HomeMy WebLinkAboutDRB 2020-02-04 #4Meeting Date: February 4 2020
Case Numbers: SP19-003 & EX19-009,
Project Planner: Steve Stafford — (415) 458-5048
THE CITY WITH A MISSION IAgenda Item
Community Development Department — Planning Division
REPORT TO DESIGN REVIEW BOARD
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SUBJECT: 575- 595 Francisco Blvd. E. ("Marin Subaru" Dealership) — Request a new Sign Program
to allow new site signage at the existing "Marin Subaru" dealership. The project also requests
a Sign Exception to allow the existing freestanding pylon sign to be replaced in height which
exceeds the maximum height allowed; APN: 148-182-04; Marine — Canalfront and Water
Overlay (M — C, -W) District Zone; David Ford for All Sign Services, Applicant; John Rossi, Jr.
TR, Owner; Canal Neighborhood.
PROPERTY FACTS
Location General Plan Designation
Project Site: Marine (M)
North: M
South: General Commercial (GC)
East: GC
West: M
Height
Allowed: 36'
Existing: 22'4"
Zoning Designation
Marine-Canalfront
Overlay (M -C)
M -C
Francisco Blvd. West
Commercial (FBWC)
GC
M -C
Existing Land -Use
Subaru Dealership
Pier 15 Restaurant
Mercedes-Benz of Marin
Dealership
Kelly Moore Paint Store
San Rafael Yacht Harbor
Landscaping (Min.)
Required: 10% (4,280 sf of 42,800 sf parcel)
Existing: 0% (0 sf)
SUMMARY
The project is being referred to the Design Review Board (Board) for review of proposed new site signs
to an existing motor vehicle dealership ("Marin Subaru").
The project requires the following approvals by the Planning Commission with the recommendation of
the Board:
® A new Sign Program for the new site signage, including wall signs along the Francisco Blvd. E.
and Harbor Street frontages, a freestanding pole sign along the Francisco Blvd. E. frontage, and
interior (parking lot) wall signs; and
® A `minor' Sign Exception to allow a freestanding pylon sign to exceed size and height limits.
Planning staff has concluded that the level of details provided in the project submittal generally meets
all of the applicable design -related General Plan policies, with the exception of Community Design
Policy CD -18 (Landscaping) which recognizes the unique contribution provided by landscaping and
makes it a significant component of all site design. Staff also has concluded that the project details
generally meet the findings necessary to approve a Sign Program on the site with exception of the
proposed new parking lot -facing walls and the larger, taller freestanding pylon sign, which staff finds are
redundant. Staff additionally has concluded that the project details do not meet the findings necessary
to approve a Sign Exception to exceed size and height limits on the proposed new freestanding pylon
sign. Staff requests that the Board provide its recommendations on the project's compliance with all
applicable design -related General Plan policies and Zoning Ordinance requirements, including the
discussion contained in this report, and specifically consider the following:
Site Landscaping
® Whether the proposed Sign Program and the recently approved design review permit should be
considered 'one project' for the purpose in determining whether the scope of the project should
include new landscape improvements to the site.
® Whether the project should propose and provide a 2' -wide landscape planter between display
vehicles and the Francisco Blvd. E. sidewalk.
o Whether landscaping within the new landscape planter should be limited to a combination of low -
growing habit shrubs, grasses and groundcovers to allow for vehicle overhang
Sign Program
® Whether the proposed signage within the new Sign Program adequately provide common design
elements.
® Whether the proposed new parking lot -facing wall signs (signs E04, E05, N09 and N10) and the
new freestanding pylon sign (sign N01) are redundant and result in sign clutter.
® Whether the size of the proposed new freestanding pylon sign and parking lot -facing wall signs
should be reduced.
Sign Exception
® Whether findings are met to approve the proposed Sign Exception and allow greater size and
height beyond the freestanding sign limits.
Whether the Sign Exception should be limited to greater freestanding sign height only.
BACKGROUND
Site Description & Setting:
The subject site is located in the Canal neighborhood of East San Rafael, at the northwest corner of
Francisco Blvd. E. and Harbor St. It includes two (2) adjacent parcels approximately 55,688 sq. ft. of
combined area which are predominantly upland lands with a small (< 10%) portion of both sites
submerged due to the San Rafael Canal. The San Rafael Yacht Harbor is located immediately west of
the site Pier 15, a popular Canal -area bar and restaurant, is located immediately north of the site. The
site is relatively flat with an approximate 3% average southeast — to — northwest trending cross -slope.
trending.
The site is currently developed with a 'full-service' motor vehicle dealership ("Marin Subaru"), providing
new and used vehicle sales and vehicle repair service within three (3) buildings on the site. Primary
access (both vehicle and pedestrian) is along the Francisco Blvd. E. frontage, though there exists a
secondary restricted (employee only) access to the service area along the Harbor St. frontage. The site
has been in continuous use as a motor vehicle dealership since at least 1967.
Previous Approvals:
In early 2019, staff approved an administrative Environmental and Design Review Permit (ED18-093) to
allow the installation of new exterior colors and materials on the building facades. These new facades
have not been installed yet.
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PROJECT DESCRIPTION
Use:
The project proposes to maintain the existing motor vehicle dealership use on the site though upgrade
the existing site and building fascia facades with new signage.
Site Plan:
The project proposes no changes to the existing site design. Primary access to the site (both vehicle
and pedestrian) would continue along the Francisco Blvd. E. frontage.
Architecture:
The project proposes 'no changes to the existing site design; however, minor' upgrades to the building
design have been approved separately by staff to allow replacement of the existing fascia which acts as
a backdrop to the new proposed building wall signs. These newly approved facades include composite
metal panels, matte silver in color and 6'— 8' in height, to replace existing white metal `board -and -
batten' -type panels of the same height. The design of the new fascia panels is finished with an 8" -wide
blue band and projecting composite silver top cap located above the new wall signs. A new "slate
tower", in darker gray -brown earthtones, is approved along the Francisco Blvd. E. frontage, 22' in
height which will rise two feet (2') above the new fascia panels.
A Material and Color Board will be provided at the Board's meeting of both the approved new building
fagades and the new signs .
Landscaping:
The project includes no new landscaping to the site. The site currently has no landscaping other than
four (4) existing street trees along the Francisco Blvd. frontage.
Signage:
The project proposes a total of 348.7 sq. ft. of new signage for the site, including:
Harbor St. Frontage
• One (1), 7.3 sq. ft., internally -illuminated, fascia wall sign (36" 'star' logo; Sign E01)
• One (1), 19.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Sign E02)
Francisco Blvd. E. Frontage
• One (1), 11.3 sq. ft., internally -illuminated, fascia wall sign (18" "Marin" lettering; Sign E03)
• One (1), 98.1 sq. ft., internally -illuminated, freestanding pylon sign (25' 9" -tall with both "Subaru"
lettering and logo; Sign NO1)
• One (1), 15.6 sq. ft., internally -illuminated, tower wall sign (36" logo; Sign NO2)
• Two (2), 34.2 sq. ft., internally -illuminated fascia wall signs (24" "Subaru" lettering; Signs NO3
and N05)
• One (1),, 6.9 sq. ft., internally -illuminated, fascia wall sign (12" "Service" lettering; Sign N07)
• One (1), 6.7 sq. ft., internally -illuminated, fascia wall sign (12" "Express" lettering; Sign N08)
Parkinq Lot Elevation
Two (2), 15.6 sq. ft., internally -illuminated, fascia wall sign (36" logo; Signs E04 and N09)
® Two (2), 34.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Signs E05 and
N010)
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ANALYSIS
General Plan 2020 Consistency:
The General Plan land use designation for the site is Marine (M). Primary uses allowed are water -
dependent business, such as boat building, sales, service and charters, and marinas. Other uses
allowed include those which draw people to the waterfront, such as shopping centers, restaurants,
hotels/motels .and offices. The existing motor vehicle dealership use is consistent with Land Use Policy
LU -23 (Land Use Map and Categories) in the San Rafael General Plan 2020. As identified in the
Property Facts section of staff's report above, the existing development is currently in accordance with
Land Use Policy LU -12 (Building Height) and the maximum 36' building height, which will increase
approximately two feet (2') due to the previously approved slate tower along the Francisco Blvd.
frontage. Development on the site currently exceeds the allowable FAR (Floor Area Ratio); however,
the project proposes no additions to, or expansion of, the existing motor vehicle dealership use on the
site. Staff requests the Board's guidance in evaluating the project for consistency with the following
design -related General Plan Policies:
Planning staff believes the level of details provided in the project submittal generally meets the
applicable design -related General Plan Policies, including Community Design Policy CD -10
(Nonresidential Design Guidelines) which recognizes, preserves and enhances the design elements
that contribute to the economic vitality of commercial areas. The project proposes new site signage,
together with the recently approved new fagade treatments along the Francisco Blvd. E. frontage, to
update the appearance of the existing motor vehicle dealership with a more contemporary design.
Community Design Policy CD -18 (Landscaping) recognizes the unique contribution provided by
landscaping and makes it a significant component of all site design. Planning allowed the project to
bifurcate the proposed Sign Program from the recently approved design review permit in error. The new
fagade treatments are integral as providing the backdrop for nearly all of the proposed new signage.
The site is currently deficient of landscaping. While Planning failed to condition the recently design
review permit approval to improve the landscape character of the site, Planning views both the
proposed Sign Program and the recently approved design review permit as one project. The site
currently provides zero landscaping where a minimum of 10%, or 4,280 sq. ft., is required. Planning ,
believes some landscape improvements to the should be included in the scope of the project to bring
the site into greater compliance with Community Design Policy CD -18 (Landscaping).
Staff requests the Board's comments on the following:
• Whether the proposed Sign Program and the recently approved design review permit are one
project in which the scope of the scope of the project should include improving the landscape
character on the site.
Zoning Ordinance Consistency:
Chapter 8 — Marine District
The site is located within the Marine — Canalfront and — Water Overlay (M — C, -W) District. As
identified in the Property Facts section of staff's report above, the proposed project will require
consistency with the property development standards for the M District, including a maximum 36'
building height and 10% minimum landscape requirement. As designed, the proposed project complies
with the maximum building height. The site is currently 'legal nonconforming' in maximum FAR (Floor
Area Ratio) and minimum landscaping. The project proposes no additions or expansions to the site and
nexus does not exist to bring the site into FAR compliance. However, staff believes there are
opportunities to create a landscape presence on the site which currently does not exist. In 2014, staff
approved (ED14-006) similar new facades at the neighboring Toyota pre -owned dealership, at 619
Francisco Blvd. E. Based on the recommendations of the Board, site landscaping was increased to
provide a new 1' -wide planter at the driveway entrance and a 2' -wide planter, 90 feet in length, between
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the parked display vehicles and the Francisco Blvd E. sidewalk. Staff believes the project should and
could provide a similar 2' -wide landscape planter, 2' -wide and 80' -long, along Francisco Blvd. E. While
introducing new site landscaping would likely never comply with the minimum requirement (10% or
4,280 sq. ft.), staff believes any site landscaping would a justifiable improvement. A review of the file
history on the site by staff revealed that a 3' -wide landscape planter existed along the entire Francisco
Bld. E. frontage until 1990. Staff also believes plant species within the new landscape planter should be
limited to a combination of low -growth shrubs, grasses and groundcovers to allow for vehicle overhang.
The new landscape planter would not need tree plantings since street trees already exist along the
Francisco Blvd. E. frontage.
Staff requests the Board's comments on the following:
• Whether the project should propose and provide a 2' -wide landscape planter between display
vehicles and the Francisco Blvd. E. sidewalk.
• Whether landscaping within the new landscape planter should be limited to a combination of low -
growing habit shrubs, grasses and groundcovers to allow for vehicle overhang.
Chapter 19 — Signs
Sign Standards
The site currently is approved for six (6) signs with 147.9 sq. ft. of total sign area for the site, including:
Harbor St. Frontage
• One (1), 7.3 sq. ft., internally -illuminated, fascia wall sign (36" 'star' logo; Sign E01)
• One (1), 19.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Sign E02)
Francisco Blvd. E. Frontage
• One (1), 71.6 sq. ft. (9'4" x 7' 8"), internally -illuminated, freestanding pylon sign (21' -tall with
both "Mazda" lettering and logo.
Parking Lot Elevation
• One (1), 15.6 sq. ft., internally -illuminated, fascia wall sign (36" logo; Signs E04)
• One (1), 34.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Signs E05)
Sign Programs
Pursuant to Section 14.19.046 D (Sign Programs, Findings) of the San Rafael Municipal Code (SRMC),
new Sign Programs are required to meet the following findings related to design:
All signs contained in the program shall have common design elements, such as placement, colors,
materials, architecture, illumination, sign type, sign shade, letter size and letter type;
All signs contained in the program shall be consistent with general design standards specified in
Section 14.19.054 (i.e. all site signage shall be "... an integral part of, compatible with, and
complement the design of buildings and improvements on the site where the sign is to be located
and shall be compatible with the character and design of signs in the immediate neighborhood of
the site. Creative and unique design is encouraged provided that the design is appropriate for the
site and improvements and compatible with the character of the surrounding area."); and
All signs contained in the program shall be in scale with the site and the immediate surrounding
neighborhood.
Staff finds the proposed new Sign Program meets these design -related findings of commonality. The
type of all new signs, with the exception of the larger freestanding pylon sign, will be either individual
channel letters, or logo. The height of all new wall signs, both individual channels letters and logos, will
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be similar (18" or 24" -tall "Subaru" letters, 24" or 36" -tall logos; 12" or 18" -tall "Marin", "Service" and
"Express"). The colors of all new signs within the proposed new Sign Program will be similar, with both
individual channel letters and logos in a medium shade of blue ("Subaru Blue") color with a medium
shade of silver ("Subaru Silver") trim accent color.
The project proposes increase the total signage on the site to 348.7 sq. ft. of new and existing signage
for the site, including:
Harbor St. Frontage
• One (1), 7.3 sq. ft., internally -illuminated, fascia wall sign (36" 'star' logo; Sign E01)
• One (1), 19.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Sign E02)
Francisco Blvd. E. Frontage
• One (1), 11.3 sq. ft., internally -illuminated, fascia wall sign (18" "Marin" lettering; Sign E03)
• One (1), 98.1 sq. ft. (7'6" x 13' 1"), internally -illuminated, freestanding pylon sign (25' 9" -tall with
both "Subaru" lettering and logo; Sign NO1)
• One (1), 15.6 sq. ft., internally -illuminated, tower wall sign (36" logo; Sign NO2)
• Two (2), 34.2 sq. ft., internally -illuminated fascia wall signs (24" "Subaru" lettering; Signs NO3
and N05)
• One (1), 6.9 sq. ft., internally -illuminated, fascia wall sign (12" "Service" lettering; Sign N07)
• One (1), 6.7 sq. ft., internally -illuminated, fascia wall sign (12" "Express" lettering; Sign N08)
Parking Lot Elevation
• Two (2), 15.6 sq. ft., internally -illuminated, fascia wall sign (36" logo; Signs E04 and N09)
• Two (2), 34.2 sq. ft., internally -illuminated, fascia wall sign (24" Subaru" lettering; Signs E05 and
N010)
The Board and staff have traditionally exempted 'service' signs from Sign Program calculations. If the
Board were to continue to exempt these signs, Sign NO7 (6.9 sq. ft. "Service" letters) and Sign NO8
(6.7 sq. ft. "Express" letters) should be removed from the total sign calculation of the proposed new
Sign Program, which would now propose 11 signs and 335.1 sq. ft. of total signage. Staff is providing a
summary of the approved Sign Programs for surrounding motor vehicle dealerships for comparison:
Approved Sign Programs Along Francisco Blvd.
Mercedes of
Marin
Toyota
Marin
Audi Marin
Toyota Marin
Pre -Owned
Lexus of
Marin
Infiniti of
Marin
Sonnen
Motorcars
540
Francisco W.
445
Francisco E.
700-720
Francisco W.
619
Francisco E.
513
Francisco E.
475
Francisco E.
740
Francisco W.
6
10
7
4
3
3
8
280.17 sq. ft.
417.52
312 sq. ft.
180.8 sq. ft.
56.6 sq. ft.
78 sq. ft.
209.9 sq. ft.
Staff finds the number, location and total square footage of signs within the proposed are in scale with
the site and the surrounding neighborhood with the following modifications:
• Either eliminate the parking lot -facing wall signs (signs E04, E05, N09 and N10) or the
freestanding pylon sign (sign N01) as redundant, to reduce sign clutter; or
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® In the alternative. the size of the proposed new freestanding pylon sign should be reduced in
size and height and the parking lot -facing wall signs should be reduced in logo size and letter
height.
The size of existing freestanding pylon signs at similar motor vehicle dealerships in the vicinity range
from 12 sq. ft. to 58 sq. ft. Aside from the 'clocktower' sign at the Toyota Pre -Owned dealership (619
Francisco Blvd. E.), existing freestanding pylon signs in the vicinity are no greater than 6 — 7' in length
and width, and 20' in overall height. Additionally, staff finds the parking lot -facing wall signs should have
the same reduced size as the other wall signs proposed to be located on elevations other than along
the Francisco Blvd. E. frontage, which is 18" -tall lettering and 24" logo.
Staff requests the Board's comment on the following:
® Whether the proposed signage within the new Sign Program adequately provide common design
elements.
® Whether the proposed new parking lot -facing wall signs (signs E04, E05, N09 and N10) and the
new freestanding pylon sign (sign N01) are redundant and result in sign clutter.
o Whether the size and height of the proposed new freestanding pylon sign and parking lot -facing
wall signs should be reduced.
Sign Exception
The purpose of Sign Programs is to provide uses with unique sign needs, such as service stations and
motor vehicle dealerships greater flexibility in the number, size, type and location of signs. The
maximum allowable height for freestanding signs is limited to the maximum height of the building on the
site where the sign is proposed, pursuant to SRMC Section 14.19.053 (L) (3). For signs proposing to
deviate from sign standards on size or height, the granting of a Sign Exception is required, pursuant to
SRMC Section 14.19.045. Based on the frontage width of the site, the maximum size of proposed
freestanding pylon sign is 50 sq. ft. and a maximum height of 21'. The project proposes to increase the
size of the freestanding pylon sign to 98.1 sq. ft. and increase the height to 25' 9".
Pursuant to SRMC Section 14.19.045 (C) (Exceptions; Findings), Sign Exception requests are required
to meet the following findings:
® The exception is necessary to overcome special or unusual site conditions such as exceptional
building setbacks, and lack of or limited visibility due to orientation, shape or width of the property
and building improvements;
® The exception is appropriate in that it would allow signage that would be in proper scale with the
building and site improvements, would be compatible with other conforming signs in the
immediate vicinity, and would promote a good design solution; and
a The exception would permit an improvement that would not be detrimental or disruptive to the
safety or flow of vehicular or pedestrian traffic either on-site or off-site.
Staff finds the proposed Sign Exceptions, to allow for greater size and height to the freestanding sign
limits, is not supported by findings. The site is not particularly special or unusual. It's a freeway -oriented
site with existing buildings on the site built up to the front property line (zero front setback). The existing
street trees provide some screening of the freestanding pylon sign at its current compliant height
though staff finds this impact to be intermittent. Staff also finds the proposed greater size and height to
the freestanding sign limits would be out of scale with both the additional signs proposed for the site
and at similar motor vehicle dealerships in the vicinity. As stated earlier in its report, staff finds the
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proposed new parking lot -facing walls and the larger, taller freestanding pylon sign are redundant; both
are intended to provide the same greater visibility as viewed from the side for vehicles traveling along
northbound and southbound U.S. Highway 101 and Francisco Blvd. W. The size of existing
freestanding pylon signs at similar motor vehicle dealerships in the vicinity are predominantly compliant
with the 50 sq. ft. size limit, with the exception of the `clocktower' sign at the Toyota Pre -Owned
dealership. If the Board determines the Sign Exception is supported by findings, staff requests it be
limited to greater sign height only, while eliminating or reducing the size of the parking lot -facing wall
signs due to clutter.
Staff requests the Board's comment on the following:
® Whether findings are met to approve the proposed Sign Exception and allow greater size and
height beyond the freestanding sign limits.
• Whether the Sign Exception should be limited to greater freestanding sign height only.
NEIGHBORHOOD CORRESPONDENCE
Notice of hearing for the project was conducted in accordance with noticing requirements contained in
Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and
occupants within a 300 -foot radius of the project site, the appropriate neighborhood groups (Bret Harte
Community Association, Canal Area Property and Business Owners Association, Canal Alliance, and
Federation of San Rafael Neighborhoods), and all other interested parties (applicant and planner), a
minimum of 15 calendar days prior to the date of this meeting. Additionally, notice was posted on the
project site, on both the Francisco Blvd. E and Harbor St. frontages, a minimum of 15 calendar days
prior to this meeting.
At the time of printing staff's report, no comments have been received as a result of this noticing.
CONCLUSION
Planning staff finds the level of details provided in the project submittal generally meets the applicable
design -related General Plan Policies and Zoning Ordinance regulations and standards to allow for
approving a new Sign Program on the site. Staff finds however some of the proposed new signs should
be removed and/or reduce to eliminate sign redundancy and clutter. Staff also finds some new site
landscaping should be included in the scope of project. Staff additional finds that the project does not
meet the findings necessary to approve a Sign Exception to allow the proposed freestanding pylon sign
to exceed size and height limits. Staff requests the Board provide direction on the points specified in the
Analysis section of this report. Staff further welcomes additional comments or guidance on the any site
or building design details that would further improve the project.
EXHIBITS
1. Vicinity Map
2. Project Plans
Reduced (11"x 17') color plans have been provided to Board members only.
cc: John Rossi Jr., TR — 561 Sky Ranch Dr., Suite D; Petaluma, CA 94954
David Ford — All Sign Services; 124 Allimore Ct.; Roseville, CA 95747
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