>
�N o
_
Ate+ Gm
a
v, v, c
U J
U) a)- u, m m �
-�
�Qa
Q)
"O
wo °' •
�
cC
—
O
A
O 'D N
m a) y
W H w
N
C7
U M
O F'- #( C c6 C
C .L C
co d
m° o
m
tw3 Vi m° °
ii (n o 3 CD
a a) m
(> :'o
W
0 N
E m U m m
w °� '>
m 7 a
o) m
J w
c o
c_ Q m o
a
m a)
O m
CL
m
5 3�
U C O
o Qv�-a�
p'O C C
�La)
c6
y
o
a) �.
(D -0 �,
c L •y .v
����mo
m
am°mom
z
Q
m O as
cpm
r 'a) 0 a=
a)cma°c
L c
U3�
3
a .0 L
c°
> = °�
a) °
CO)
o
m
CL '-
C0)=--0
> o
Qc
d
CL
O OL
L
°� W
6W�E
O U
C7 tp
•=
� O
E
C c L
c6 ' C
C m
N' 'O
cA
y
N
7
U 0" V- EN
0 a) .�
V
c O
Z (D W li E
O a. m m
CV i
Z �..
u> °�
c 5
v> +. O
v n in ° vi U
r O O
O F c p
Qv0
J�.a
°O�
o 0
c3
mEQ
�0"uE•mv, �
cm�yw
omv c
°-
a
n n c
"- u) >.a)
0
J
O
ro
�
U°U
nm .Z
n
mc°-°
E
»°d
0--W m
m
0
OE n
E
z
0
yo y
a)
0-
•o
co
a0W
0
Wn C
HUL)
cn — U
C
0 C
_
v5 C15
> C
wco Lo
ns2-0
o
�'
N
s
-0
N
O
y L m y m
m U O
0�+ m�E O
y
° c6
0 m � �'
•rim
mv p X�
x
O C
�
76 'Fu
O
' �
C OU
CCEco
C
L
N
C +•
v- to m co U
r
O C)
C c6 >
N�
O O C>
'tl
W
c6 �6
@
N
W
o
NN( -
-2
i n )
m U C 0)
y m N m
•°
+L.• � C�
O) O L C C U
a)'
J
a) m m cu
d C Y E
CC
O
m
a)
C L •L 7
Ea -0
(n N C (n
C +-' U U
O O /n (n
O -a CO
C m m N OU
W
c6 O 7 +=
a)
m
b D) m C m a3 ,m
O E a O) (0 �-
-O cL6 O
z
C7
.Q
+-� o
a) cn o 'Q Q N
(�
++ O 7> m C
° m L
Q) .0 CO
r
(n L 7
`) o
_O ° C
LL ami n n �'
W
fl_ acu o@
>
y c vi c 3�
CO)
ami
C m O
'a L m U m
m CL
CU
Qj W (a L
Q'
~r
N OU (D 3— Co
L L a)
o
W
M
cu 0
0- a) C 3 V C Q.
r
N � a
= Q- co f6 S C O
C►
L >
i wc Q O cu (6 C p) y
z
Q_) y
O m+ a3 c6 m
N E
d
G1
i m
O to v= U
ca C0)
m f— O y 0)
O_ (n
'
O U C a (n
>_ v
Z (n L
0
" c 5 m Q°
9-0
C C N cL0
�v_)=cu
�' O ca d m O m m m
mEw050a)-O-o a)2
C C` m
mom` oU
0 0 0 E m
°EEw>
M
Ocncn �Q�
m
c o >� m�•-Q m� °
Zw c) n. .E n. .6
O
V
a m �° c U
U m 3 E m m
a) a) ° c m a)
c)� a) ° (D O c
a
o
IL
L
d
C
R
LU
R
V R
J �
aU)
0M
Z yr
Q 3
Y
J
Q C
00
C9
NN
C
O cc E
N `
Z v of
y o
CL oa
Qa
� C
W
LU 0
0 2
U. c
O 0
�LU
W
W �AA
VI
N
R
A
m
d
L
N
i+7
os
o � H
o
°O A G
U +�
N
^o �
0
q 000
00 O
N
O
� N
004
00 00
0
0,cn y�l
Q M N M
00 Y spy
_
co
O
U
a)
2
CL
a)
O O 7
coO
O O 'O
L
U
C-
O --' 0'
a) a)
a
— a) cn U
O
y
0 0
= U
O
ro a L 0
C
C
C
+� O C
C O
o Q�)o av'
3
c�
�� m
=ccoa)
�-0
-0 a
a) � �
�a
a)
s
a) w >
�N
� 0
0 0 0 0 co
O
~
v, E
3 Q
0 "0 c� a. "0
0 0 0 0
Q
m
Q
y N
a)
U C_
C O
Q Q
�'co on-
U-
coai
Xrn0
m�
ro
3 E U 0
�L�
W
c
0 m
0�.
0-0 •'
C.
�E
N
'0 a)
cL
U�Orn+�s
0 LO -
O
cQ
@ U
0 L
U
_N O�
Q N 0 c
c
C
co
y 0
o 0) E 0
cn
O C
CoU
c a)
0
a O U
C in
W.L U- c
O m 0 — a) m
a)
E
L
O O
C
s 0 3
O M
On L C) E :g
Q"
E a)
U a
U? 0
U ch
U U (h U j
a M
.O C
3 0 N
tp L
0 0
O
C ro
j d+�� 0 d E
ro
U
n�
corn
O—
0
Ecco
0 0
:E
c
C•°C
0 m
c°')o30-0
N a) 1"
�
a)
o 0
Q Q•m
W
O
0 O J
N0 U)
0
+�
0).E
Ca
N m
Z
m p
3oacv
rn
�m
00
am
0. a
a°)
c
Z '0_ 0
ami
0 >,
`n 3
m a)
-C
ro
C6(D
'60.0 L U
-0
o
..>
m
3
-0 d
nom 3a)
m rnc� O c
7 a)
Q
a) c
ami-=
'�
ccmj
a) m
0
r
a� �o >
CO c
o
Co a) rn
o N
E c o
C vi
p
� ro ro CL,—
cca
yr C
,rJ Q
-0 a a) ro
L iii
c o Q 0 m
a O L
a m 0
vim) 0) (n
ro° c0i
oLoro30
Z. ->U
o3
Co 0
ro
OCL
y
� C
CL
c_
n
Q c n
0-
ro�
0
�0
3
C
0 C
_ L CL=
C `� ro
C m 3
C O_ c •C C
w (q 0
ro
C m .0 L
+a) -C O a) C
? O 0)
(D U
w0 U 0 CL
co r- 0'�
c� C �Q o
O 7 6 2 -o O_
e aCO
O cn a
m W
O— m
c 0) �
0= m
c� (�
O Co—U a)
U� ro c am m
UQ
UQ 3
UQ a�•�'co
UQ v, >
L
4O ro C W 0 0
0
m
L
0) O C
C
o
0 E 0) C 0 m y Y
C
C '3 0)N c 'E
ro
>
+.
Y
L
> i
L 0 CU
U
.� C a)
a) o> - c> nO0
C>
0m
�—
m
aa).CO
d � '0
m o N, 0
vN
C O
cr
>
o��
aa)i
>, o N m
a) L C M 00 cn O U N 3 C
0 OL
C
0) 0
> w 0 O
d3cc c a) 'a) (n
a) E� m `m > cM
-0fl
> m
rom
a) �)�
_ro
°; 0
°na)a)
� c
ct UO�CL C)
oco
ain
cn
Ox
1 >
a>m
"OviioV cow° >•�
v 3 �4 ro a� N'w ca
a)
NCU
U °>
>•c
cs ami
Q..�
O> 0 a) C U OU Q
0
C
Orn -0 0
6 0
0 m 0 Cl
ro
.0
oa)c�� airicaa)
C>
�mm
-cc
'NG=?a)
r U 0 70 D 0 U
3 U
0 0-
C-
�+ +� O
cc��n0U -cn E3�a)
ti -0
C�
c
om
J C
CLO
m 0 -0 '«-. a0) O N 4?
O
= a�j 0
Q L
o c0) m 0
J
(D -0 aria o m'a
•- E C 'o E a) -0
0
a
N
�3
C o
o croi
C
COc3 p y Q N cm
0 ro ro 0-0 c ° 0 Y m
C
O N c0i
LO CL E
C U
rn
� O�
C M-
6-- m
vi c0i
L
a o� m n O
ami m0'c E ci6
d o
c
C
J °"
coo"
J O
ca Co -5
a U C75
C.2
C-
r > 0 N
y
a)
>' p
c N 0
•V rn Q a) I o)E .V
0 C O N 0 0 m> >
7 0 L a) 0 7 0
r
0-0•m
C
r�
O c rn
O.
r
0'.
m CL
N
G m> L
�' ro
Ua2O WCL 0cna .gym
UroE
t)0cn
Ucn0
Uma°
o � H
o
°O A G
U +�
N
^o �
0
q 000
00 O
N
O
� N
004
00 00
0
0,cn y�l
Q M N M
00 Y spy
4— p
0 _�
�.� m U A y
•V a C a 0 4 0
o oo U
0. c p C a oo oco
L
C)> `' U O p o
O co W CD co W E N o `�
C) s 0) 0 °O P
+� c0 C «+
R�I
U 0 3 U O
o c
isc>iC Zoo
L 0�i ,.�. ...
m e
'4) 'W N
V C UO -0
� d a) O N
O= Z� E w- :Ll
tQ X 0 o X N
CL (n 47 '� a) o
o c° C C Q
Q .0 o p O N
cu m3Tn
Q c 0. •(D D-
CL •�
a)oc
N L 0_(D t CL
NCE C) U 0 L
E)
o O
NV ` 3Z CO
�cca
4)`' o >a o > C
a oa C .0 � 0.0�
J d a E o a E L
to03 C0
cz c co
W a) Q U V *N 0. 0 E
Z� yom� yopC
W O
CL In 0_
3 cn N
LL c �
UU v UI -U 0
O �
WW c a CD a)
c cu m o m c c
> a) W7�5 "- U) 0L - �+ 0 �« � oCD ar
W S �� m�co°D0 cu a)
C o ..aa) o0
'55m p p 0) d -0
0) y
N = rn Q.° m m cn v �'a) oY L NQ ° io. y -g o m o
i E t0 01 U +�� C o 'C a) O N ,� .- a O (� m O d C
v a�) a) — E o m . >, ° E
a ami 01L 0 'Co uiCL c W ��,� ��� C o° o a)
s Q$� o m c.,Y'� y c a) a� A o-0 � a) a� aE W
c a cv �cn'ga) gmL� acxc om0_E �c� o
o J� C 0 6.N Z'io 'r— CO co °�-0 w 0 E o E c m� g ac
ea a) > *� co o o En cu - o� o 0 0_m o m R m— a) mU) 0) a) ti
CU oa �� a) �-a ao a) -p pa L o ._ >'> as v) E
CL E O o° o� m L a)'C: 0 c m m M m= 0 C: cco Z o� .co - ' M C(D CDa a
m cb C N '� m— a a) p a .� c J M co n c U.- O 0 a m c t C ,"
CD m ae.. moa o c o �, y n�a> p >,Qc z w U) ->
d 7 0 fLC d p a 0- 0) Y m W •E O C d c c O 0 Co m u- a) a)
d O 0 0- C 'L L m —� >,-0 .> 'm J c 0. 0 c � W O E (D cotl
CL Co c0i o rn� m C � �� � F tOi a �� � a�i� �y Z � �
T a) +� 3 co a)-0 N c(n N t=n a p aG c a Mn m LLl O 0) N �' a) Fa U) > N
a) 3 +. O C +�
®d c m� ami > Q'° m e �� �= r a o o c N ya'> vim
as � O-viVO: uu)) c m 3 E °5 cQoa' �'QN 0 > cca— a) L 4) �•� o
W O_ -0 .o a) c co a O W +� m vi a) W p
O E L a) CV m tv '� Z V 4) c 0 0 V i o 0) U
wn o G ami U 0-0 vii C) c�i ani 0 O c c p a
D o n V�'�o o w a.D mr 0 w M M of 02-1 o,
M
F
W
c
d
Co
O
N
O
N
c
M
C
L
d
c
d
Y
it 00
w�Hw
5y
U) Y
L
ca
N
Q
•O — >,
to
a O
N
a) O O
O
C
co
I�—op
a
>, Fp fl
C
C U EO
o O 0)
E
N
ON O
L = �
0)
ca
'cm
L
c6 a)
o a 3 ° c
M
;>
p
N"OL
C a)
f0
9 75 3 -0
E
O O
CO 3 O
a)
Q
O N O N
0 p
O Q O
co
N
O
(6 N p
C p
a) Q 0—
O
fa p
> 0 >
Y
U
cC6cn
a)c ��
�E E o
t Cl)E-�5
0
c
p a)
_
fn OU
co s N
` N
0.0
ca
�-0 O N
Y
Y..
a) 2
Co
yo
•v � N "O f6
•v a U
C
C a"(6 O�
0
tv•�
Ua)
3m
UIQ— a
f9
C (
�
m
O �
>
p 0
'p «� 7
C
a)
0�
> Y 6
O
O
-O >
c OL
r
Y
y C
� (n i>
fn in fv }
C a) V ;a U
w
a) O
0 C
C N
7 U_ Co
O
O
3 cu
a
> 2 E
3 C
O� c •N c 0
a
_�
E 3a
d
6
Ucu
— m O
O -L " O� O >,
U
0Y E
O E
E O
C +`+ O N
O
Vi
C
N U f0
fn p
4=- C
C O L)
L p Q
p 2 O Ic O U
C co N —
O
> O
Ci co a) Q)
U
C vi
U O
- Q
C (n a C O p 2 O.
w a))
.Q)
_ ..0 U
a)
M a)
3 fU t6
E y
+-
Y co
d L fU
O C p ,O L
O� ca 7 O C 7
6 0-
O O m
VY Q
f0
N�
C
�� O
�= CL
C a
U
{Vp co
C
Q. Co f0 O (n r E
3 N C C O E
YO O_
a L E C
O
G > (n V
�_�
U O
O
7 a
N E
Q. p
Y Y '(n
•N a)
V N .� ` U U U
V> U
C c�a��a)�
En3
a) ?'>,
o��Lp0)E�)
CEm
w0cL
O 0) m o•>w-
W tZ Q
E E o
6 C v
O
o?
N
y O co' o
"O 0 y
.g c m
Y E 0 c
O N
C 7
O uj
U
p V 7
c
O Vi E
O
`�� C
C N N U
E 0 c p M
O O `) N N N 0
C (n
O p y 0
� a) 7
0 � C Co -0
O > E j
� Ca
N C
�L�
`)
� U O
O a V 0
® (6 -0Y=
r y fll `p
-E O O tTc~L a)
R m >.
O) >.O
d E a)
o °)a aCi
E c
C
o rn
c 'E m
E p
.0 ,R .a .cn
0 cn
s� c a
o
m
3
fC
io
U .O E
C O Q 'j
�a
a)
OLS
cu E
> •a) � U L O> to E>
C Y m
W
N
W V1 p C
y e a; 0
a
W C O O O v W a) N
W ca N
0mCh
:3,cn�E
pccQ��n
0-0 cu
.-EC`s
_ CO O U N
OL V C
o°
,EC0ma
ui0— fo
it 00
w�Hw
c
o�
saoi
"-'
CN
nm Co
N
0-
= L co
W o ca 0-C
a) a)
U� >
N ^�
c �� O70
O
Mo
a
O
0�� )
a
~ %i.�
QogoCJ
oo O
0 _
a)
O O
f- 2,
cq
N
O
O
3a^y�
'O rOn
— W
y n c0
N
N
CL
c
V O 0
o 0Cc C CL
ami Q L
a s
ca
L
ns
° CL o
' ff
C
Q Y O N �'
Q
(a
io
m
c °�
a3i2-:a
zit 00�_�
g�o�
0
o U
0 o CO
0
U L O O
a) N 0
Nay
o
•C3�Y
°�03
W w
E ,�
N �, a) `o
c- 0
V m
oo
Qa=3
$s
0
3
O
a
ca . V
E
C
?� M c
yN+ a) o
z� a) N
o�
..
E
_>c
Z
Mo
0co�
— 0
._r
— a—
Q C
d
ff
nam D ca
a E
O*;
�a
3
�-0 N•0U
U' to
E
a) a?
o m w a
w m
N r
o 0 E
aci a)
E�
o= � >,CD
CD 0
L� co � —
Q
(n M
c
75 a) d U
Z V d1
Q p
0
�O oc
N
_��m O A
0 v
J, L
0
o
cn -j
c o 0
>''-
E E o
O. pa
L
0."
O C
0� 3
a3 m c L-
� c ° .L::: o -
+ M L
Q a
a 0
C N N vO a)
/cu
vJ 4)
0
LU
U
Qg—
C U uj L C O
O cL
0=
4? O no
C
co
LLI
C9 =
O L
Y — L L
O ca o O Q O
O t 0 o C
O
LL c
®�
OF 3
UF- n3 00 c
UF- 34:'
U
O
o
aj C 0)
O 0.CU c rn
WY
w40
a) �
ca („0m°
CO 0
:5c0 mo00 tN
a>i c
2�O.Na)2
��02F--c O0 cn0
F=
.y
a) co a)
co Ca
N C C U
c a) a7 ns
LL "- C "O U U 0 0—co
O
L
O
y
p
t
s— N
0 .V .0 d a
R
N O),r- a) O U fn 0 _>
C c0 LL J C c� O.
_
.�-+ cn � a)
O
"_ E o � 0
,C
c a)
o �U o 0.0)w- M
m
� -000 �,� ) m aM
aEi �� =-0 �� o
a
W
•�
�_
Im CO0:3a)0co
:3 a)
cn 00� O
� 02,2:�3J
> c cC ^o iN
O.5a)��a)ovaEa0
a
o
p
o
ca
v> `o o 0< 0
aa� E' E o v, >�
c
p
p� cn U O
0
Z
L cn T 0 -0 N
OJ cQ
O 0>0 0 (n t O N Q^ 0
m
s 0Y 0
0
L4
W
O 3 `-)�.5 3
0 U CL CL(Nn `�70 - Ev>
E c
cn
C1
E E 0 0
-O CL -C
J
p = m 3 crm
O` rn
a U' x-370 con. a) i
C�> C 0 n L 0 co
E
_
m
_
O
CO c U
> c'
W
0 `
C1 0 0 U U 0
d> as ��
_
0 - p N '0 cn U v N c
m o cn
c
o
a
>a)a)30
Z
0
m
J d Mn U)
= o Q' c o
V 0) a) �._
Cl)
LU 0@ .� O
V = 0d o O `0
ocoU. ��
1 O .L c= u- N N +L N p j
EEcoEm
c
vs
Ec: a)0
�0
J
Uyoc)
o
>,cu0) 0>o>—�Q
w
�c c
o c D c
d
L
v c Qc rna) o:_ o c`a._ E
0 m E off. > CL 0-o c o
°Q
r
a
a
IL N-0 c0i �
U
0
cco
aF- ac0 oo — cm -ops
U
rn
R
W
.O
a
O
N
O
N
C
m
rlp
L
C
d
W
V �
J �
0
Z ai+
a •3
J
02
0 v
N
o O
N () lL3
Z v
O
a c a`
J a
as
W y
W 0
0 2
LL. c
®d
'C
W
W
W r
d
's
Cc
G
L
Vi
9
co
CD
O
Co "o vi 0
o 0)
m0)c 3 0 c CO
•c 'N o co G C (0 N +.
L C O 0 C p
cn q) N La
d C- > N •C
g-0E�scoO)c.>FU Eo
o .r Mcoo c
C0 —o O N C 0 �[
!C o c6
CL -0 c EZ o o o Q
c � >+ co o co c
cco C Uicpo� ccoo3 Eco
NcocuEEo cuo
(�L6 U 7 f6 0 2 0 cN 0
Al -(6 0 O) C C 0 0 _ a C 2 N
E CL
pYY > co 0 O'S 0 co -a
c-)0 0 N L -o Efq U O
O O Q (0 Q j'' = ton � Q O O
v, 3tt-- o;- c o 3 0 w c"
C O O c V p Q >, C -p O C f6
O p N; .N O cc o
O E coL N co r
O O N C '0
o EH
CL � co CL co
a) �� oc� m� c 0
_ O @ Q
U) NLS ��:.i OU O_aI-2 Ov
(D vi >
oa coot Et>,�
O. O N E 'r- cL0 0 .=
a
c
a�C p Vi
O 1 U Y o
�0 u)o Ea2vycnE
a s o E o
�E rn�'ov��M
0 0 g S c o c- 0 0
t O�° O > 0 0 0 0
~ �' co -0 o � '° o. o. 0
CL vi3O�Ecco° - C o
y30o>�0"°'0)-aEE
O O) 06-2 p> L a N O o cn W (Lo
lC 0 c. a c u1 @ o L co c w 6
C fn Q 3 E Y U a 0 `= O
O 'CU)
02 o •j O N U c L
M o V U> N U AU) j 7
0 0 o C
N•� >N OU OU >,QU N
V o 0— (p E W 0 v Ems
a)
=
�aC)L NU
U
H
Z
W
2
W
J
W
W
w
H
U
F-
a
LL
a
0
-c >,
� U
N
CD > o
O c
0
N
-5-0
co
C i
M "
U
_U N
co
C
'6 U
._ tL
C O'
m �
CD
� U
0
(6 Q
cM
(4 U
U) —
s `o
A
m
� w
-0
a)
N o
-0
a�
O N
U o
U 1— a
m
N
co o
� � O
M 0 N
CD U •V
c o c
o
Mcm
X a m
W 0 -0
t� CO
fn
� U
LL -0
L
N a U)
y o 0
o Q
N
O > o
p .o
Q >
400cU
00 � O
0
N o
0000
0
A M M
:it 00 �
w�[=w
c
c
Q) O
o co
O
o
-r- O
'15. o
0 V
V
a- fn
CL U)
to o
U o
N
N
c
c
a c
(n
C
N Y
N Y
CU
a) Co
rn�
CL
m N
N o
C U
C U
M >'
c9 >>
U
� U
cu C
cc C
NO
O O
C) O
C) O
O U
O co
t Y
Co Y
tf
O =
O =
O. O
O
O_ (n
C
Q
C U
co U
�0
F0
O U
N U
cn
U U
U U
Coa
CU C
c6
s co
CU
U
U
'=
a
a)
QE
Q-0
cu
=a
�.
_�
U C U)
�
N O
O
C
o .� O
.O O
y O .- N
cu
Q U
n
O .0 N
CL r -t
L Qf0
OQ2
I— Co
UH o
Co "o vi 0
o 0)
m0)c 3 0 c CO
•c 'N o co G C (0 N +.
L C O 0 C p
cn q) N La
d C- > N •C
g-0E�scoO)c.>FU Eo
o .r Mcoo c
C0 —o O N C 0 �[
!C o c6
CL -0 c EZ o o o Q
c � >+ co o co c
cco C Uicpo� ccoo3 Eco
NcocuEEo cuo
(�L6 U 7 f6 0 2 0 cN 0
Al -(6 0 O) C C 0 0 _ a C 2 N
E CL
pYY > co 0 O'S 0 co -a
c-)0 0 N L -o Efq U O
O O Q (0 Q j'' = ton � Q O O
v, 3tt-- o;- c o 3 0 w c"
C O O c V p Q >, C -p O C f6
O p N; .N O cc o
O E coL N co r
O O N C '0
o EH
CL � co CL co
a) �� oc� m� c 0
_ O @ Q
U) NLS ��:.i OU O_aI-2 Ov
(D vi >
oa coot Et>,�
O. O N E 'r- cL0 0 .=
a
c
a�C p Vi
O 1 U Y o
�0 u)o Ea2vycnE
a s o E o
�E rn�'ov��M
0 0 g S c o c- 0 0
t O�° O > 0 0 0 0
~ �' co -0 o � '° o. o. 0
CL vi3O�Ecco° - C o
y30o>�0"°'0)-aEE
O O) 06-2 p> L a N O o cn W (Lo
lC 0 c. a c u1 @ o L co c w 6
C fn Q 3 E Y U a 0 `= O
O 'CU)
02 o •j O N U c L
M o V U> N U AU) j 7
0 0 o C
N•� >N OU OU >,QU N
V o 0— (p E W 0 v Ems
a)
=
�aC)L NU
U
H
Z
W
2
W
J
W
W
w
H
U
F-
a
LL
a
0
-c >,
� U
N
CD > o
O c
0
N
-5-0
co
C i
M "
U
_U N
co
C
'6 U
._ tL
C O'
m �
CD
� U
0
(6 Q
cM
(4 U
U) —
s `o
A
m
� w
-0
a)
N o
-0
a�
O N
U o
U 1— a
m
N
co o
� � O
M 0 N
CD U •V
c o c
o
Mcm
X a m
W 0 -0
t� CO
fn
� U
LL -0
L
N a U)
y o 0
o Q
N
O > o
p .o
Q >
400cU
00 � O
0
N o
0000
0
A M M
:it 00 �
w�[=w
M
H
w
L
>1 V) 43)-FuU)
m N
y
_
a)
WN
E L r a)
O m
N Q
o h
" O
� E
(D
Y N H
) O �' O
5 0 0
°O C
G1
N �U
o
CL(DX
a co
Ota
0
` ALO
qac
N "^
j
w O
U)
L
a)
w—
2
a o Ll M U
C= O
o'
O
°-
(B C
O
'� Q
��
c a) U
N+
OF- a.E
m a0 N
gooU
oo�o
N
CO
S N L
a)
O N
d��
Co
ca
L co
N n .3
a)
O c t
N o N
Q
N
ACL
C O a)
nm
N
fn
N+-' M
N "O
.a)
C O a)
Q B
moo.=
P.
o
N=
c9 "6
C
a) CL w N
p> _�
C N m> 7
G4
°o r
o CU
d
d
W
O s
U+
O Q
N
° r N
U 6
N O
N 3
w 7 H
('
L
co
CoO N
.� 0
n. a) m
p
N Q
cu N
D..>
E
W
V
V �'Q
L C
O "L" a)
Q U) '�
�� V
'> n c
J
E= cn O
0-0 (D
-075
a) a
'a cuQ> y
o CU
0 0 p
O
d
a)
m 'O
.0 3
L
a)
N @
N C
a C
N U L cu
Cl)
>,
v
= c N 00-c
0
Q
L
0 'O
c�a
N0
Ww�
0 Ca.
N
°
onca
cs
N Oc-+8.
ao
O
)
3-o
co o
a) :5 tfa0
N i N0-0
>.
- m 2 a)
,Fa)
LOo
N
c O° N
c
N (� R
L
3 ca
° E
E
O CU p)
-
° •0 N � ""
°
Z+'v�
.� C Q
°
>,
-0
az a) �
�3mm
'O
i) C a) •- m
allo 00>
0 n.
a
0
O N a)
a) N- CU
C -p
a°a
aQ�
�U
m�-0a)
-M°a 0- o
w
��
C1
a) c
to �
_0 c 0
p U N
>,a) O-
a) 0 ul
s.0 a3 E-
L y a) c°
W
N Q Cb ..O
N vo
yN O� co •'C
+N O a3 7 a7 ,L C
a)
Z N
0
y 2
v) o C
h 0 (0 N
to L 3
O a)
vJ U CV >, 0
O N '� N
a) U L.
cn
y
W
Ui
.�
c o ��
0
c 0-070
UUo
c a) °o
UF-
.5 O
c� �c
UQ�o�o
c
U
LL c 00
-0
m m
m� n
nasi c°)
m
3 � o
—
v;
W
W�
> o
o
c°
p °)
(D
d ° 0
�� >O
—
N
W y
m
N
_, ,N
E C>
vU-_-
a. LL o p
c0 O ° �
° t t °
m
IL
as
L �,
U
y a.•,
d p
w '� Q
y N 'O N
•..� Ctm
0 U V co O
•�
E
O
�Q
p
w4)a)0-
,v_)
E tea)°
oEo°) u)a)
O
x
a)°
a=i�`asa
ac`oomm
�NE�a)
a)oa°)�0-0-
zo�
(7
N
a)�
oQ-
c"—'cv
cu m E
y 0
O
W
L
i
p 0
O (0 O C
>=4)
o
G .0 p
c o v N as'�
O .r 7 0)—
<C
U
C +�
>" tC0 U
=� p N m
v
U O U LO �n C O
2 a)
O
h
o
O
U
O
w .o
N
a) co >
G p m
N O
fA a) M= +_
a� a)
y c N +� E O
W
ti
az
m c a) :
_ o
�o)t!0 0-a
s
L
w
m
co.�
Z
w
LL >, cd °
L)
0 y n .o vi
ca o --a
O y ° 3 0 vu
0 o�Q o
O
a
u1
°
w
V
of
oo�a,
�cnCoa.—Ca
_>M `°Lm
x
O
o
`n
M
N
c c
R 0 0
w
J
c°
O C ZZ 4-
2 0 cn nc
v- O Q CO N fN6
t' a) - .r—
V f0 N L N j 9
N
�
N
Z
N c ap)
W
}
+' a) o o
c QL =
O o ca a, E=
a�
) .0 Co -a L ca
�= CU E �.Fn
E
oy�
y��
c
C
c E
Q
r N m 0-
�'? N M C� N
N 2 N Q. a=
m
C9
C7 m ca
N
v� o a Etnaf=Z)
m:8
cn rno�-a o° cu o
rn
IL
o � E-
o
N
o �
o0
0Q0U
0
� N
� 4
0
00 Cn
nW- M
0
'k 0F_0
Cu
C
0O
I— .v O
a)cro
E
Y Cb Ni
+�
U C a)
O) w
N w C
7 O
V) ro
m
a) -0
L
N Co 0-
Co O
U .L U
CD
E cz (>0
V- ro a�
CuL
c�
Q
��a)�N2
N
U c
3oa)
--p
a) -0 cna
ro
O
3 a
c •� 0) 0 ro
r-
_�
E03�oa=0
U)
a)3
L O
C Q -.o
a) C
Q) a)
-0 0
Q c
c
ami
N
-Q O U
to a) a) L�
p N m >,:5 p
o 0
-o
C E
U)°.2)
p O_-° LU
_
a)3
O) a) C'
o
0
O C
>,•-E
C N 7 C-
(nro
'X '�
Q
a) a p
p L Q-0 N
O p) O in ro
0 0) a)
O C L
�cN
U�cCL 0
yo.3
O c>
c •- a) O
O O (n
Qac
U
� � -0 U)
a �
p
-0—
V; -0
N
w- a) i V O
oma• a� a
ro
O 3
ro >`y
CL
(C6
c�0
C +
aa fn O =_
-aa)�o3
N
CL
— � a
M .0O-
0 = `
ro E O L a)
ro U �;
•2Em
o°�°—"
u)
3 a)
-C
cL)Nro
aS
ro-00c ro
o,2o°
ai
p cn
E a -a ro E
ro ro
a0. ) N U CL
L ro
o
CD 0) ro
C7 Co N
a) O C
�ro O E o
C
L L
"O —
i�~ c
L
ro
-0 Ero
L
E U7
-7a)
c ro O
a)
r
a) ° >
0 zz OL
Q C .p)
c 2 a) v-
C
C .> p O
coa-COg
i
Cn
>c0_
a) 4- r•- c
om
'- Co a
o
a)
EnCu
n °� ° o 0)
c
C <�a v-)"
o
u)
a) -c c
T n 5 c
O c o
c a) aD a)
ro C� n
G
a) E
o
C Q
m Co
°
�?°Co CLCoEEE-t 0Co
�wcmE
CO
c 0
O��CL ° N
� ccO
OUQ C E p
N
UCn
CL U
UI—a U. Z
6
oQ)
O >
M
CD
a)L
O
N C
Q L
o u) O
O c C)
° °
7+_
Y
FL
OL
�
@o
a)
CO roc •� L p
T E a) N
rn
Co 0 C
u)
N L d1 N U C a)
ro o C y i
= (D n
roc aa))
N •� C L
0ro
v- a) ro
ro�
o= r 3 N C a)
3 0 a) E
c
E o aDro
LL
Q p
p0
0-0
ys D o o
p
0 av
a)a
o
a)` - �
L)0 (n
Co c
M '
Nc ' UQ
'yi- >
V Z L
C O>'2 a) C ro
— p E
n N ro o)
— a) c
eC a) '� .� w
O O O ro
C i Q) C
O N a) U
o U) m�� o o."
c
mom 3 =
ro '' a Q)
G N� E
N -0 in p L O
U
in
CL to U ro O N
OL
3 — L
O L
w> OU O c
Q 3
� >')
N Q 0 ro ro cn X
a 0 5 0) a) ro
a ro a) N O a) L
d ro
Z ro fLn a)
C a) �- p
O of o O •C
,a)
7 O" L to .ro ro C
O Q. U >, T L i C Cu
m m o ro 0
O ro° 0)fl.
E 0 aro rn�
�3��0: v
Q c ro U
o°Emca:r
roa
E p° C a) cn
.-•> 0
?,' � L 'y a
ro
CU C y E q
N C y E
t4 a)
Q 0 c C> C�
06
i a)
> ro a) 4 N
C
� Q.
a) c in L U'
Q- N Cu
j O O O ro
N 0 C
W � C
c to a)
R 0 a)
o o .0 p ro '- N
o a� C cao N a) CL t
0 U-0 E a)
o a) 3
O u) -
O d a) N coo
C w> ro (6
c>° >i Z a) N U L)
R--
0
47 OU C ro 'D 'a
N C6 N U N a)
N Q a) •@ O N
O v U i6 cn L
0 a-ro
N 0
.0a�•g
�a)�>a)>,
�; ma)ED-CLm
rL u? -c Xa)
= o.L 0 w.E 3� E
tq� 0 L
WGD} ro c
cn� 0.0 o E � 55CD
o � E-
o
N
o �
o0
0Q0U
0
� N
� 4
0
00 Cn
nW- M
0
'k 0F_0
M
N
w
.O
C
d
.O
a
O
N
O
N
c
m
IL
L
c
a)
W
O O E
lV V 6
z V O
O
a o a`
�a`
i
W 'y
0a
LL c
00
w
W
W
O.
W
d
N
m
d
L
co
�o
M
W
O
m
o :ri
o�F
N A
000U
00 o
N
O
N
N o
00
a_
0
00 /] M
zrg 00 r
a)
-aLo
L
O
a)
us CL
a) O (U ,OL
(n -33:a
L
:r
O j N
a)
o --v—
CL
a +M C C
O C > O a)
(n
t6
U 0 a
C J o
a O O OL OL E
o E Q 6 'C
a?cu
c
N O
c- cu NE
co
N
E �M-oa
E c
T° c
'0)
o o E o p
- N
(p m C
E C (D
U U (n i
Co.p > s -a O)>o
0 o
Q
L N- "(n
0
E c a) 3 •�
0 U U
a
(D CU0)
a) E( �
o CU -0`�°
3
>, (D a)
cd E -2
�
a) N O
E
@O
(D -6"o
aCarn�o
CL
(A (a
O
O
cc p -
co C (a
E
.0)
a
coo
Q
a)O
c
o— :3
O
-0 L O CO N C
C
O
L a) m
N ca
C O) o c C N
co C (n � O N
p 7
a)M 3 a)
(a
m0 U"� ao
O
3
a)
E� €
o- o Kaci >,
=$
N
(D a) Oma)
(6 N +� d
°r0 a2ECj
-j U O pJ a)
-O fl-
vj
-0 o C N
co
C S ._ co C+
O-0
AUC
N CU a
N
9
CD CnC
oay
Q rn
o0 a) •- 3
N — Co
Coa)� >1 (ono
o aai
E
co 0.o (_° nom
>-o 0 0 n Oi
ai
�� N
•C
y ac 5 aa)) o
�- c c aa)
a •L oU
U7 0
�a C p
.O N N p ?� 'O co
v L c
O a) E p ?r O)
m e ,E c a) C
a) = N
C (n C O) U
C 0 O 0 a) N c •>
�s
o� oo a
o CL .0 E L) �
cncnC
w-0.--0 _0
C O a)
0) (D ca 0
oLN CL
c c )
O
.O -O
Qa)
-o o E
E
n a)
E
CL3N (0 a) E o
0 co cu
(6 0-0
co
0 0 0
'C O E a +-
O C 2 C C N m
L aS (n
y uj 4)
O C O� � O O'a3 O
0 C a
UQ
UQ aE I— a) 2 E�
ya)Ca
C � a)�
z >o0
.O a) 6 p
v�aciE�o�N��o—Z
N •O 7 N F E N O ca
a)0 M O "_ ca — C N 4- E
C a U) O a)
a) a) O- Y > n a) C L L
C U p O p p N
O
L
aa
E
E O E
rn UE
N p
V1 C" a)
(a a) > — a)�CW
a a a o 0E
—ca co WRENCl)
o .�O C
UCO
o >*
a>
o°
N � C
LO
N
U pCD
aL
� U N Q O
CO� 0
m�> .
0N
EO l c'E
co o:a
E O O m o
a�
o-0 c
075o a v cmcm
c
aU
taEu
C -X p
> (n `UQa)
OD )_0 5 a)
0
Ow- cM0-
N� Co
o ��
o.2 a)o ;
a�ccLCca
UN aa
Q. O O
0o y N
O to
E
O CE can) v
ao
> '_p
m > a a) o
a ; N O
�,= O
U O a)>
�a)d
O 0 m
cm D C
a)2 o m C p.Oam
Ca) atO aCo
W Eno
�°
pZ()
C (n = L OaO
ONEa o >>
°aa
N�
EE�n�E�
�
0a+0WQcaooO
�cm.YcEin
cccoo
0 a)a)�L 0 a)
N LL1(n M (n V)
�E>E�COa)
E a) o co �_ C p w
0 y 0 N O a N U N : •O
coin 000�
rQ� Tv)30_oEcacL°E�L(naicU°oE
m cL
uj —2-
tt C. O N fa U ca O
Lp
ao a) = o 00 c V C N N E 0
N O E; >
N
r N C C Mn
6 6 � a a) .E L 'o
(D U s N Eu N c O V •—
to 'O 42 m ch Z O 'O +� min co (n
4 (a Q p 0 (0 O N
w s a co E L) C/5
o :ri
o�F
N A
000U
00 o
N
O
N
N o
00
a_
0
00 /] M
zrg 00 r
N
d
a°
O
N
0
N
IL
OW N
o o E
NU `
Z
a o a`
as
WLU 'y
0 2
W c
Ow
�LU
W
W
@.
� N
N
i
m
d
a
M
C!
O!
0
CU C
L
C
—
L m a)
o�
(D a) 0 O CL
a
'o c c
U - E c
mom. c
a 3v o
c
CL C `n m c> E
a. "� !]. O
oo
Evm)c`o cu "IL
ami>,EHm
cu -0 Q. c '�
CL C co N C a)
U
0 o- 'a U 'E
oo o
E CLW aa.E.?�
° u S f6 2-0
L a) a) m a) p -ld
U N d co>O
CL •B O O a. C:
a' 7 3� C
oo va", dtj
+�+
C> >
3
�' O N UO 0 C
EOa
-O
} a) ca ,u
�30.a00
:1k oo
m ���
3 ac o C
a� a'a_>
u0i O W
Nc��CC
•L•' a) Ln O L` d
QN (n O —O
.O Q y.0 a) a)
` .. O --. a.
0 Co�
a) -C a) E
U C:
C.)
pa
c cn
y
(n cnc i
0
W� N U
+= C
L O O —_ U E m
a) C
> 3 0>> ,L
scu
a`n) I- L
N .-.� O
w L cn
00)" O
m'6 C ..+
m m L
E O w +' 3
�(Dmc
_E U Q
d C
m E= w=
m" E C -c o
N -c
�N °3 E'a�,
m ��
N >.r-0
C C
O _ (n'-
N
�
J
W
U)
+> m0o O
O
�U
NCUN> pOvOL
O
—N 'O O_ a)
U
y N CL C� L a. 2
•7
-p — . a) 0.0
fW
.0 (_ L N O Q •—
O E
C> LL a Q -a
�� O
o N c Z m
C N L N
O w75
T Q �.._ E V O
Z
a) a) 2 m 2-0 @ a
C E O 3
CL 0
4- p. 0
o 0 2 0C3 a o
3> 6
oa o° 0 m
E
a)
a a) c E� F5 al
a cna v
a' m c c Lw
Lm
(D
tU>L 45
0 m OO
m 7
o
U mC �dC Np aV)
ym0
d�O—Z=d m a
a -O L U
,o
rQ m O c c
c-0 aa)
moCL C
0
v) Uro mO
50cncya>.
0.
y�3(n=20 MO
-
�~=��Ocm
a)
2�-
Lo cu
O O
za)
Orn+m°i
a)
Uz
F- a) n oa°
iE>
m
C
a)
C E
Lc
0'c
�mEO
to z7 (
M
m�
"O
Q Vjm
M m
dcnN
L
R �C > a)
O�(nO
60
m -O -O a)
0
QW
Ey w Or-
L0)
6
C a)
v,cna>,'SN�
0.
m
-5 oWE
5a��
.r m��.c �o ° m
O 7� .' a1C
E m
•N O
co
ACN
co
0LU-pL=d'L
o O
CD - m y
-
U
O acn C
6 +mn
V d- C L
0 c c �� ro a
�� o® O
WvV n c°O p
ct3
CU
c 0 0 0
°� a.
.Nr m m O' c
a.�
c E m "O m C
- mL
U a) = p)
Cn C 'a O) N i
+d E O Cp m
V O L Z
>' m O WO m a)
cn�ECL 0'.�ca
lC N y O
a)cIL
m
.0
+
�aNca
O "O a) L a) m
o m tm a E oTa
++ — C
�� a a.� m
" . CD
�� E
�'acmN0�oCC�a'
o C a
ca>_cCL
O a2 (n 0 co.- U
yoO c Ez a.�
i U� (V E
�U, m m m 3
0
cc .0a)
-CN
O N
V)jL CL O n C
%� a
U Cn C m
CU C
_>1
U a.
� o— E
o�
03 o
>
c
O Q
0a-
N •L
O E c
oo
O a CO a)
p U) .�= a)
N
p
cu -0 Q. c '�
O o0 W�
C 0 a' C
oo o
m Qc
fn C
o
NN ON
E Cn v
O E O
oo va", dtj
0.` NL
Cad' um
EOa
w?0
O >, O
:1k oo
U U C
r.
W W
u0i O W
® O C m C
O m N
C
N
U C:
C.)
CE
m
N
O
Y (u m Z.
scu
a`n) I- L
a) C
c0
to 0) >
a� o
�(Dmc
_E U Q
U.
OC �
N t
LO
w
N >.r-0
C C
O _ (n'-
N
J
W
d S 0 J
�u
U
O'S mcw
T
_ m 00
fW
Z m
D- >% .O
n
o N c Z m
r O a.
acOM
LO
U C U O
Z
a)
N
rn
4- p. 0
O O
,NM >Q
(D
�s3E=
Uw
c-0 aa)
_>1
U a.
(D CL:L-
O Q
0a-
L
0
OW a)
0
++C
C O N •`�
a) .> - N O
C
S
O
E Cn v
C. N 'O cn c
C X a) -2c
> a) j�•X
W
0Eoca�
o
® O C m C
dC.Ea)
Z0)U
N
CE
m
O ,0
U) O
a) C
O
Q.-0 (n U
U.
E3vmia)�-c
w
W
O _ (n'-
N
J
W
as c c
N a)
�u
O'S mcw
T
fW
Z m
D- >% .O
n
Q
r O a.
acOM
CT
Z
Z
rn
C
W
d
O
CL
O
N
O
N
C
R
IL
O N N
C4 C
O O E
N V a'.
Z v C7
0
CLtm
o a`
LU N
LU o
C9 =
6L C
Od
�w
w
LU
�.
LU 0
W
N
L
g
m
d
i
•o
M
O
O
as
o � F -
o
� 6 C
gCou
00 O
0
C N
� 4 o
00
00 Q Vl
nw- M N M
Xk 00 D
c
N
> o
fn C
�
c m
U
C y
d
om 3
N
U
LO N Co
CL Q
O C E
C
CD
y LO
0.5;
> 0
C
Q a>
.moo
z
o w a
'O
. r
� U 2
co
Q
O
a-N
_0
co
C m
(D
(n
3
O r- o
>
c cm C-
`
E>
�0
o a
C
co — CL
U
> >
O N LO O
o Q c
7
O'
+. O O
•0 m ;-
a U)C
a � > o
N•L7 U
CL ��co
j
0 U N
0
o
-o—
.--o-
m cm
o
--an
m p—
cu
N
N •N U U N
.y
o E
.� LL y-+ L
C
C o
Z W Nin O
C a
O
cu
O O
UU)
O c U
UQ 2 8.E
o
m
3 cn r-,
C
Li p c
O C 0-1
d a
C •� 00 0 U�� r m N
N L O >+ Z 'O 'C v m 4= .X y
O
�
mc
O
> "
CL Ce)a) xr0
C
p'O
N N
L 'No
Q>N o NO a
L�vco-aimdYO
Q��
N
a(n N
�aa�y
w .O X o C o
Q m 0
la — c� d a) C J c N y 0 c a ton O in N >, h
C W O N
ro�
O-
d�
m •C cn L N• _ N
y c n? u) �� �z j c'E c m fn o
c S O
cn-0-0-0 CZ
a
c Oma) 0
g O 3a 3 .0 (no E
t 0
O
o
O
�,0 3 N Co o M cn Uv(n
C C N� N X U) U> N co
(LU m U
'Ch
C
L N Z Q cU 0 fn fA
y' v Ul m 7 0 7
L J ' U
m O 'O (L6 O
c
co Q O
c
O C O m r C >' J C' 'C .a U N o o L C" c OU C O
-0•cn � Co
air cn
('off cn m v��
m °
N
3 c �� m m.? �2 �'o � ) E c ��
y•°>� y= L CL o�(n CL m" a> m E c
��'�
c� E
f6
ZQ E v13 u N ED coo v= O u� O N m.o E
0 O J
H v N> O a0.
o m m am m
•C
C)O E N
O C m m N N C C C C O c— -0 U y
o mw, E �•o E.� m �� m m c a�— ��- m CD
> m U c >
Q N m m C
C O) -p 7
®'a > m N L i N cn N '6 Q a)-. >_ m N
N C.
E
C .m U—
tLU O
0
G O N H> N N N y d C C O L O U4:•�
E
C o(n coo �-Qa
o.moZ
m CL Wo 2 v o 2az C A 3� a3�� E c
c c0� C- co a 0 C�
c aai 'p
� a9i .c
0comm-0mzWoczaEco
-6 ci
o � F -
o
� 6 C
gCou
00 O
0
C N
� 4 o
00
00 Q Vl
nw- M N M
Xk 00 D
M
F
W
--I
cc
L
d
d
W M
U v
J �
Q 3
J
Q s
®w
(7 tq
N
O O E
N U
Z v
�a
CL O
_j a.
W
W 0
0x
LL c
O�
Lu
W
UJ
a
Lid 0
N
d
.0
Ln
d
L
co
CD
cn
CD
H
Z
W
2
W
J
W
Z
0
a
a
W
N
Z
0
U
o
6
C
> U O
C
>
C CL fU
N
C
E O
m
a)
>
"O
O m 0 N
m
C: m
t
�
Q
EO W
m
CO
O O O O
t
Q0>
c 7
cu
-
.
O N U) m
CL
0
CL L >
O
C
O
:p 0_
L 0 c
C
m
p.
4- Uyam) m
a)
0— O 4
U 0.0
y
a) � C
O
U
m a) E ,O
�
C: .O o
CL
0
o
7
n� m
C > (U
O
C•�QU .
vi
0CU-.a)
�E m
> a) -r- a cc
0— .0) .E O
C
N
r+ m c0 m
>
�. •C)
OCL
aEL30
to
=3U) c o
c
OU
co
0) N O =3
U
U
a) O C L (n
W
M m a) cU
N y O
m
w m Q
am
01
C LL a) c . E
c
U Q a
c
0
�
ca) -
~—>' r a) c
F_-
� `� a) � 0 te a)
0. Lcu
-OO k C 0 E c
O
O O .m.. "" (D CL
"6 —
_
m m i
> G m O
o� a
O 0- E m� mM 0 E
caa)0-7
?:u0 -)aa-) 9E12
cyll
m 1 N cn
"0
Z Z a)" •C J O
N p)•— 2-0
0-6 -0 L '+_ f6
p
O (U E O C
O:� aa))-a.n c vi
4% m 3 LO O o
(D Qct 0) CL E cl
Q 7 o c cu am3i
N E> cn c o E
o- m O1"" N
a)
Z
aO '� __Qa
@ cn O 0 O
U c
; .0 F a) a)
C j C`
a)
N V U c n N C
H U U
�. to N a) U)
N N c N
E U O OID
�,
ui E V5
O O 0
O
�Z E c m E E
co
Y 2 -a c 2m
rn
cc
U1L-�
m
UH
H
Z
W
2
W
J
W
Z
0
a
a
W
N
Z
0
U
o
>
C
>
ID
N
C
f�6
C
m
a)
D
"O
m
m
t
0)
U
m
t
cu
-
3
CL
cl
C
O
C
m
C
m
a)
a)
a)
y
O
O
�
�
t
CL
0
:
7
O
O
O
C
N
C
>
(A
to
a
c
c
co
U
U
O
W
U
—
m
L
a)
c
c
�
m
Q
m
cl
mo U5
a)
m
cl
m U
U
U
0
O a)
5}.
a3
`
a3
co
o CD
0 E
a
?
2
a) o
O Q c
C O
c o
y ° c
0-
)
•V
Vco.
y
�
rn
U1L-�
UIQ- US
UH
ca p
C
c
Co
'0
0 u
0 z-0 a)
0-0 +O a)
0= � >
c. m
O C d
p p
O ro
0 ()
rn a)YL
O E 0-
G-E
CO 0 0) o t3C
c E
E
w" a) 0
M U
. U 7 - 0
c E 0 L N
�+ 0
co U
u0)
of
m
O 'O
p
O > m
to
C c> c
N
= M O m a)
ca)
Z
O c
O m o
Enc
iv cc
X w c E
+'
c 0
C o y
L a) (n
r N w
O '
Q
v
c O c .a)
U
._
3 0) a) C O
O a)
_
m
Or. a) N` O °'
v
ca n 3 m m
C O
O U C= O
O N ca y a)
0 U tp �? 0 6.i
y C0 O
U
Oc
c Co .�+ (U
m
O W
0
3 >'O CY
L O m C
R CL C.�= U
J a) a) O U
0
d
10
05 w� N m
0
Z
�0
a) C
Z V i U Z 'c m c
Z
0a�m.0co00m2m0
Ud s=-0 m
U W C ()U 0 a
Um
o�
rq
o�F
� � C
N
o �
O 00 U
00 O
0
N N
� 4 �
0
00�
U
QM � iM-+•
O
B
C
V1
d
a
G.
CV
CO
CV
a
S
d
W A
U a
J �
O
� g
Z
c
J
C
O
C7 u
N r N
8 A E
CV (�
Z
A
a. 1-
L-
-j G.
cna
W N
W A
LL r_
O O
�W
W
W
N
N
C
O
00
0
L
cn
c9
w
C77
cn
�U
4)
E
E
O
U
O
co
c
N
LU
LU
J
O
N
N
a
cu
_0
c
co
N
�U
Q)
Q)
T
2)
a)
c
()
0
O
L a) ( L O
N O U e 0
O
00
U) c3 > w o >
CO co O N tm 'O O 'O
V a) ac0 0 o E U 0 cm: 00 O L .c
° N � E U
W 0) U E O co -0 n E
Q) p° oai
ti m r- in om
° Naoa
° c U Mcm m� �Oc
Q)—
c m ) (� "Oa� 3
TL Cw N w O U 0'0
° cm M°(D a)-0 E Ac a co > O o �0° 75N TEE®a E ° �C) . o ) v o
d N .aa) '
WUO N o �O UO >-
0 G cu 0 C
c°o w O -W M ai o o o mw o 0 EN oo E M w '� o f6 o� c
O L c c L' U L O u) L a) O-0 T N f� N O L- E "O O
a) m a). N 7 c a) U 00 m a> 00 U N 00 f3 c 0 c6 O)CO j c® d
a) N c0 U) N O 0 (6 7 C L D :jd a) > U C N O) p c P p) N W,-
0
c N O o'-(9 a) C 00 o a��i a)p a>iE -0�O cu o L)). oJ�
o ro
T� UUWr mco o �,Uw 0U ��C�� o a) o�� o N Om -0 cn00 co
O
o oh 0 a3 � 0 0 � �
n o o L) c/) (D c� a o
:�t 00
a)
c
•N
a)
ui
a)
.2.5'0-
O
N Q_
Q
co
°
UH o
L a) ( L O
N O U e 0
O
00
U) c3 > w o >
CO co O N tm 'O O 'O
V a) ac0 0 o E U 0 cm: 00 O L .c
° N � E U
W 0) U E O co -0 n E
Q) p° oai
ti m r- in om
° Naoa
° c U Mcm m� �Oc
Q)—
c m ) (� "Oa� 3
TL Cw N w O U 0'0
° cm M°(D a)-0 E Ac a co > O o �0° 75N TEE®a E ° �C) . o ) v o
d N .aa) '
WUO N o �O UO >-
0 G cu 0 C
c°o w O -W M ai o o o mw o 0 EN oo E M w '� o f6 o� c
O L c c L' U L O u) L a) O-0 T N f� N O L- E "O O
a) m a). N 7 c a) U 00 m a> 00 U N 00 f3 c 0 c6 O)CO j c® d
a) N c0 U) N O 0 (6 7 C L D :jd a) > U C N O) p c P p) N W,-
0
c N O o'-(9 a) C 00 o a��i a)p a>iE -0�O cu o L)). oJ�
o ro
T� UUWr mco o �,Uw 0U ��C�� o a) o�� o N Om -0 cn00 co
O
o oh 0 a3 � 0 0 � �
n o o L) c/) (D c� a o
:�t 00
O U
aN <=)
C� (n E w y-' o o• �
°
Um a) o A�
Y
d 0) E my cu
�� N "=
' V N "� .... o
c ° ��� 5 m ccl o 04
O cu co N y. cu E 00 �° o
a (z
O ++ N V �.� a) (o o NoN
o 1Lo Z- (D c O U
O) ❑ 1 E � N 00 o (nc: CL d o0
A r
a = (6 3> C rn W o C7 s
7 E O a) co -C k oo ?
L
C = c 3 Q O 0 O EO W F W
O + CU (n N
3 O (D cu
CO N c 0 °Q°°c-° 3�
UJ M CL -0 a d
C� a Ln � Owcom �c
J (o IM CU -C° 3° co
a) a C ai
a R (D - -c cu (DD a (On
a)
N •� o E R2 E a) a L°
G Q•-m��°Cl
Z ro ° 3> L U o
a) a) o
Oo. �p (n p.- °�� vi
r+ _ U a)
N O 5
(7 N U m C1 a) co ° 7 7 +
O` E 0 O
Na) a -a a)
E f6 a) 7 -
N i (o U a 3 (D (6 O u0i
�v0 aU'i �6-03zsE0 a)L
pa m ���mcoa>
>, ai(o
_ co C (D n U)Q) C OLIJ
a)
Z rn u, ° m co 0. o TU o-0 .4 ao
W O � aa)) a te a°) C° �6 cu a> c.� c
C V H C U H U cr H a) co .c U H E
LL Od
W w ' O '� _ (n O T N 3 O
W Ca 0 oc�oa`))aa))aa)) EM �, °c m ��C)
3Nui:.
d a) v) C a) c 7 a) C `p) H +U-' - C) > c m tom,
w+ a) R rn E 'p ° a) a) O O �, (o L 010
I -co cE U_
°° v�t cr
--� 7
T Lt
'C E�ow °
N)>CW Coc (nom>," c- . p a0
a) 0 a) o CL cc myo a )� '0� E a
N=a0-0c ° 0 s 0
O W c
WO
cL
i�°)ovE EU°a aR W° a�
m
Q1 C O O -0OVd fn O3aNN�0.5 (D
�YMC CC aV wUw E
> O
O m 0- C
41 ui O O U co co a) > i cn O Na) 0 LL -
i "2 U 'U- C> ` coo N d a) �'5 0) ° O C`o - M 4) a) W >CO) CO_ .� d O O
"C3 C CV () 0) 3 L w m U d O U Op N N C +� ~ cCt L C` p- W
M c ((1 it m Z'd 'f!) O +O+ 3 a) C LTJ i .y C 7 Z a) L r -O C D- N
N�+
cn _cc0 m-0 coo 3m a) pW rn C � @ �V.s ° p Co m E
O) C N N >, ID N L C .O Z V1 > N .I O O
Z CO :L- Z N °Z G1� a r' ac co N o N n
no U.0 U 0Z0(L m CLZ.9 Q Q 0 5 Q (6"O rn
a
L
d
m
zk cc
"o
O m :5
L
O0)
0 0
v)
t
C L 0
O_ m
O O)
(Dco d U
c L
A= 7
c
a) 'a C) (Ln
" d 0
CU
ry 3 'a
>a) = a?
> d
w°a)anima)
C,
0-0
n U)
(n c a)
L
7 a� w O
46-0 o
c
N OU E
-0 6
O I—O
c c
c -O
wm o
a -a -m
*= .0
O
t6 O m
N
O a)
'O U
o�c
3 CO c
E>,a.g
U>
�m
o
c.�
L
o
n m
L
—_
0
CL
>,a n
-cu
`��
w nm.
a3`a)'cn
0)m ,
�a
c c
U m
v O
L°°L
Q 0) O
E c
C 0
.0 o
" Q --.
U
c
°.5c
�, —
�'0)
ET's
�a)�o
CL
mmE
3: cn
a)a a,
E
NU
0 on
3 O
0 E•'w
0 E 'N in
mo.E>
o E
0 a) c
° c v,
CL
M m
L
°a)(�
L_
0) (n
>c0ui
E O m
m
am0a
aa)m-0a
E U O
°a)
c-0 m
c-0 L c
0-0� c0
� n U (n
Ear
m
a)
>
C
U O O
m
Q.0
* U h N
mea 0
O'
�~ 3 rn
0
L
o
i
ya _L
r- a) c c
ycL-c E
O c c° �.
yQami(ate
a) • c U
O
vZi
U� cmi a°
ca c
UH V n��voi
C) M (n
Utmn aha
a)
_o >' m }
0 C) p "= N 0 0
c
M U c vi
D- U) cl
L a)
m
a)
r n ='> m m Q -n° ` vim) o °0 0 o
�L ° �� a� m°' N3�Oa)��
vi a�
0 ° a,
comm
a
(Lo
c
�•6 m �� aEi mm m�
m° ►-� �vm o U m >,'c
goy-
c c
a0>co
E n0-°
E ` C m n 0-9 c L O O
w m
i c L
C) L
C O 0 v) O a) mCL >, -O •G O v) 0 O O '0 O L 'O O •�
4-
s m V)
m
N°
3: m a O 0 m 0 U O"'a O a)° a)
N
c
m
U O (n a) Cl)
o m m cm �° 3 o m 3 m•2C'1 �-0
m
o o m c
m
a m 0 L 3 L � L N (? 'm (n a C a>i QQ
m U
,�
m0
owo0�u°3i°'>c� ��0" )0)m��
m
`
—0-0
o0 0�
V)
m
C(6 c D +L+ � c Q m (n G. O- c a) c a) L
C O r c 0 0)� i 00 0.— 0 y O
M C
T
++ A
7 0 o b
0
U
-0 0)
a) _ 0
R� v,a E 0 Z m �IiU o o m m� aci c+°
a
°
_
a S n 0)
U)i 7
0 (`a w 0 (n — w a) = m ,Q uJ *� +' m E m
�> �Eo'L°)
CO o
°o
a) C a`) >
c m
a)nm� >CL V)m
��'� °o
o
c °
�'(0
(�0
�Q a� aci o m LOQtII E °w�. 0
d N (0 7
0 w
J 7
c
vii
Q' U) C' a)
U a7
'0 a)
O 0
E U
E
~
L. E U
L
0.2
U O
��Qa-
m
QUin
QQ n0
zk cc
�
§
k
CL
NC)
K
§
�
2
(D
�
W
Q%
a §
c�
2
«�
m
u
A$
02
Q k k
C'4 U @
2 0
CLIL
' �
LU'
W 0
C)I
U-
E
v
w
UJ
ui �
$
�
?
/
2
@
�
§
2
�
k
m\0
SE§I 53« _f
}� �
qt2\
0 0 m m 7
« c= a n E-2@ n
—Z\�\\ \/
Jg\%52£52 =_
E\CL§ k o0
&E\ƒ.\27\\ $>
U)7 «0 0 co % £
>o•�
0 e t= m» e y 0
\ \/gf L33\ /7
r 2 — _ ° & / ? E > °
Q) o t# o= 0 2 o m
5 } E E £ o) ± 2 ¥ § \'
t=e§e_ae_
k§ 0 t/@ f g@ E g,
e=go75\
\&E&/£
- - \ /
\ \�
N
W
Z
J
W
O
Z
N
W
G
J
W
U.
Z
N
^oma
o�H
°O c
U
N ^.�
C
0M Q O
000
v? 4)
0 o '�
o �o
0000
o a, C7
W cn
A 1?
:4: oo y
w�t=w
� o
c
4- (1)
�`
wcccu
m�jc
.0 cu a) C
'� v/
•� c6
C cn a) p
L
a) C
O Q
0.0C:
co
a) a) p
C L
CD a)
C)-
O O p E
�yC-_
CB C
CO
p) C)
COj
U
Y
a)
�30Ca3rn
M -
=
Ea)3
ami
� N
O c
°P ._
Ca o
N a Cn N= C
a) moo- U
U N a))
N O p N
U U s
a) La rn
aN N c c N
a a p
-0� o
o cu �'�
C
O p p) +J
fOC p L U
J L a U
Q C N a)
�
Q
C U '-
a) Q N a)
L O O
J-- C CZ
>O r0 f6 U
p
�mQ0
�aNiw��3�
CLaaa))0..�0)
�O 3 a) Q U r-
=
o
U a)
U)0-
+O N
0—
C O +� f6 Q Y
L> C�
U Q y a)
co a)aO)a)a)
3
�.Or�>p
�_
CO n ,
o
"00a
Ca0Qc
�V
CL p
aa
Q°o
,-0oac
� oa- •=mcrnrnc
0 a)
M
Eam
oC-a)
CSO
a)
E
O
O
a�c'o OOc
Q O
o
C-;5CU—
U
pOL a sN N
C= a)
O) C
2—CD
a
o
a? -,.,eC Q U
+
om
C C
ffm+�
m
L L
.14 co
N a Nin cu
W
N aQN o
a) E�
= a) E� :3 CLS
C C C C a
c a) L
V)
cu a)
a)
c
m
C N >+ 07
N' 3 M c CU
t
>+
v,
a) m CD 0) a) c
fv o
C.) -a
N aC
U a) 'p N O
� a) •p
a) O
N O p
N
pL 3
a� (D �
0 w -
N N c
N C a)
.0 $ fA C' j L
Q U
p U
`~ C C 0 C C U CL
_ p
(0 a) L fn
CfS + L
(6 C6
N fn Ea E a o
coQ -0 O
c
_0 E
ca C) N
CL,�� .� O .>� �)
U
.-
•� � � fes.)
m z o
L = L
@ E Eo> Q 3c�ca
c m
p o U fn N m
a >, O
CD
L a) E
(n A
°�� a)
f6 a) 0 c a)
U c c. � o
c a) N E a)
O
@ L N
a �, >
a� t E
a) (n U��E��
�c a c9
0 v0) � 0.
�L a)
E
L C N— C +�+ C-0 a) O
... fii C L
a) MnC C6
"� +-� L
C > >�
7 C O
`c.
c ��a)� a) -a CL
�� -p
cU aa))
v
4- c a) c � cm a)
O C 0 0-a
O '' p
U C C aJ
°) o a
w C +� 0 7
a) p C p) C 0 C N N 'C
U m 'o c p L p o
N 0 l6 t
O> N Q
U C N
N
N.- a) a cn vi N a) a? Co 0 r
E C6 0
C U
N cu
c
fn O +� N
C O
N
C p- 7 N 4= N
N U
a) ,�
C
C
c'��a)x
�Fn
o
cn (n a) 2.c aoocc aa))ai
mo
Z
a)(DMc'�
ma �cav
°)'=cam
�-0a� p) cvoi.0C:o)-
ccn crs -pint CD
p,
Q
vN)o EN��
a)�
o�.�
Y
7 a) M Y 0 0 . 7 C r
°��pm�—c0aa)
V
p N E N
m0
H
Eo�o
Q N ., d /- Q N Q fJ) O
o��p
J "O N U F- Q
=
J 2 fn J
d
• • • • • •
• • • •
J
• • •
^oma
o�H
°O c
U
N ^.�
C
0M Q O
000
v? 4)
0 o '�
o �o
0000
o a, C7
W cn
A 1?
:4: oo y
w�t=w
m
o�H
400U
� � N
0 o
b
0000
CD P: C7
°OV� �cl
q M •� v
oq:r
k oo fl
w�E-W
occ'� c
0
c_
°
O (6 C mN
C
+=
0 fl a N CL
L 0) C0 U
U N�
c V
lU6 >
U C
(U �C-, a) m M U
O
N
w- X U N C .Q
UC O
N
to 3
7
pyo
c E
p 0 N
t
0 C
a?
Y Co
L
a��I= Q�-0
-0 o m •>
�°
ca L
Q o
o
soma - o
N a p O Q
E
p
°a)•c
fn fn p
ov
:Fiaim
c
m
c=a)
of
L U U p
•O
y
U O Co
p fA
C
y U) CO
C c
�O
O p W U p N
N C N
Q
N
N
O E (o Qa
C
y
C- a
N
Q9 N
w N o N
0-Q
U
cc
ocE>�
-�
C
� ui
oyQ.
a U
cc cLo 7
pU
0
O C
0
N
N yO
N U O p 7
y L
to
E N 'C
U a
(1!
c O .0 C to
.�. 2
U U L
r Q M O N U
co
c0 m
a o �O
CL
.0
toi a a) -0
C L 7 7 L
° m
�, 0)
t a
0 o
_
a a) p L C
a
N
a
Lm 2
�
L
O O
C
= c am ° N� o
Q
O 0
r. L c
Q 0
v. to
�a �
o
c��nC°N��oU
�v�i°-
h°��cp
cnCc°nc
y E aUi j 3 N
.o
y Q c
y Q o C N
= m o (6
p
U
p L aL, Co C
U� Q� 3 cu
O i "=
UI- 3
O C U i
UF- 6 U
O O D p
UZ Qc
O
(CII C
_
c
V
(�j
7
0 3 5
(o
O (C6
N ` -0 U
O
C
y
� N a a
C: m
°
+-
E ui
c ,-
w
Q
.0)0
m o
to
E
rn
.Y
Q U Q
CO
N
O
a C
L O
C
cu
U
� � � � •C 7
w a)
p
L yam.,
U y
CV o (q L C
L y
a Y X3
a
L O
(� =
Co N
L
c 0) c
-0
3
m
E L
3 m Qo Y
a co
c (o
c6
co
-p
a)
o
°
c ° C.
O ,E > N C
°
(o -r-
o
C -C
e
C
�o � v
�.5
�°
3�
O
C°to
o ma � °
` C
)
ui
o
N
q
U
LC c •N C •C
V
C 7
=3
Q
'> L
.�
-0,�
C.N
C�
o�
Quo
Q
�"
D o
c
ca
Q
cm o c ,U (D0
N a
N N
0 '>
N IM
�Ei
w m
Q
�
rn
a �
to Q C7
a
oa 0 a
_
L m
-0>�>�
ago
(�
z
N
W
c 3 >
O
-
o�H
400U
� � N
0 o
b
0000
CD P: C7
°OV� �cl
q M •� v
oq:r
k oo fl
w�E-W
Cl)
w
Z
�
W
O
�
0
Z
0
@
w
O
�
w
«
LL
«
�
2
CO)
U)
■
I
■
@
O
c
0
■
0
�
m
c
■
m
£
v
c
R
■
0
L)
v
■
IL
�
�
0
I
§
M
u
CL
0
4.
U)
/
k
2
2
0
�
I
$
CO)
T
A
$
zw-00
E
0
o2m\
aCc5�
o c 2 c
:=
@o
a«$7
§=ocu
\cu �k
cD 0) 2 E
/)2s
X7)2
%£»o
\22�
2\®�
_&C_
=222
S®)=
2a#%
n E
a) E
7@/¥
CL CL2�\\
n o ® £
°� a 2 ¥
eeo—»�
# @ _ & 3 c
\ @ / E
o = m a e &
o@CL===
2
\
\
2 E
§
°
&$
\
\ §
�
)
k \ Co
/ \ U
CL
cu E
o
f k
0
f 0 2
�
A.5
o
0 \
\(\&
m
d>E
<
\ %� \
I
E \ \ 2
_ » w =
«
2
- - -
zw-00